September 2026

No, Georgia law doesn't require a termite letter to sell your home. But most lenders do.If you're selling in Mableton, or anywhere else in Cobb County, you've probably heard the term "termite letter" thrown around without much explanation. It's one of those closing-table documents that nobody thinks about until a lender's checklist flags it, and by then, sellers are sometimes surprised to learn it's not...

Accepting an offer usually feels like the hardest part is behind you. Then you learn the buyer's own house hasn't sold yet, and suddenly your closing depends on a transaction you have no control over.That situation isn't rare. It's a normal part of a lot of sales, and understanding exactly how it works, and the one tool that protects you from it, matters more than most sellers...

You don't have to say yes to everything on the list. A repair request is an offer to amend your contract, not a demand.Here's a number that surprises a lot of sellers: 83% of buyers use their inspection report to ask for something, a repair, a credit, or a lower price. If you're selling anywhere in Cobb County, from Marietta to Smyrna to Acworth, or across the line into Cherokee County in Woodstock or...

Does an old roof actually affect your home sale in Georgia? Yes, not because of anything you signed, but because your buyer has to get their own new homeowners insurance policy, and insurers underwrite new policies far more strictly than they treat existing customers. If your buyer can't get insurance, their lender won't fund the loan, no insurance means no mortgage, no mortgage means no closing. A roof...

For most of modern housing history, buying brand new always cost more than buying something already lived in. That's no longer true, and the gap isn't small. If you're getting ready to sell in Cobb or Cherokee County, that shift changes who you're actually competing against, and it isn't just the house down the street. https://www.youtube.com/watch?v=5IZHgXDITbc Why Are New Homes Now Cheaper Than...

A signed contract can feel like the finish line. In this market, it's often just the start of a new set of deadlines.If a buyer backs out of your Cobb County sale, here's exactly what happens to your contract, and to your earnest money. What Happens If a Buyer Backs Out of Your Home Sale in Georgia? It depends on when they back out. During the due diligence period, a Georgia buyer can usually...

If your home has been sitting for sale in Acworth, and you've started wondering whether to take it down and try again in the spring, you're in plenty of company.Here's how I'd actually think it through, comparing the real cost of a price cut against the real cost of waiting, not just going with your gut. Should You Take Your House Off the Market or Cut the Price in Acworth? Cut the price if...

Most sellers think of the negotiation as a number: the price. In metro Atlanta right now, it's more often a price and a credit. Redfin's September 2026 report puts the Atlanta share at nearly three out of four sales, and nationally about 16% of sales included both a price cut and a concession. If you're planning to sell in Smyrna, Marietta, or anywhere across Cobb, Cherokee, and the rest of Metro Atlanta,...

Cobb County currently has more homes listed for sale than at any other point this year, and the same is true just up the road in Cherokee County. If you’re getting ready to sell, that headline alone might make you nervous.But that number only tells part of the story. Whether more competition on the market actually works against you depends on understanding exactly what’s driving it, and there’s a...

Inheriting a house in Georgia often means probate, shared ownership, and tax questions all at once. Here's what Marietta families need to know before selling.