Moving to Cobb County from out of state and hoping to buy without living on a plane? You can do it with a clear plan, the right technology, and a local guide you trust. I support remote buyers every week, and you can feel confident from your first virtual tour to the final signature. In this guide, you’ll see a step-by-step workflow, smart timelines for quick or extended visits, and checklists that keep your move on track. Let’s dive in.
Why buy remotely here
Cobb County gives you a range of options, from historic Marietta and East Cobb to Smyrna and Vinings near the city, plus West Cobb communities like Kennesaw and Acworth. You also have Powder Springs and Austell, and the Cumberland and Galleria corridor for easy access to major employers. Submarkets move at different speeds, so we will tailor strategy to the neighborhood and season.
Commutes center on I-75, I-285, and I-575. CobbLinc runs local bus service, and MARTA rail access is limited in Cobb, so we will weigh your daily routes if commuting matters to you. If schools are a priority, we will verify Cobb County School District boundaries by property address.
Step 1: Get pre-approved
Start 2 to 6 weeks before active house hunting. Your goal is a firm pre-approval from a lender licensed in Georgia. Include the lender’s contact in your offer packet.
- Secure a fully underwritten pre-approval, not just a pre-qualification.
- Choose your local agent early. I specialize in Smyrna–Vinings and adjacent suburbs across Cobb and use a video-first process for remote clients.
- Agree on tools for e-signing and video (DocuSign, Zoom, FaceTime). Set your preferred communication windows by time zone.
- Provide IDs, proof of funds, and any remote authorization forms your lender or title company requires.
Step 2: Virtual search
We will start with a market scan and narrow your focus by lifestyle, commute, and budget. I curate annotated MLS lists with quick notes, then we shift to live or recorded walkthroughs.
- Schedule concentrated video-tour days to cover multiple homes efficiently.
- Use a shared folder for videos, 3D tours, floor plans, and my notes.
- Expect footage of the exterior, roofline views when possible, street scenes, and nearby amenities.
- Ask for close-ups of critical systems like the water heater label, HVAC serials, electrical panel, attic access, floor transitions, and yard grading.
Step 3: Write the offer
When a home stands out, we act quickly and precisely. Your offer should show financial strength and be clear about contingency terms.
- Include your pre-approval and proof of funds. Keep the offer packet clean and complete.
- Decide on inspection and appraisal contingencies. You can stay competitive without giving up essential protections.
- Consider an escalation clause in competitive pockets like parts of East Cobb or desirable Smyrna areas, with a clear cap.
- Set earnest money that fits the submarket. Always confirm wire instructions by phone with the title company using a verified number. Avoid informal payment methods.
- Negotiate creatively. Longer closings, seller-paid closing costs, or flexible possession dates can help a remote buyer win.
Step 4: Inspect remotely
Inspections are your objective view of the property. You can attend live by video and still get the detail you need.
- Use a qualified inspector who can livestream and provide a fast written report with high-resolution photos.
- Expect coverage for structure, HVAC, plumbing, electrical, roof, chimney, crawlspace, and pest (termite). Add septic, well, sewer scope, radon, pool, or other specialists as the home requires.
- For older homes, consider testing for issues common to certain ages. Your inspector will advise based on the property.
- After the report, we negotiate repairs or credits with the seller using clear documentation and priority lists.
Step 5: Appraisal and loan
Your lender will order the appraisal, and the appraiser may need interior access. I coordinate with the listing side to make it seamless.
- Provide the appraiser with a strong CMA and relevant recent sales.
- Track deadlines for appraisal and financing contingency removal so your contract stays on course.
Step 6: Close from anywhere
Cobb County closings can be in person or remote, depending on your lender and title company. Confirm your method early so you can plan your travel and timelines.
- In-person signing at the title office.
- Mobile notary who travels to you, where allowed.
- Mail-away with wet-ink signatures and overnight delivery.
- Full eClosing with remote online notarization, if your lender and title company support it.
Before funding, confirm wire instructions by phone using a known number. Verify the spelling of names and vesting well before closing, and plan for the recording date and when you will receive keys.
Plan your visit
Some buyers never visit until the final walkthrough. Others prefer in-person time during the search. Here are two proven scripts you can adapt.
48–72 hour script
- Pre-trip, 2–7 days out: We narrow to 3–6 homes from a video-tour day and build a time-ordered route. Your lender confirms readiness, and earnest money instructions are in hand.
- Day 1: Quick video check of any late adds, then 3–4 showings at 30–45 minutes each. Evening debrief and offer planning.
- Day 2: Revisit 1–2 top choices to focus on roof, attic, crawlspace, and backyard. Submit your offer early afternoon. If there is a counter, we negotiate quickly and sign electronically.
- After you depart: Inspections within the contingency window. You can attend by video. If needed, budget for a short return trip for final walkthrough or repairs.
7–10 day script
- Pre-trip: I schedule tours, inspectors, and any title or lender meetings. If your closing is imminent, we hold dates with the title company.
- Days 1–3: Tours and a shortlist.
- Days 4–6: Attend inspections, meet contractors, and gather quotes if you are planning updates.
- Days 7–9: Final decisions and negotiation of repairs or credits. If you will close locally, we set the walkthrough and closing.
- Day 10: Final walkthrough and move-in planning.
Pre-flight checklist
Use this list before you book travel or wire funds.
- Financing: Fully executed pre-approval from a Georgia-licensed lender. Proof of funds for down payment and closing.
- Security: Title company wire instructions confirmed by phone. Know the exact name of the escrow holder.
- Identification: Driver’s license or passport and a secondary ID if requested. Social Security number ready for lender and closing.
- Agreements: Signed buyer agency agreement. Any power of attorney discussed with the closing attorney if someone signs on your behalf.
- Tech setup: Test FaceTime or Zoom, e-signing, and shared folders. Confirm time zone windows for live tours.
- Logistics: Decide if you will attend inspections virtually or in person. If moving soon after closing, schedule movers, storage, and utilities.
- Contingencies: Budget for a quick return trip if the final walkthrough or closing requires it.
Video-tour day plan
A well-run video day gives you clarity without wasting time. Here is how we structure it.
- Start with a two-minute summary of each property: price, days on market, and key pros and cons.
- Tour high-priority homes first, leaving room for a second look if one rises to the top.
- Record every walkthrough. I provide timestamped clips of major concern areas.
- Include exterior, street, and nearby amenities footage. If allowed, add aerial views for roofline and lot context.
- End with a short debrief and next steps: offer or pass, and what we still need to verify.
Local items to confirm
Cobb has a few local details that can slow a deal if you do not plan ahead. We will get in front of them.
Clerk and recording: Deeds are recorded in Cobb County. Confirm spelling and vesting early to avoid re-signing.
Property taxes: We will review how taxes are prorated at closing and calendar key dates after you own the home.
HOAs and condos: Many communities require resale packets that take time to produce. Order early and note any fees.
Schools: Verify Cobb County School District boundaries by the specific property address, not by neighborhood name.
Utilities: Water and sewer are often municipal. Electricity is commonly Georgia Power or a local co-op, and natural gas service is often through Atlanta Gas Light providers. We will line up activation dates.
Permits and history: For older homes, we will request permit history with the city if applicable, such as Marietta, Smyrna, Kennesaw, or Acworth.
Flood zones and insurance: Check FEMA flood mapping and any municipal floodplain status if a property is near water.
Community rules: Some HOAs have architectural review steps or short-term rental restrictions. We will confirm rules and timelines early.
After closing
Once recorded, we shift to settling in. You will receive keys per the possession terms in your contract. I will share a move-in checklist and trusted local vendors.
- Set up utilities and internet transfers.
- Register with your HOA if applicable.
- Update insurance and mail forwarding.
- Save your closing package in your records and calendar any homestead or exemption deadlines.
You can buy remotely in Cobb County with clarity and confidence. With a structured plan, strong documentation, and proactive coordination, you will feel informed at every step. If you want a local partner who runs this process every day, I am here to help.
Ready to get started? Reach out to Emily Kelly to map your remote search and timeline.
FAQs
How does remote homebuying work in Cobb County?
- You get pre-approved with a Georgia-licensed lender, tour homes via live or recorded video, write a competitive offer, attend inspections remotely, and choose an in-person, mail-away, mobile notary, or eClosing method with your title company and lender.
What is the best way to send earnest money from out of state?
- Wire funds to the escrow account listed by your title company or closing attorney using written instructions you verify by phone from a known number to avoid wire fraud.
Can I rely on inspections if I attend by video?
- Yes, when you hire a qualified inspector who livestreams the inspection, delivers a detailed written report with photos, and provides clear repair recommendations or specialist referrals.
When should I fly in during a remote purchase?
- Plan a short in-person trip for either a final decision on a top home or the final walkthrough; otherwise, use a video-tour day, thorough inspections, and recorded walkthroughs to make your choice confidently.
What closing options do remote buyers have in Georgia?
- Options include in-person signing, mobile notary, mail-away with wet-ink signatures, or full eClosing with remote online notarization when your lender and title company support it.
What local issues should I confirm before making an offer?
- Check HOA rules and document timelines, school boundaries by address, utility providers and activation timing, permit history for older homes, any floodplain status, and realistic dates for recording and possession.
