FHA Loans in Marietta (Cobb County): what to know
- We arrange fha loans for Georgia homes nationwide, submit your scenario and we will confirm the licensed loan officer for your state.
- Property taxes in Marietta are assessed by Cobb County, and lenders escrow them into the monthly payment, so the local tax bill directly affects your qualifying payment.
- FHA loans in Marietta follow Cobb County loan limits. Check the current FHA ceiling for Cobb County before house hunting, as it determines your max purchase price with 3.5 percent down.
- Georgia charges an intangible recording tax on long-term notes secured by real estate ($1.50 per $500 of loan amount, with a cap), plus a transfer tax of $1 per $1,000 of value on deeds.
Local market snapshot: Marietta
| Median home value | $448,500City of Marietta · Source: U.S. Census Bureau, American Community Survey 5-year estimates |
|---|---|
| Median gross rent | $1,586/moCity of Marietta · Source: U.S. Census Bureau, American Community Survey 5-year estimates |
| Effective property tax rate | 0.68% (approx.)Cobb County, effective rate (approx.) · Source: SmartAsset, Georgia Property Tax Calculator |
Homeowners insurance: North metro Atlanta sits in Georgia's hail belt, so roof age and material are the biggest drivers of homeowners premiums here. Get an inspection and insurance quotes before you finalize your offer.
Who it is for
- First-time buyers
- Credit scores in the 580–680 range
- Higher debt-to-income ratios
- 2–4 unit owner-occupied (house hacking)
Typical FHA Loans requirements in Marietta, GA
| Minimum credit | 580 for 3.5% down; 500–579 with 10% down |
|---|---|
| Upfront MIP | 1.75% of the loan (can be financed) |
| Annual MIP | Most 30-year loans about 0.50–0.55% of the balance per year |
| MIP duration | Life of loan if under 10% down; 11 years with 10%+ down |
| Occupancy | Primary residence only |
| Limits | Set by county; see HUD’s limit lookup |
Figures are typical market ranges as of October 2026. Actual terms depend on the lender, your credit, the property and the program, and are confirmed on your Loan Estimate or term sheet.
How it works
- Pre-approval with credit and income.
- FHA appraisal checks value and minimum property standards.
- Underwriting and close.
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Pros and cons
Advantages
- Low down payment
- Flexible credit
- Gift funds allowed
- Assumable
Trade-offs
- Mortgage insurance often for life of the loan
- Primary residence only
- Property condition standards
Documents you’ll need
- Pay stubs, W-2s
- Bank statements
- Gift letter if using gift funds
FHA Loans FAQ
Can I get a FHA Loan in Marietta?
Yes. We arrange fha loans for Marietta properties nationwide, submit your scenario and we will confirm the licensed loan officer for your state.
What credit score do I need for FHA?
580 for the 3.5% down payment option; 500–579 requires 10% down. Individual lenders may set higher minimums.
Can I buy a duplex with FHA?
Yes. FHA finances 2–4 unit properties if you live in one unit.
How much is FHA mortgage insurance?
There is a 1.75% upfront premium (usually financed into the loan) plus an annual premium around 0.50 to 0.55% of the balance, paid monthly. On a $300,000 loan that is roughly $130 to $140 per month.
Does FHA mortgage insurance ever go away?
If you put down less than 10%, it stays for the life of the loan. With 10% or more down, it drops after 11 years. Refinancing into conventional is the other way out.
Can I get an FHA loan with a 550 credit score?
The program allows 500 to 579 with 10% down, but most lenders set their own minimum around 580. Below that, options get thin.
Can I use gift funds for the down payment?
Yes. FHA is generous with gifts from family, employers and approved assistance programs. You will need a gift letter and a paper trail.
What are FHA property requirements?
The appraisal checks that the home meets minimum safety standards: working utilities, no major structural issues, no peeling paint in older homes. Fixer-uppers may need a 203(k) instead.
How many FHA loans can I have?
Generally one at a time, since it must be your primary residence. Exceptions exist for job relocation or growing families.
FHA vs conventional for a first-time buyer?
FHA is easier to qualify for with lower credit. Conventional is cheaper long term if your credit is 680-plus because PMI can be removed. Run both and compare the monthly payment.
Official sources
How FHA Loans compare
| FHA Loans | Conventional Loans | First-Time Homebuyer Loans | VA Loans | |
|---|---|---|---|---|
| Best for | First-time buyers | Buyers with good credit and steady income | Renters ready to buy | Veterans and active-duty service members |
| Down payment | , | 3% (eligible first-time buyers), 5%+ otherwise; 15–25% on investment property | 0% VA, 3% conventional, 3.5% FHA | $0 with full entitlement |
| Credit | 580 for 3.5% down; 500–579 with 10% down | 620 | , | VA sets no minimum; lenders commonly look for 580–620 |
| Income docs | , | , | , | , |
Typical ranges, your Loan Estimate or term sheet confirms actual terms.
Coming soon: a 2-minute walkthrough from our loan team.
Related programs
Conventional Loans
A conventional loan is a mortgage not insured by the government that follows Fannie Mae or Freddie Mac guidelines.
First-Time Homebuyer Loans
First-time homebuyer loans are mortgage options with low down payments, typically 3% conventional, 3.5% FHA or $0 VA, often paired with state or local down payment assistance.
VA Loans
A VA loan is a mortgage guaranteed by the Department of Veterans Affairs that lets eligible veterans, active-duty service members and certain surviving spouses buy with no down payment and no monthly mortgage insurance.