Buying a Home in East Cobb

Buying a Home in East Cobb

Why should you buy a house in East Cobb?


East Cobb Marietta, located in Georgia, is a desirable location for your home purchase. It is a popular choice among buyers for many reasons. The area has excellent schools, luxurious homes, and amenities such as shopping malls, golf courses, restaurants, and parks.

Convenience to Atlanta, hushed suburban atmosphere, and reliable price appreciation have captured the attention of homeowners.

Close to Atlanta  

East Cobb is a popular suburb in the greater Metropolitan area of Atlanta. Conveniently located just half an hour from bustling Atlanta, East Cobb is desirable to the buyer who is looking for proximity to Atlanta and the idyllic lifestyle that the suburbs provide. To date, East Cobb has no official boundaries but there are proponents calling for cityhood. East Cobb’s closest neighbors are Marietta, Roswell, Alpharetta, and Sandy Springs. All these communities are quiet alternatives to Atlanta. When you work with a trusted local Realtor, you are investing in your financial future. 

Burgeoning market

The home styles in East Cobb are varied and many have maintained their original Southern charm and design. East Cobb is a suburb of Cobb County, where experts expect the population will exceed one million by 2050 (up from its current population of about 766,000).

Peaceful neighborhoods

Several premier neighborhoods north of Atlanta have stunning real estate, quiet streets, and convenient locations. In East Cobb, you can find upscale modern homes and preserved old Southern architecture. While some neighborhoods are closer to the epicenter of east Cobb, others place you on the quiet outskirts.

Excellent school system

East Cobb Marietta is home to some of the most highly acclaimed public in the state of Georgia. There are multiple Elementary and Middle Schools, and four high schools in the area that offer rigorous academic curriculum and a wide range extracurricular activity. The high schools that most consider to service the East Cobb area are: Walton High School, Pope High School, Wheeler High School, and Lassiter High. Sprayberry High School is on the outer skirts of East Cobb and is also highly rated. 


What to know about buying a house in East Cobb


East Cobb has continued to rise in value over the years, with various homes in different price tiers to suit your budget and needs.

Median house price

East Cobb homes for sale have a median price of around $500,000, with prices peaking from April to September. Of Heather’s currently available properties in East Cobb, nearly half are listed at $1 million or greater. The city’s luxury real estate market fields steady demand from families who want proximity to Atlanta with the comforts of a smaller community. 

Closing costs

Typically, closing costs are the Buyer’s expense. In a balanced market, Buyers have been able to ask the seller to contribute toward their closing costs. With little available inventory, that paradigm has shifted and many sellers are no longer agreeing to help with the Buyers closing costs. However, I have been able to negotiate Seller paid closing costs for many of my Buyers. Closing costs can always become part of the negotiation process. However, in a multiple offer situation, Buyers should expect to pay their own closing costs. 

Property taxes

East Cobb in Marietta, Georgia is known for its traditional homes and picturesque neighborhoods. However, with owning property comes the responsibility of paying property taxes. Property taxes in East Cobb are based on the appraised value of the property and are used to fund various local services such as schools, infrastructure, and public safety. The rate of property taxes in East Cobb is relatively lower compared to other areas of the greater Atlanta area, making it an attractive destination for homeowners. If you are looking to purchase in East Cobb, I am happy to assist in helping you figure out the property tax based on the purchase price. 


Requirements for buying a house in East Cobb



Purchasing a home requires financial planning. Talking with a reputable lender is your first step to understand the financial implications in securing a mortgage. Your lender will check your credit score, employment, and debt. Having a reputable lender is crucial to ascertain what purchase price you will qualify for and which loan product is the best fit. I work with many different lenders and am happy to suggest one that best fits your needs. Whether you are purchasing a home or need a lender to refi your current loan, I am here to help. 

Conventional Loans

Conventional financing options for real estate primarily refer to mortgage loan offered by banks or other financial institutions. These loans are regulated by government entities and require borrowers to meet certain criteria, such as credit requirements and a down payment. Conventional loans typically have lower interest rates compared to other financing options. They are often preferred by homebuyers who have a strong credit history and a more stable income. However, these loans typically have more strict eligibility requirements which may limit some buyers. Nevertheless, conventional financing remains one of the most popular choices for real estate financing. 

FHA loans

The Federal Housing Administration (FHA) provides loans to individuals who are looking to purchase a home, but have lower credit scores, incomes, or down payments than traditional requirements. FHA loans are backed the government and offer more lenient criteria for qualification than conventional loans. Borrowers can put down as little as 3.5% of the purchase price as a down payment, and the loan can cover up to 96.5% of the home’s value. Because the government guarantees the loan, lenders are more willing to work borrowers whose credit is not as strong or might otherwise struggle to qualify for a standard mortgage. However, FHA loans require mortgage insurance premiums that will increase the overall cost of the loan. 

VA loans

Thank you for your service! As the wife of a former Marine, I appreciate Veterans and have a special place in my heart for the men and women who have served our country. VA loans are a type of home loan that is specifically designed for active- duty military members, veterans, and their families. The loans are guaranteed by the Department of Veteran Affairs and offer several benefits such as low interest rates and zero down payment. The program was created to help veterans achieve the dream of home ownership and reward them for their service to the country. Depending, upon your VA rating, you may qualify for additional benefits. It is important to work with a lender who specializes in VA loans. If you are a veteran or active-duty military, please ask me to assist with finding you the right lender.


Money-saving tips for buying a home in East Cobb


Date the rate, marry the house

Higher interest rates have many buyers on the fence. Many lenders are now offering to refi loans with little to no cost when the rates come down. Some lenders are even offering rate buy downs for 2 years. It is important to remember that rates will fluctuate and it is never the wrong time to invest in your future. If you are considering purchasing a home in 2023, let us discuss if now is the best time for you to buy. Sometimes waiting makes sense but sometimes it can be a costly endeavor. 

Make a substantial down payment to minimize monthly payments

Taking your time to find the right lender and the perfect home is crucial. Putting more money down on your purchase will lower your monthly mortgage payment. Paying off a larger portion of the house will save you more in the long run, allowing you to put that money towards refurbishing the home and other expenses.

Increase your credit score

You should work on maintaining and raising your credit score to lower your interest rate. With a high credit score, you will set yourself up for lower mortgage payments for years to come, where you can continue to watch your credit soar.

What’s next?

While there is much to consider when purchasing real estate, you should hire representation to guide you through the transaction and protect your interests. Your agent can make or break the sale, so you will want to make this decision carefully. The agent’s experience in the field and customer reviews and referrals should be considered so that you can be discerning when shopping for an agent

When purchasing property, your agent can tell you when to walk away and has the knowledge to progress the transaction to the closing table. For those buying a home in East Cobb to those looking for Roswell real estate, Heather Armstrong is an experienced agent in the Georgia area. Please view her success stories online and reach out anytime to learn how Heather can best serve you.


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*Header photo courtesy of Heather Armstrong


Heather is a problem solver, quick on her feet to remain calm in moments of chaos. She is a strong negotiator allowing her to secure the ideal home for each and every client.

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