The Marietta Mortgage Guide

Buying a home is one of the largest financial decisions most people ever make. The process can feel opaque, but it follows a well-worn path. Here's how it works, step by step, so you can move from position of knowledge — not guesswork.

Step 1 — Get pre-approved

Before you shop, get pre-approved. A pre-approval tells you (and sellers) the purchase price your financing supports. In competitive markets like Marietta and East Cobb, a pre-approval letter is what gets your offer taken seriously — most agents won't schedule showings without one.

You can get a free, signed pre-approval letter here in about a minute. It asks only for the home you're buying, your gross monthly income, your monthly debts and roughly where your credit sits — no credit pull and no Social Security number required. When you're ready to move toward a full loan approval with documentation, we'll guide you through the next steps personally.

Step 2 — Choose a loan program

The right program depends on your credit, your down payment and your goals. Here's the short version:

• Conventional — as little as 3% down for eligible buyers; mortgage insurance is removable as you build equity.
• FHA — commonly 3.5% down with more flexible credit guidelines.
• VA — zero down and no monthly mortgage insurance for eligible veterans and service members.
• USDA — zero down in USDA-eligible areas, with household income limits.
• Jumbo — for loan amounts above the conforming limit, common for higher-priced homes.

Not sure which fits? That's exactly the kind of comparison we'll walk through together — the goal is the lowest total cost for your situation, not just a headline number.

Step 3 — Shop for a home and make an offer

With a pre-approval in hand, you can shop with confidence and act quickly when you find the right home. Your real estate agent will help you put together an offer; your pre-approval letter backs it up. In a multiple-offer situation, being pre-approved and responsive can make the difference.

Step 4 — Underwriting

Once your offer is accepted, your loan moves into underwriting. This is where the lender verifies the details — income, assets, employment, credit and the property's value through an appraisal. Responding quickly to document requests keeps things moving. Having a single local point of contact throughout this stage takes a lot of the stress out of it.

Step 5 — Closing

At closing, you'll sign your final loan documents and the home becomes yours. You'll bring your down payment and closing costs (typically via wire or certified funds), and you'll receive the keys. We'll make sure you know your numbers well ahead of time so there are no surprises at the table.

Closing costs in Georgia — the basics

Closing costs are the fees to finalize your loan and purchase — think appraisal, title work, lender fees, and prepaid items like taxes and insurance. In Georgia they typically run a few percent of the purchase price. Buyers usually pay their own closing costs, but they can sometimes be offset by a seller credit you negotiate, a lender credit, or certain assistance programs. We'll give you a clear, itemized estimate up front.

How much cash will you need?

Plan for a down payment plus closing costs. Down payment requirements vary by program: VA and USDA can be zero down for those who qualify, FHA is commonly 3.5%, and conventional can start as low as 3% for eligible buyers. Want a quick estimate of a monthly payment? Try the mortgage calculator, then let's refine it for your actual situation.

A note on rates and timing

The right time to buy depends on you — your job stability, how long you plan to stay, your budget and your goals — more than trying to time rates perfectly. If rates fall later, refinancing is often an option. The best first step is always to understand your real numbers.