The Complete Georgia
Home Buyer's
Guide
Everything you need to know — from pre-approval to closing day — to buy your Georgia home with confidence.
Dear Future Georgia Homeowner,
Buying a home is one of the most significant decisions you'll ever make — financially, emotionally, and personally. I know this not just as a REALTOR®, but as someone who has learned deeply that tomorrow's not promised. When I was diagnosed with Stage IV Metastatic Breast Cancer in 2015, everything shifted. What truly matters came into sharp focus: family, community, and the place you call home.
Since then, I have walked alongside hundreds of Georgia buyers as they found their perfect place — their sanctuary, their investment, their foundation. I am the #1 Solo Selling Agent at Keller Williams West Cobb, ranked in the Top 1.5% of 1.4 million real estate professionals nationwide, and I hold the Certified Luxury Home Marketing Specialist (CLHMS) and Certified Senior Real Estate Specialist (SRES) designations.
But credentials only mean something if I put them to work for you. That is exactly what this guide is designed to do — give you the insider knowledge, the step-by-step process, and the confidence to navigate the Georgia real estate market like an expert.
Inside you'll find everything: how to get financially ready, how to decode the market, how to make a winning offer, what to watch for during inspections, and exactly what happens at the closing table. I've also included a master checklist so nothing falls through the cracks.
This is my gift to you. Read it, use it, and when you're ready to take the first step — I'd be honored to be by your side.
Table of Contents
Financial Readiness
Before you fall in love with a house, fall in love with your finances.
Credit Score Requirements
Your credit score is the first thing lenders look at. Here's what you need to know for Georgia home purchases:
- 760+ — Best rates available. Prime borrower status.
- 700–759 — Excellent. Strong rates, easy approval.
- 660–699 — Good. Most programs available.
- 620–659 — Conventional minimum. Higher rates.
- 580–619 — FHA eligible with 3.5% down.
- Below 580 — Very limited options; work on score first.
Katrina's Tip
Pull your free credit report at AnnualCreditReport.com before you start looking. Dispute any errors — even small ones can cost you thousands in interest over the life of a loan.
Down Payment Options
(2–5% of purchase price)
Documents You'll Need
- Last 2 years W-2s / tax returns
- Last 30 days pay stubs
- Last 2–3 months bank statements
- Government-issued photo ID
- Social Security Number
- Documentation of other income (rental, alimony, etc.)
- Gift letter (if using gifted down payment funds)
Debt-to-Income Ratio (DTI)
Lenders look at two DTI numbers:
Front-end DTI: Your proposed housing costs (mortgage, taxes, insurance) ÷ gross monthly income. Most lenders want this below 28–31%.
Back-end DTI: All monthly debt payments including housing ÷ gross income. Keep this below 43% for most programs.
Important
Do not open new credit cards, finance a car, or make large purchases after getting pre-approved. New debt can disqualify your loan at closing.
The Georgia Market
Know before you search — understanding Marietta & Cobb County gives you the edge.
Marietta, GA (2026)
Cobb County
West Cobb Area
Marietta & Cobb County
Cobb County is one of metro Atlanta's most desirable markets — consistently ranked among the top places to live in Georgia for schools, safety, and quality of life. Marietta, the county seat, offers a rich mix of historic neighborhoods, new construction, and luxury enclaves.
The market has shown strong appreciation, with values growing consistently year-over-year. Inventory remains relatively tight, which means well-prepared buyers move fast.
Neighborhoods by Budget
- Under $350K: East Cobb condos, Kennesaw, Acworth
- $350K–$550K: Marietta single-family, Smyrna, Powder Springs
- $550K–$900K: West Cobb executive homes, East Cobb
- $900K+: Luxury West Cobb estates, Vinings, Sandy Springs
School Districts Matter
Cobb County School District is one of Georgia's largest and most respected. Schools directly impact resale value — homes in top-rated school zones command 10–20% premium over comparable properties in lower-rated zones.
School Research Tip
Check GreatSchools.org and the Georgia Department of Education website for current ratings. I personally know the school boundaries for every community I serve — always ask me.
Market Timing
Spring (March–May) brings peak inventory but most competition. Summer stays strong with relocating families. Fall is strategic — less competition, motivated sellers. Winter offers true deals for patient buyers.
The Home Search
Finding the right home is a combination of data, intuition, and an expert guide.
Must-Haves vs. Nice-to-Haves
Before your first showing, write down two lists. Your must-haves are non-negotiable: school district, minimum bedrooms, garage, commute time. Your nice-to-haves are desirable but flexible: finished basement, specific kitchen style, pool.
The number one regret buyers have? Compromising on must-haves. Don't do it. The right home exists.
How to Evaluate a Home
- Drive the neighborhood at different times — morning, evening, weekday. Look for pride of ownership on neighboring properties.
- Walk the lot first before entering. Drainage issues, foundation settlement, and grade problems show outside.
- Check the bones: roof age, HVAC age, water heater age. These are your big-ticket replacement items.
- Look up, not just around. Water stains on ceilings and walls tell a story. Fresh paint in isolated spots can too.
- Open every cabinet and closet. Moisture, mold, and pest evidence hides in dark corners.
Red Flags to Watch For
- Cracked foundation walls — horizontal cracks are serious; vertical may be minor settlement
- Musty odors — often indicates hidden moisture or mold
- Uneven floors — can signal foundation or structural issues
- Sticking doors/windows — sign of foundation movement or frame warping
- Water stains on ceilings — old or active roof/plumbing leaks
- Peeling exterior paint — moisture intrusion behind walls
- Overgrown gutters and downspouts — water damage risk
- Outdated electrical panels — Zinsco or Federal Pacific panels are insurance and safety hazards
Pro Tip
Never ask your agent "what's wrong with this house?" Ask yourself: "How would I feel living here in 5 years?" Cosmetic flaws are opportunities. Structural problems are risks.
Making a Winning Offer
Price is only one part of a winning offer. Strategy wins in competitive markets.
What's in an Offer?
- Purchase price — based on comparable sales, not list price
- Earnest money deposit — typically 1–3% in Georgia; shows good faith
- Financing contingency — protects you if loan falls through
- Inspection contingency — Georgia's "Due Diligence" period (typically 10 days)
- Appraisal contingency — protects if home appraises below purchase price
- Closing date — typically 30–45 days from acceptance
- Inclusions/exclusions — what stays with the home
- Seller concessions — asking seller to cover closing costs
Georgia Specific
Georgia uses a Due Diligence period — typically 10 days — during which you can back out for any reason and receive your earnest money back. This is your protection window for inspections.
Multiple Offer Strategy
In competitive Cobb County situations, price alone rarely wins. Here's how I help my buyers stand out:
- Escalation clause: Automatically outbid competing offers up to your max
- Strong earnest money: 2–3% signals serious commitment
- Shortened contingency windows: 7-day inspection vs standard 10
- Flexible closing date: Match the seller's preferred timeline
- Pre-approval letter: From a reputable local lender — not just online
- Personal letter: Sometimes humanizing the offer makes a difference (when appropriate)
- Waiving minor repairs: Accept cosmetic as-is while keeping structural protection
won their first or second offer
Inspections & Due Diligence
Your due diligence period is your protection. Use every day of it wisely.
Standard Home Inspection Covers
- Foundation & structural components
- Roof condition and remaining life estimate
- Attic insulation & ventilation
- HVAC systems (heating & cooling)
- Electrical panel & visible wiring
- Plumbing — supply lines, drain lines, water heater
- Windows, doors & weatherproofing
- Garage doors & openers
- Deck, porch & exterior structures
- Drainage & grading
Attend in Person
Always attend your inspection. Your inspector will point out things that don't make it to the written report. I attend every inspection with my buyers.
Specialty Inspections for Georgia
What's Negotiable?
Not every inspection item leads to a renegotiation. Focus on safety issues, major systems, and structural problems. Cosmetic items in an older home are typically priced into your offer already.
Always negotiate: Active leaks, failing HVAC, electrical hazards, structural cracks, evidence of mold or pests.
Your Options After Inspection
- Request repairs before closing
- Ask for a price reduction equal to repair cost
- Request a closing credit — cash back at close to handle repairs yourself
- Accept as-is — if issues are minor and priced into offer
- Walk away — during due diligence, for any reason, full EMD refund
Closing Day
You've made it. Here's exactly what happens between contract and keys.
What to Bring to Closing
- Government-issued photo ID (driver's license or passport)
- Cashier's check or wire transfer confirmation for closing funds
- Proof of homeowner's insurance (binder from your insurance agent)
- Your checkbook (for any small last-minute adjustments)
- Your Closing Disclosure to reference
Georgia Closing Costs (Buyer)
- Loan origination fee: 0.5–1% of loan amount
- Appraisal fee: $450–$650
- Title insurance (lender's): $600–$1,200
- Title search: $200–$400
- Recording fees: $50–$150
- Prepaid interest & insurance escrow
- Total estimate: 2–5% of purchase price
Master Reference
Your Complete Buyer's Checklist
Financial Readiness
- Pull free credit report (AnnualCreditReport.com)
- Dispute any credit report errors
- Pay down revolving balances below 30% utilization
- Avoid new credit inquiries for 90 days before applying
- Save for down payment + closing costs + 3-month reserve
- Gather W-2s, tax returns, pay stubs, bank statements
- Get pre-approved (not just pre-qualified) with a local lender
- Compare at least 2–3 lender quotes
Home Search
- Define must-haves vs. nice-to-haves in writing
- Research target neighborhoods (schools, commute, amenities)
- Set up MLS auto-alerts for your criteria
- Attend at least 5–8 showings before making an offer
- Drive neighborhoods at different times of day
- Research flood zone status (FEMA map)
- Check HOA rules and fees if applicable
Making an Offer
- Review recent comparable sales with Katrina
- Determine your maximum offer price before submitting
- Confirm earnest money amount and source
- Decide on contingency terms (inspection, financing, appraisal)
- Consider seller's timeline in your closing date offer
- Submit pre-approval letter with offer
- Review fully executed contract carefully
Due Diligence Period
- Book general home inspection immediately after acceptance
- Order termite / WDO inspection
- Consider radon test (strongly recommended in GA)
- Order sewer scope for homes 20+ years old
- Attend inspection in person
- Review full inspection report carefully
- Decide on repair requests, price reduction, or credit
- Submit amendment before due diligence deadline
Pre-Closing
- Respond promptly to all lender document requests
- Obtain homeowner's insurance binder
- Do NOT change jobs, income, or open new credit
- Arrange utility transfers (effective closing date)
- Review Closing Disclosure — compare to Loan Estimate
- Wire closing funds or obtain cashier's check
Closing Day
- Complete final walk-through 24–48 hours prior
- Bring: photo ID, cashier's check / wire confirmation
- Bring: insurance binder, Closing Disclosure
- Review and sign all documents (ask questions freely)
- Receive keys, garage openers, mailbox keys, codes
- Change all locks within the first week
- Take possession — you're HOME! 🏠
katrinasellsgeorgia.com
Marietta, GA 30064
© 2026 Katrina Léonce · Keller Williams West Cobb · 3375 Dallas Hwy #100, Marietta, GA 30064 · (770) 222-2229. All information provided is deemed reliable but not guaranteed. This guide is for educational purposes only and does not constitute legal or financial advice. Katrina Léonce is a licensed REALTOR® in the state of Georgia.