VA loans in Marietta.
The Cobb County figure on this page is a county reference only, not an address-based lookup for Marietta. Confirm the property's county before relying on it.
Cobb County reference value. County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties.
Source: FHFA Full County Loan Limit List for 2026 (HERA-based, final). One-unit limit; applies to mortgages acquired in calendar year 2026. Source checked 2026-09-16. · Cobb County (FIPS 13067)
County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties. Look the property's county up at FHFA.
What the county figure means here.
A borrower with full VA entitlement does not have a VA loan limit, subject to lender approval, ability to repay, and the appraised value or purchase price. The FHFA one-unit county conforming loan limit matters primarily when calculating remaining bonus entitlement for a borrower who does not have full entitlement, and it may affect whether a down payment is required.
Cobb County carries a $832,750 one-unit conforming loan limit value for 2026, and that is the county figure we reference for Marietta. County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties. Whichever county your property is in, the value is used in remaining-entitlement calculations — including on a 2–4 unit property — and is not a cap on what a fully-entitled buyer can finance.
Planning around BAH? Rates vary by pay grade, dependency status, and ZIP-based Military Housing Area — verify yours on the official DoD BAH calculator.
This site does not publish current rates or APRs. Your rate and terms depend on your credit profile, income and assets, the property, market conditions, lock timing, points or lender credits, underwriting, and final lender approval. Request a personalized quote from Bolt Home Loans LLC.
Estimate a payment with your own rate assumptionDowntown Marietta historic district: exterior changes go before the Historic Board of Review
The City of Marietta's Historic Board of Review administers the Downtown Marietta Historic District ordinance (Article 7-8-8). The board usually meets on the Monday of the week before a City Council meeting, and the City publishes a yearly deadline and meeting calendar plus agendas and minutes. Applicants are asked to have a representative present to answer questions.
Practical step: if a home or building you are considering is inside the district, read the ordinance and recent minutes before planning exterior renovations. Build the board's submission deadline and meeting date into your timeline, and confirm with the City whether earlier exterior work received the required review.
Cobb County's Notice of Assessment is not a tax bill — and Box 3 affects homestead eligibility
Cobb County explains that its Board of Tax Assessors values property and handles exemption applications, while the Tax Commissioner sends the actual tax bill later in the year. The annual Notice of Assessment is the County's statement of fair market value, and Georgia assesses property at 40% of that value.
The County says the notice format changed under a Georgia law effective January 1, 2026. Under Box 3, an owner no longer eligible for a homestead exemption must report that through the Tax Commissioner before the appeal deadline, or face unpaid taxes and interest plus penalties. Practical step: when you buy in Marietta, read the first notice you receive for the parcel and check its homestead status and appeal deadline.
- FHFA — Conforming loan limit values
- City of Marietta — Historic Board of Review
- Cobb County — Tax Assessor's Office (Notice of Assessment)
- VA — Home loan entitlement and limits
Sources checked 2026-09-24. Educational information only, not legal, tax or underwriting advice.
VA loan programs available in GA.
$0 down in Marietta. No PMI.
Lower your rate. Minimal paperwork.
Up to 100% LTV — conventional caps at 80%.
$0 down above conforming.
Finance repairs into your purchase.
Roll energy upgrades into the loan.
Widows and widowers of GA veterans qualify.
Zero down, no PMI, and a 100% funding-fee waiver on a home in Marietta, subject to eligibility verification and Certificate of Eligibility issuance.
Surviving spouse guideDisabled veteran? Stack the SAH grant on your Marietta purchase.
Up to $126,526 in FY 2026 toward a VA-approved plan to acquire, construct, or adapt a suitable home. VA approves eligibility and use; the grant is separate from your VA home loan.
SAH grant guideVA loans in Marietta — answered.
FHFA sets conforming loan limit values by county, not by city, and there is no single published figure for a city as such. The county we reference for Marietta is Cobb County (FIPS 13067), whose official 2026 one-unit value is $832,750 per the FHFA Full County Loan Limit List. County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties. The figure only matters for remaining-entitlement calculations — with full entitlement there is no VA loan limit, subject to lender approval, ability to repay and appraised value.
BAH varies by pay grade, dependency status, and ZIP-based Military Housing Area, and DoD updates rates annually. Check your exact rate on the official DoD BAH calculator. Lenders may count BAH as qualifying income, subject to underwriting.
A VA-eligible borrower with full entitlement may be able to pursue a primary-residence purchase in Marietta with no down payment and no monthly PMI. Eligibility, credit, income, the VA appraisal, and final lender approval all apply, and closing costs and prepaids are still due.
An unremarried surviving spouse of a veteran who died in service or from a service-connected disability may qualify for the full VA benefit in Marietta — zero down, no PMI, and a 100% funding-fee waiver, subject to eligibility verification.