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Finding Homes for Sale in Marietta GA That are Perfect for You

Marietta offers an ideal setting for individuals seeking the vibrancy of urban life within reach, yet with the advantage of a more tranquil environment. Situated just a brief drive away from Atlanta, Marietta boasts ample space, affordability, and cultivates a nurturing, family-oriented community.

Exploring homes for sale in Marietta, GA will take you on a journey through a myriad of architectural styles and sizes, each thoughtfully designed to cater to diverse tastes and preferences. It unfolds as a sprawling canvas of affordability and expansiveness, where prospective residents can bask in the luxury of space.

Get an insight of what it’s like to live in Marietta, GA and what makes it a good place to live.

Is Marietta, GA a good place to live?

Marietta, a captivating northern Atlanta suburb, embodies a harmonious blend of historical charm and boundless opportunities. Its rich tapestry is adorned with a captivating historic town square, an array of five National Register Historic Districts, a picturesque mountainous backdrop, and a judicious distance from the bustling heart of Atlanta.

With a population slightly exceeding 61,000 residents, Marietta, GA has emerged as a haven for families in search of exceptional amenities. Diversity thrives within the population makeup, with 49.69% White, 31.91% Black or African American, 10.5% identifying as other races, and 5.44% representing two or more races. Marietta unfolds as a mosaic of neighborhoods, each exuding a unique ambiance while universally embracing a family-friendly ethos.

The city prides itself on stellar school systems, a diverse populace, an array of employment prospects, and a plethora of recreational pursuits. Beyond its surface allure, Marietta distinguishes itself by setting an elevated standard, boasting a number of highly-rated restaurants, cherished historical landmarks, and meticulously maintained communal and recreational spaces, epitomized by the charming Marietta Square.

As of June 2023, the median home value in Marietta, as reported by Zillow, stands at $456,467. Serving as the county seat of Cobb County, Marietta is steeped in a rich tapestry of arts, culture, and Civil War heritage. The economic landscape flourishes with vibrant industries, encompassing aerospace, manufacturing, bioscience, healthcare, IT, retail, and tourism. The WellStar Kennestone Hospital, named for the adjacent Kennesaw Mountain and Stone Mountain, is one of Marietta’s largest employers and a significant facility.

Marietta’s academic prowess is upheld by institutions like Kennesaw State University and Gwinnett Technical College. The Marietta City Schools, operating independently from the Cobb County School District, have garnered numerous accolades, positioning themselves as trailblazers in digital education, recognized by The Washington Post, and esteemed recipients of the Georgia Charter System Foundation’s Innovator of the Year award.

Marietta is made up of a variety of communities, each with their own distinctive character but mostly aimed toward family-friendly living. The mood and nature of the neighborhoods vary widely, giving people a range of options that are catered to their preferences.

How to Know When You are Ready to Buy Homes for Sale in Marietta, GA

Zillow and Yelp listed Marietta as one of the “Top 10 Affordable U.S. Suburbs with a City Feel.” Marietta’s residents genuinely enjoy their lives here. They value the welcoming atmosphere, excellent education, abundance of open space, accessibility to basic conveniences, and upscale and unique shopping and dining options. So, how do you know when you’re ready to buy a house for sale in Marietta, GA? Here are a few things to consider.

  • You have a solid credit score: An indicator that you’re prepared to purchase homes for sale in Marietta GA, is when you have a favorable credit score. While individuals with credit scores as modest as 500 can secure certain home loans, they may need to provide larger down payments and contend with elevated interest rates. A healthier credit score grants access to improved interest rates and more advantageous loan conditions.
  • You have manageable debt: Another aspect that lenders assess during the evaluation of mortgage candidates is their debt-to-income ratio (DTI). This is computed by summing up all monthly debts and subsequently dividing the total by your gross monthly income. A higher DTI signals a greater level of risk from a lender’s standpoint. While certain conventional loans accommodate DTIs of up to 50 percent, numerous lenders prefer a threshold not exceeding 43 percent. Opting for a lower DTI also provides additional flexibility in your budget, enabling you to allocate funds toward an emergency reserve for unforeseen home maintenance and other unexpected financial obligations.
  • You can afford the down payment: For individuals looking to buy houses for sale in Marietta, GA for the first time, the absence of proceeds from a prior property sale poses a significant challenge in funding for a down payment. This obstacle stands as a key factor in why saving for a down payment is the biggest roadblock to becoming a homeowner. The amount of the required down payment is a percentage of the entire cost of the home, and it varies significantly depending on the type of mortgage that is taken out.
  • You have money for maintenance: Maintaining a separate division between emergency funds and home maintenance funds is advised. Routine upkeep costs can accumulate to approximately $3,000 annually. Substantial investments might be necessary for significant replacements such as the roof or HVAC system. Even seemingly minor concerns like plumbing fixes or appliance replacements can accrue over time. Furthermore, securing homeowners insurance is essential, with an estimated yearly premium of at least $1,300, potentially higher in regions deemed high-risk.

Things to Check When Buying a House

So now that you’re ready to start scouting homes for sale in Marietta, GA. Let’s discuss what to look for when buying a new house. Here are some of the things you should look into.

Foundation and Exterior

The foundation is a critical factor. Walls that bulge or bow indicate potential structural vulnerability, requiring potentially costly repairs. It’s important to note that not all cracks signal imminent problems; a degree of settling is common in homes, leading to some cracks. Rely on a qualified home inspector to discern whether a minor crack signifies a significant concern.


Assessing the current condition of the roof is important to avoid unforeseen roofing expenses in the future. Begin by determining the age and the projected lifespan. Depending on the materials used, they typically last around 10-20 years. Inquire whether the homeowner possesses a roof certification letter. While not all sellers may possess this letter, it’s certainly worth asking. This document from contractors estimates the roof’s viability for the next two to five years.

It could be advisable to schedule a roof inspection if questions about the age and general condition of the roof continue to be raised. Roof inspections are specialized assessments only focused on the condition of the roof. They are distinct from regular home inspections. A dedicated roof inspection is a worthwhile investment for making informed decisions. Relying merely on a house inspection report may unintentionally overlook potential costly repairs.


Plumbing problems can arise unexpectedly and disrupt the smooth functioning of a household. What to look for when buying a house when it comes to plumbing is how fresh the sewer line, how the toilets look, and what is the state of the water heater. Plumbing concerns can range in severity from leaky faucets and clogged drains, to more complex issues like pipe leaks or water heater malfunctions. Timely identification and resolution of these problems are essential to prevent further damage and avoid costly repairs.

When considering a prospective property that appears satisfactory at present but might harbor potential issues in the future, it’s imperative to confirm that your homeowners’ insurance policy offers adequate coverage for such eventualities. This is particularly crucial for substantial expenses, such as addressing major components like a sewer line as this will ensure that you are financially guarded against potential challenges that may arise down the road.

Working Outlets and Appliances

Functional electrical outlets and appliances are vital components of a well-operating household. If appliances come with the house that you are interested in, it’s important to check their usability. Not only does this apply to large appliances like dishwashers, washers, dryers, and microwaves, but it also includes a thorough assessment of every electrical outlet in the house. Ensuring that outlets are in proper working order and appliances are functioning optimally contributes to the overall convenience of the home.


As you look at homes for sale in Marietta, GA, you should inquire about the heating and cooling system in each property, paying particular attention to its age and type. Try to request access to any available maintenance records for a comprehensive understanding. These systems generally endure between 10 to 25 years. Should a unit require repair, costs fluctuate depending on system type and size. Replacing an existing HVAC unit averages around $7,000 and note that a home warranty might not automatically provide coverage for such an expense.

Water Damage

Water damage poses a significant concern for homes, potentially leading to a range of serious issues. It can compromise the structural integrity of a property, promote the growth of mold, and result in costly repairs. Water damage can stem from various sources, such as leaks, flooding, or faulty plumbing. Remain vigilant for any indications, such as musty odors permeating the interior, and observe for telltale water damage signs like discolored walls or ceilings, warped surfaces, and the presence of mold or mildew.

Noise Level

Often overlooked, the noise level of a neighborhood holds crucial significance. Merely experiencing tranquility during a property showing doesn’t necessarily guarantee a continuous peaceful atmosphere. It’s vital to consider factors such as proximity to major roadways. If a residence captures your interest, consider revisiting during peak traffic hours to gauge potential street noise. Even if the house is an embodiment of perfection in every other aspect, enduring the ceaseless hum of passing vehicles might not align with your preferences.

For condominiums or townhomes, conduct a walkthrough when neighbors are present to gauge the audibility of their conversations, television shows, or music. Beyond being a mere annoyance, neighborhood noise can wield an impact on the property’s overall value. Taking the time to assess and factor in the noise dynamics can contribute to a more harmonious and satisfying living experience.

Mistakes to Avoid When Buying Homes for Sale in Marietta, GA

Marietta, GA real estate is a promising area to look for houses to settle in, but as exciting as it may be, don’t let your emotions take over. Letting your emotions get the best of you leaves you vulnerable to common home buyer mistakes. Here’s a few of the common errors individuals commit on their house-hunting journey.

  • Not considering your budget: When asking what to look for in a house when buying in terms or price, candidly assess what lies within your financial grasp and  tailor your search accordingly. It is easy to fall in love with a particular home, and when you do, it’s tough to think about other options. You start to imagine how perfect your life could be there. But if you can’t afford that house, you’re just setting yourself up for disappointment. To avoid this, stick to looking at houses that fit your budget. Be honest about what you can pay, and focus your search on homes in that price range. This way, you’ll stay practical and find a home that matches your finances.
  • Not identifying what you need: A common mistake when buying a house is not knowing what you really need. If you’re not sure about what’s most important for you, you might end up focusing on things that don’t matter much in the long run. So, take the time to figure out what you really want and need in a home. For example, you were impressed by a house with a fancy swimming pool and gourmet kitchen and you didn’t realize that having enough bedrooms for your growing family was more important. You might end up paying extra for features that don’t actually meet your essential needs and more money for renovations to accommodate what you really need.
  • Not getting a mortgage pre-approval: Your personal sense of what you can afford and the bank’s readiness to lend might not match, particularly if your credit history isn’t flawless or your income is irregular. It’s crucial to secure loan pre-approval before making an offer on a home or fully engaging in house-hunting to avoid unnecessary complications. Entering into a contract and later discovering that the bank isn’t willing to lend you the required amount, or offering terms that you find unfavorable, can be disheartening. A mortgage pre-approval serves as a valuable tool to pinpoint your financial boundaries for your house-hunting endeavors. With this, you gain a clearer understanding of your potential financial range, allowing you to navigate the real estate market more effectively and efficiently.
  • Not hiring a real estate agent: When you’re actively searching for a home, avoid attending an open house without the guidance of a real estate agent or broker. Agents are bound by ethical obligations to serve the best interests of both the seller and the buyer. However, it’s worth considering that engaging with a seller’s agent before securing your own representation might not place you in the most advantageous negotiating position. Using the services of real estate agents in Marietta, GA, provides a level playing field and ensures that your needs are forefront. Having your own agent empowers you with professional insights, strategic advice, and effective negotiation skills, enhancing your ability to secure favorable terms and make well-informed decisions.
  • Not noticing the red flags: It’s easy to get caught up in the excitement of house-hunting, but failing to thoroughly assess a property’s condition can result in unexpected challenges and expenses down the line. This could include the cosmetic features, foundation, roof, lumbing, electrical systems, and overall structural soundness. The neighborhood itself plays a significant role in your home’s desirability and potential resale value. Neglecting research factors such as crime rates, school quality, nearby amenities, and future development plans can impact your long-term satisfaction with the property. Taking the time to diligently assess homes for sale in Marietta, GA and the surroundings, even if it means passing on a seemingly attractive option, can save you from unwelcome surprises.

Homes for Sale in Marietta, GA FAQs

Is it hard to buy a house for sale in Marietta, GA?
Purchasing a home requires dedication, time, and financial commitment. Looking for homes for sale in Marietta, GA can be overwhelming. Collaborating with a realtor and approaching the endeavor with a well-defined strategy, encompassing your financial considerations and the specific type of home you aspire to own, can transform the journey into a gratifying and exhilarating experience.

How much is the ideal down payment when buying a house?
The ideal down payment is one that aligns with your financial capabilities, long-term plans, and comfort level. Generally, a down payment of 20% is often recommended as it can help you avoid private mortgage insurance (PMI) and potentially secure more favorable loan terms. However, it’s important to note that many lenders offer mortgage options with lower down payment requirements, such as 3% to 5%. While these options may allow you to enter the housing market sooner, they could also lead to higher monthly payments, PMI, or a longer loan term.

When is it not a good idea to buy a house?
Purchasing a house should never push your finances to an unsustainable limit or leave you financially strained. Similarly, if your credit history is unfavorable or if you’re unwilling to shoulder the responsibility of home maintenance, it might not be the right time to buy. Remember, homeownership entails handling repairs and upkeep independently, unlike renting where you can call a landlord for assistance. If you prefer a lower-maintenance lifestyle with the perks of property ownership, considering a condo could be a wiser option. This way, you can enjoy the advantages of equity while avoiding the extensive upkeep commitments associated with a standalone home.

Discover Your Haven in Marietta, GA

Marietta is perfectly catering to those seeking not just a house, but a sanctuary. This picturesque city boasts a harmonious blend of urban amenities and a welcoming suburban atmosphere, making it a desirable destination for prospective homeowners looking for a retreat-like environment.

When you’re ready to start looking for homes for sale in Marietta, GA, enlisting the guidance of a knowledgeable real estate agent is a must. Our real estate agents in Hummel Group are well-versed in the intricacies of Marietta’s housing market. Contact us now and let us help you find not only a residence but also a place of solace and contentment in the heart of Marietta.