Georgia county market report
Cobb County Housing Market Report
Market data through September 2026 | Updated October 28, 2026 | By Nancy Watkins, REALTOR® with Maximum One Greater Atlanta Realtor
Cobb is the steadiest of the five counties I serve: prices holding near 2025 levels, inventory building, and a market that finally rewards patience. Here is what the latest numbers say, where they come from, and what I'd do about it if I were you.
Median Home Price
$422K
Median sale price, Redfin, 3 months through September 2026, up about 0.5% year over year.
Median Days on Market
~47 days
Typical days on market per Redfin; most listings run about 59 days and draw about 2 offers.
Active Inventory
~3,550
Homes for sale on Redfin's Cobb County listings page as of September 2026.
Price Per Sq Ft
$194
Median price per square foot, Redfin, down about 0.3% year over year.
Homes Sold (30-day)
~224
Rolling 30-day count per Orchard's Cobb snapshot; an MLS-based April 2026 report counted 637 closings.
New Listings (30-day)
~1,152
Rolling 30-day count per Orchard's Cobb snapshot; April 2026 MLS data showed 1,337 new listings.
Sale-to-List Ratio
98.7%
List-to-sold price ratio on MLS data, The Agency Atlanta Cobb report, April 2026.
Market Type
Balanced
Inventory is building while prices hold roughly flat, giving buyers more leverage than in recent years.
Sources: Redfin Cobb County housing market (3 months through September 2026), Zillow Cobb County home values, Orchard Cobb County market report (rolling 30-day snapshot), The Agency Atlanta Cobb County report (April 2026, MLS data), and Freddie Mac (week of October 22, 2026). Different sources measure price, inventory, and time on market differently, so treat each figure as a snapshot rather than a precise reading.
What changed and why it matters
Two shifts are changing the way Cobb homes get bought and sold.
The headline story in Cobb is not a price crash. It's a supply story: more homes are coming to market, and for the first time in years, buyers have real choices.
Inventory and supply are up
Redfin logged roughly 3,550 homes for sale on its Cobb County listings page in September 2026, and MLS-based reporting shows active inventory building for a third straight year, with more than 2,700 listings countywide through 2026. More supply means the urgent, multiple-offer dynamics of 2021 and 2022 are largely gone. Buyers can tour more homes, take a beat, and negotiate on price and terms. Sellers who price against their competition, rather than their neighbor's 2022 sale, are the ones going under contract on schedule.
Pricing is flat, not falling
Cobb's median sale price was about $422,000 for the 3 months through September 2026, up roughly 0.5% year over year on Redfin's measure, while Zillow's average home value estimate was down about 2.6% and FRED's county listing-price index was down about 2.5% as of April. Monthly medians from FMLS data tell the same story: flat to slightly lower, with a year-to-date median up a marginal 0.3%. For sellers, that means realistic pricing from week one. For buyers, it means the bargain-basement scenario some people are waiting for is not showing up in the data.
The rate reality
What does a 7.32% mortgage cost on a typical Cobb home?
Freddie Mac's Primary Mortgage Market Survey put the average 30-year fixed rate at 7.32% for the week of October 22, 2026, down from 7.40% the week before but well above the 6.19% average of a year earlier. Here is what that means in dollars.
Typical Cobb home, 20% down
~$2,320 / mo
Principal and interest on a $422,000 median-priced home with a 20% down payment ($337,644 financed) at 7.32% for 30 years. Taxes, insurance, and HOA dues add on top.
Same home at last year's rate
~$2,066 / mo
The same loan at the 6.19% average of October 2025 costs roughly $250 less each month, about $90,000 less in total payments over 30 years.
Small down payment scenario
~$2,610 / mo
With 10% down on the same median-priced home, principal and interest run about $2,610 a month at 7.32%. Private mortgage insurance makes the real number slightly higher.
What buyers are doing about it
- Asking sellers for rate buydowns and closing costs. With inventory up, seller concessions are becoming a real negotiating tool again.
- Comparing permanent buydowns. A point or two bought down at closing can cut the monthly payment meaningfully over the life of the loan.
- Adjustable-rate mortgages deserve a careful look, not a rule. They can make sense for some buyers, but only after a lender walks you through the worst case, not just the teaser rate.
The straight-talk version
Rates near 7.3% sting compared with a few years ago, but they are not the 18% of the 1980s, and people are still buying. The market has simply shifted: buyers trade some negotiating power for a higher monthly payment, and sellers trade a faster sale for a price closer to the comps. The buyers winning right now are the ones who are pre-approved, priced their budget at current rates, and use the extra inventory to negotiate harder on the details that matter: closing costs, repairs, and move-in dates.
Payment estimates are approximate principal-and-interest figures calculated from the median price and surveyed rates above; taxes, insurance, HOA dues, and down-payment specifics change the real number. Talk to a lender you trust before you rely on any estimate.
Neighborhoods and ZIP codes
What's moving fast, and where things take more time.
County averages hide big differences. These eight communities show how speed and price vary inside Cobb. Tags reflect recent sales pace from the market data linked at the bottom of this page.
Marietta
Fast30060, 30062, 30064, 30066, 30067, 30068
Cobb's county seat and largest city, built around a historic town square with a separate city-run school district inside the city limits. Homes move quickly here, especially near the square and along the I-75 corridor.
Smyrna
Fast30080, 30082
A close-in suburb just outside I-285 with a walkable town center and one of the shortest commutes to Atlanta in the county. Location keeps buyer demand steady against a limited pool of listings.
Kennesaw
Fast30144, 30152
A college town anchored by Kennesaw State University, with a historic downtown and family neighborhoods along I-75. The university keeps both owner-occupant and rental demand strong.
Acworth
Fast30101, 30102
A lake town on Lake Acworth and Lake Allatoona with a historic downtown and the county's main stretch of new construction. It runs hot with the seasons, strongest in late spring and summer.
Vinings
Moderate30339, 30327
An affluent enclave at the Chattahoochee River and I-285 gateway with a charming village core and quick access to The Battery and Buckhead. The high end of the market here is competitive but steadier than the county average.
Powder Springs
Moderate30127
A quiet west-Cobb town prized for its small-town feel. Prices have held roughly flat year over year and sales run at a steady, seasonal pace rather than a sprint.
Austell
Steady30106, 30168
An older I-20-corridor town near Six Flags and Cobb's most affordable market. Prices have eased from 2025 peaks, so buyers here often have room to negotiate.
Mableton
Steady30126
Cobb's newest city, chartered in 2023, stretching along the Chattahoochee corridor. Inventory has been building and homes are taking longer to sell, which favors patient buyers.
Maps and what's going on
Where Cobb is, and what's driving the market here.
Cobb County sits just northwest of Atlanta along the I-75 and I-285 corridors, about 20 to 35 minutes from downtown depending on traffic. Map data © Google.
Truist Park and The Battery
The Braves' ballpark and its surrounding mixed-use district keep Cobb on the national map and keep renters and investors interested in the Cumberland area. Cobb officials reported the district now generates more annual county revenue than the county's yearly debt-service payment on the stadium deal, and property values at The Battery grew from about $5 million in 2014 to roughly $767 million by 2023.
Source: Cobb County Truist Park and The Battery annual update, May 2026; Marietta Daily Journal.
Kennesaw State University growth
KSU set its seventh consecutive enrollment record in fall 2025 with about 51,375 students, making it Georgia's third-largest university. Thousands of those students need housing, which feeds steady demand for rentals and starter homes in Kennesaw, Acworth, and the surrounding I-75 corridor.
Sources: Kennesaw State University fall 2025 enrollment; Marietta Daily Journal.
Corporate moves and job growth
Cobb keeps landing headquarters and expansion projects: Authority Brands announced a 390-job headquarters relocation in June 2026, Yamaha is moving its U.S. headquarters to Kennesaw, Truist Securities is building a roughly $200 million headquarters at The Battery with about 1,000 jobs, and Flock Safety opened a Smyrna manufacturing facility. County employment averaged about 411,856 in 2025 with a 3.1% unemployment rate, below both the state and national averages.
Sources: Office of the Governor of Georgia (June 2026); Georgia Trend; Marietta Daily Journal.
Development along I-75 and I-285
The Cumberland CID area anchors the county with more than 88,000 jobs, and construction is visible everywhere: a roughly $190 million renovation of the Cobb Galleria Centre broke ground in September 2025, the Akers Mill access ramp from I-75 opened in January 2025, and GDOT's I-285 express lanes projects are moving through planning. Better commutes and new commercial space keep East Cobb and the Cumberland corridor attractive to employers and homebuyers alike.
Sources: Cumberland CID; Georgia DOT I-285 express lanes; Marietta Daily Journal.
East Cobb's school reputation
East Cobb schools are consistently rated among the best public schools in Georgia. In U.S. News' 2024 rankings, three East Cobb high schools, Walton, Lassiter, and Pope, made the state's top 25, and Dickerson Middle School ranked first among Georgia public middle schools. Strong school reputations are a big reason family buyers compete for homes in that part of the county.
Sources: U.S. News 2024 Georgia school rankings via East Cobb News.
Hartsfield-Jackson Atlanta International Airport
The world's busiest airport is close enough to be a real amenity for Cobb homeowners. The Cumberland/Galleria area sits roughly 20 to 21 miles and about 25 to 30 minutes off-peak from ATL, while Marietta runs about 30 miles and 30 to 45 minutes via I-75, with peak traffic able to stretch either trip past an hour. That means dependable access for commuters, flight crews, and frequent business travelers who choose Cobb homes, and steady investor interest in rentals serving airport workers along the I-75 corridor.
Sources: Travelmath driving distance from ATL to Marietta; Rome2rio ATL to Cobb Galleria and Cumberland Mall; Airport Guide ATL transfers to Marietta.
The bottom line on Cobb's momentum
Cobb is not a market that depends on one engine. The Battery, a growing university, a steady stream of corporate relocations, highway investment, and one of the state's strongest public school reputations in East Cobb all feed demand from different directions. That diversification is why Cobb prices have been steadier through the recent cooling than some surrounding counties.
Book a consultation to talk CobbCobb County schools
Where do Cobb families send their kids to school?
Cobb runs under two separate public systems, and school reputation varies noticeably by area. For family buyers, the cluster a home feeds into is often the deciding factor between two otherwise similar neighborhoods. Here is how the districts and the most talked-about high schools actually rate.
Cobb County School District
One of Georgia's largest systems, serving most of the county outside Marietta city limits. It is organized into clusters, a defined set of elementary and middle schools feeding one high school, which is why the high school name matters when you shop for a home. Niche rates the district A overall, about No. 13 among Georgia's best school districts.
Marietta City Schools
A separate, city-run district that serves students inside Marietta city limits, independent of the county system. It is a much smaller district, about 13 schools, and posts a strong A- on Niche with a 4.27/5 rating. Buyers inside the city limits should confirm the district boundary, not just the ZIP code.
The East Cobb edge
East Cobb's school clusters are widely regarded as the county's top-performing zone. In Niche's 2026 ranking of best public high schools in Cobb County, the East Cobb schools Walton, Lassiter, Wheeler, and Pope hold the No. 1, No. 2, No. 3, and No. 6 spots. That reputation is a big reason family buyers compete for homes east of I-75, and it is baked into the prices there.
Walton High School
A+East Cobb cluster
- Niche rank
- No. 1 in Cobb County
- GreatSchools
- 10/10
Walton is the flagship of East Cobb's cluster system and Cobb's top-ranked high school on Niche, with a perfect 10/10 on GreatSchools.
Lassiter High School
A+East Cobb cluster
- Niche rank
- No. 2 in Cobb County
- GreatSchools
- 10/10
Lassiter posts an A+ on Niche and a 10/10 on GreatSchools, one of the strongest public high schools in the state.
Wheeler High School
A+East Cobb cluster
- Niche rank
- No. 3 in Cobb County
- GreatSchools
- 7/10
Wheeler earns an A+ on Niche, Cobb's No. 3, with a strong 7/10 on GreatSchools.
Pope High School
AEast Cobb cluster
- Niche rank
- No. 6 in Cobb County
- GreatSchools
- 10/10
Pope is another East Cobb standout: an A on Niche and a perfect 10/10 on GreatSchools.
Kell High School
A-Marietta
- Niche rank
- No. 12 in Cobb County
- GreatSchools
- 7/10
Kell earns a solid A- on Niche with a 7/10 on GreatSchools, serving families on the Marietta side of the county.
Marietta High School
A-Marietta City Schools
- Niche rank
- No. 74 in Georgia
- GreatSchools
- 7/10
Marietta's own city-run district posts a 4.27/5 on Niche, and its high school rates A- (No. 74 in Georgia) with a 7/10 on GreatSchools.
Sources: Niche 2026 Best Public High Schools in Cobb County, Niche 2026 Best School Districts in Georgia, and GreatSchools ratings, accessed October 2026. Ratings come from different methodologies, so treat them as signals rather than a precise science, and verify the exact attendance zone for any address before you buy.
Nancy Watkins
35 years in Greater Atlanta real estate
My take on the Cobb market
Honest, experienced, and a little bit relieved.
After 35 years in this business, I've learned to trust what the data actually says instead of what the headline wants it to say. Right now the Cobb data says this: a steady market with more choices, rates doing the heavy lifting on affordability, and none of the panic either side of the aisle tends to predict.
For sellers, the message is simple. The days of listing high and letting the market catch up are over, at least for now. The homes selling on schedule are priced against today's comps, staged and ready, and marketed to the right buyers from day one. That is exactly what I do for every listing I take.
For buyers, I'd say this: the leverage you've been waiting for is here, in the form of inventory and negotiation room, even if the price tags haven't come down much. The buyers I'm working with are pre-approved, realistic about rates, and using the extra time to negotiate closing costs and concessions. Waiting for a crash has not paid off in Cobb for three years running.
"I work for you as if I'm working for myself." That means honest numbers, straight talk, and advice I'd give my own family.
Straight answers
The Cobb questions I hear the most.
Answered with the numbers above and the market data at the bottom of this page, no spin.
Are home prices dropping in Cobb County?
Not dropping, so far. Prices are roughly flat with a mild cooling. Redfin's median sale price for the 3 months through September 2026 was about $422,000, up about 0.5% from a year earlier, while Zillow's average home value estimate was down about 2.6% year over year, and FRED's median listing price index was down about 2.5%. Different sources measure differently, but the pattern is consistent: prices are holding near 2025 levels with a slight downward tilt, not falling out of bed. The bigger change is inventory, which has been building for a couple of years, so negotiation room is growing even where list prices have not moved much.
How long does it take to sell a house in Cobb County?
Plan on a range, not a single number. Redfin puts the typical Cobb listing at about 47 days on market, with most homes running about 59 days and drawing around 2 offers. FMLS-based spring 2026 data showed faster median times of 18 to 23 days for the homes that went under contract, and hot pockets like Kennesaw, Acworth, and parts of Marietta and Smyrna can go pending in a couple of weeks. The honest answer: well-priced, show-ready homes in desirable areas sell in a few weeks; homes priced at or above recent sales can sit for a couple of months in today's market.
Is Cobb County a good place to invest in rental property?
Generally, yes, with the usual caveats. Cobb's 2025 fair-market rent is about $1,830 for a two-bedroom and $2,205 for a three-bedroom, and single-family three-bedroom rentals commonly run $1,800 to $2,400 a month, with proximity to Kennesaw State supporting strong rental demand. Published sources cite cap rates in the roughly 5.5% to 6.5% range for single-family rentals, which is solid for the Atlanta market. The catch is that it varies a lot by submarket and property: close-in Smyrna and Vinings price at a premium, while Austell and Mableton offer more affordable entry points. Run the numbers on a specific property before you commit, and I can point you to local lenders and property managers who will level with you.
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Related resources
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Where this report's numbers come from
Figures are approximate and compiled from the public market data and reporting below, published between April and September 2026 (mortgage rate for the week of October 22, 2026). Different sources measure price, inventory, and time on market differently, so treat each number as a snapshot rather than a precise reading. For the most current listing-level data in your neighborhood, call Nancy at 678-485-5905.
Cobb market data
Cobb's economy and growth