We Buy Houses in Cobb County

Marietta's core and the suburbs around it

Marietta Square and the neighborhoods around it hold Cobb's oldest housing, some of it pre-war, with local historic district design review on exterior work in places. Radiating out from there are 1960s, 1970s, and 1980s subdivisions — split-levels, brick ranches, and two-story colonials, most now on their second roof.

Smyrna has been substantially redeveloped, with older small houses replaced by new construction block by block. Kennesaw and Acworth grew later and are mostly 1990s and 2000s. Powder Springs, Austell, and Mableton in the south of the county have older, more modest housing and a higher rental share.

The 2009 floods and Sweetwater Creek

In September 2009 north Georgia flooding hit Austell and Mableton hard, with Sweetwater Creek and the Chattahoochee inundating hundreds of homes. Some were bought out and demolished, some were repaired, and some were repaired only partly. Flood history is still in the record and still affects insurance and financing.

For a house in a mapped flood zone, substantial-improvement rules can require a heavily repaired structure to be brought up to current floodplain standards. That is often why a flood-affected house sat unfinished. We buy at any stage of that.

Basements, crawlspaces, and trees

Cobb houses commonly have basements or crawlspaces, and red clay soil with heavy rainfall keeps them wet. Basement seepage, crawlspace rot, and mould behind finished walls are routine inspection findings, along with grading and drainage problems.

Trees are the other constant. Cobb is heavily wooded, and falling limbs and whole trees are the most common source of structural damage here — often patched rather than properly repaired, which is exactly what a financed buyer's inspector flags.

Cobb County property we buy

• 1960s through 1980s split-levels and brick ranches across Marietta and central Cobb
• Pre-war houses near Marietta Square, including in design-review districts
• Homes with flood history in Austell and Mableton, repaired or not
• Basement seepage, crawlspace rot, and drainage problems
• Tree-damaged roofs and structures, patched or untouched
• Single-family rentals in south Cobb, occupied or vacant
• Unpermitted basement finishing and additions
• Inherited houses where the estate was never opened

Records and closing in Cobb

Marietta is the county seat. Deeds, security deeds, and liens are recorded with the Cobb County Clerk of Superior Court and searchable statewide; estates run through the Cobb County Probate Court. The board of tax assessors sets fair market value and the tax commissioner bills at 40 percent of it.

A licensed Georgia attorney closes the sale. If the property is in a Marietta historic district or has an open code case, tell us up front — both are workable and neither needs resolving before we make an offer.

Frequently asked questions