Updated October 2026 · Market data: August 2026
Buying your first home in Cobb County starts with a monthly budget and a clear picture of cash needed at closing. Compare detached homes, townhomes, and condos on total ownership costs—not just asking price.
Quick answer: Get pre-approved, compare loan and assistance options, confirm taxes and association costs, and schedule inspections early. Choose a home that leaves room for maintenance and savings after closing.
What the market figures show
| Cobb County, August 2026 | Single-family | Townhouse/condo |
|---|---|---|
| Median sale price | $459,000 | $359,995 |
| Homes for sale | 1,877 | 708 |
| Months of inventory | 3.5 | 5.4 |
Source: Georgia REALTORS Cobb County report, current as of September 16, 2026. The larger supply of townhomes and condos is useful context, but bargaining room depends on the listing and its competition.
Build a complete payment estimate
Illustration, not a rate quote: On a $360,000 purchase with 5% down, the down payment is $18,000 and the loan is $342,000. At an assumed 7.00% fixed rate over 30 years, principal and interest would be about $2,275 per month.
Taxes, homeowners insurance, mortgage insurance when required, and HOA dues are additional. Your actual rate and costs depend on the loan and property. Use our mortgage calculator for scenarios and request a lender’s Loan Estimate for your transaction.
Ask about Georgia Dream
As checked October 14, 2026, Georgia Dream lists standard down-payment loans of 5% of the price, capped at $10,000; eligible PEN and Choice borrowers may qualify for 6%, capped at $12,500. These are loan programs, not automatic grants.
The published Cobb-area purchase-price limit is $625,000. Income limits are $137,555 for one or two people and $158,188 for three or more. Credit, asset, homeownership-history, and other conditions apply. Ask a participating lender to confirm eligibility, repayment terms, and available funding before relying on assistance.
Budget for cash to close
Your down payment is only part of the cash requirement. Plan for lender charges, title and closing services, prepaid expenses, and escrow funding, reduced by applicable deposits and permitted credits.
Georgia’s intangible recording tax guidance describes a tax on qualifying long-term notes secured by real estate. Ask your closing attorney for the actual charge and any applicable exceptions. Our cash-to-close guide explains the broader calculation.
Your buying checklist
- Obtain pre-approval and compare total loan costs.
- Set a comfortable payment and keep emergency savings.
- Check the property’s jurisdiction and school assignment. Cobb County School District and Marietta City Schools are separate systems.
- Review HOA or condo documents, reserves, assessments, and rental restrictions.
- Confirm insurance availability and an address-specific tax estimate.
- Arrange inspections and specialist follow-ups before contractual deadlines.
- Ask county tax officials about homestead eligibility and filing deadlines after purchase.
Use the Cobb school lookup as a starting point and confirm assignments directly. Read our inspection red flags guide before your inspection.
Frequently asked questions
Do I need 20% down?
Not for every loan program. A lower down payment may be available, but compare mortgage insurance, rate, fees, and the amount of savings remaining afterward.
Are townhomes always cheaper to own?
No. Compare association dues, assessments, insurance responsibilities, taxes, and maintenance alongside the mortgage payment.
For location research, see Cobb County neighborhoods.
Plan your next step
Ready to plan a first purchase in Cobb County? The Carl Hawthorne Team can help you organize your search and connect the budget, property, and inspection steps.
Contact The Carl Hawthorne Team
Call (770) 765-2828 or email [email protected].
General information only, not a loan offer. Assistance programs and financing terms can change; confirm details with a participating lender.
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