Marietta · Cobb County, Georgia
FHA Loans in Marietta, GA: Buy Your First Home With 3.5% Down
I live and work here in Marietta, and most of the first-time buyers I help start out thinking they need years more savings than they actually do. An FHA loan plus Georgia assistance can turn a Marietta rent payment into a Marietta mortgage — sooner than you think.
Why Marietta Buyers Start With FHA
Cobb County prices have climbed past the point where saving 20% down is realistic for most renters — on a $350,000 Marietta home, 20% is $70,000. FHA changes the math: 3.5% down is $12,250 on that same home, and FHA is built to be more flexible about credit history than conventional loans. If you have steady income, manageable debts, and a down payment you can actually reach, FHA is usually the front door.
FHA loans are for primary residences — the home you will actually live in — and they work for single-family homes, townhomes, and condos in FHA-approved projects across Marietta, Kennesaw, Smyrna, and the rest of Cobb County.
The FHA Limit in Cobb County
For 2026, the national FHA floor is $541,287, and Cobb County sits in the higher-cost metro Atlanta tier, with limits above that floor — comfortably covering the typical Marietta purchase. HUD resets the limits every year, and I will confirm the exact figure for the home you are buying when we talk.
Stack Georgia Dream on Top
The 3.5% down payment is only part of the cash you need — closing costs are real too. This is where Georgia's assistance programs earn their keep:
- Georgia Dream: up to $10,000 toward your down payment and closing costs as a 0%-interest second loan with no monthly payments — repaid only when you sell, refinance, or move out. Teachers, nurses, first responders, active military, and households with a disabled member can receive up to $12,500.
- Cobb County My Home grant: up to 2% of the loan amount as a true grant — money you never repay.
- What it takes: income within program limits, a small amount of your own funds in the deal, and a homebuyer education course. Program credit guidelines apply — I check your fit against the current rules for free.
Program terms change — I'll verify yours
Income limits, price caps, and funding availability move regularly. When we talk, I'll check the current Georgia Dream and Cobb County terms for your household — free.
What the Process Looks Like
- Pre-approval first. We review your income, debts, and credit, and I give you an exact price range and cash-to-close number.
- Shop with confidence. Marietta listings move quickly; a real pre-approval puts your offer near the front of the line.
- FHA appraisal. The appraiser confirms value and checks the home for basic safety and soundness.
- Close and get your keys. Most purchases close in roughly 30 to 45 days once you are under contract.
Marietta FHA FAQs
Do I have to be a first-time buyer to use an FHA loan in Marietta?
No. FHA loans are not limited to first-time buyers — most FHA purchase loans go to first-timers, but repeat buyers use them too. The main rules are that the home is your primary residence and you generally carry only one FHA loan at a time.
Can I buy a condo or townhome in Marietta with an FHA loan?
Single-family homes and townhomes are straightforward. Condos work too, as long as the condo project is FHA-approved — I can check any community you are considering before you write an offer.
How much cash do I need beyond the down payment?
Plan on closing costs of roughly 2 to 5 percent of the price on top of your down payment. Seller concessions, Georgia Dream, and the Cobb County My Home grant can cover part of that — we map out your real cash-to-close number before you shop.
What if the Marietta home I want needs repairs?
FHA appraisals check for basic safety and soundness, so a home needing major work can be a problem for a standard FHA loan. FHA also offers a renovation loan option that rolls repair costs into the mortgage — ask me if a fixer-upper is on your list.
Buying in Marietta? Let's run your numbers.
Free consultation, straight answers about what you qualify for. Call or text (646) 977-1860 or send me a message.
See the statewide picture on the Georgia page, or start at the First-Time Buyer Hub.