Thinking about selling your Marietta home in the next 6 to 12 months? With more homes on the market and buyers taking their time, you need a plan that helps your property stand out. You want to list with confidence, avoid last‑minute surprises, and capture strong offers. Here’s a clear, local checklist that shows you what to do, when to do it, and how to get the most from your sale. Let’s dive in.
Know the Marietta market now
Prices and pace matter when you set expectations. In early 2026, several data sources report Marietta-area median values in the mid $400s, with Cobb County medians a bit lower and average days on market often in the 60 to 75 day range. According to Realtor.com at the end of 2025, the Marietta median hovered near $485,000 and Cobb County around $435,000. Different providers sample data differently, so you may see slight variations. The big takeaway is this: buyers often have choices, so clean presentation and the right price are essential.
Choose the right listing window
Spring is historically a strong season for listing in metro Atlanta. National studies have flagged mid to late April as a top window for many markets. If you plan to list in April through June, begin prep several weeks to months in advance so you can finish touch‑ups, address permits, and book high‑quality photos without rushing. Your exact timing can vary by neighborhood, so check with your local agent before booking contractors.
Start with safety and systems
Handle the essentials first so inspection and appraisal go smoothly.
- Consider a pre‑listing home inspection to reveal safety or major system issues before you go live. Typical seller inspections cost a few hundred dollars, with optional add‑ons like radon or sewer scope.
- Termites are common in Georgia’s warm, humid climate. Only licensed operators can issue the official Georgia wood‑infestation report used in sales. Review the state’s wood‑destroying organism reporting rules to understand how lenders and buyers may approach this step. Georgia WDO rules
- Fix or disclose. If your inspection uncovers issues, decide whether to repair, price accordingly, or disclose with credits. A pre‑listing inspection creates knowledge you must share, so plan your strategy early.
Elevate curb appeal for first impressions
Your exterior sets the tone for showings and photos. Focus on fast, high‑ROI wins first.
- Clean and repair: pressure wash, clear gutters, trim shrubs, and touch up paint. Refresh mulch and fix trip hazards on walks.
- Update the entry: a modern front door or new hardware makes photos pop. National Cost vs. Value data show entry and garage door updates near the top for dollar‑for‑dollar return. Zonda Cost vs. Value report highlights
- Landscape for Georgia’s climate: choose low‑maintenance, regionally adapted plants and correct any drainage issues. Clean, defined beds with fresh mulch are simple and effective. For plant ideas and waterwise tips, explore the University of Georgia Extension resources. UGA Extension landscaping guidance
Refresh key interiors buyers notice
You do not need a full remodel to win buyers online and in person.
- Paint and lighting: neutral wall colors, repaired trim, and modern light fixtures brighten rooms.
- Floors: deep clean carpets and refinish hardwoods if they look tired.
- Kitchen and baths: minor upgrades often beat full gut jobs on ROI. Consider cabinet paint or refacing, updated hardware, fresh counters, and improved lighting for a polished, move‑in ready feel.
Stage and photograph to sell
Presentation drives clicks, showings, and offers.
- Staging works. NAR survey data report that many listings sell faster, and 29 percent of agents saw offers increase by 1 to 10 percent on staged homes. Focus on the living room, kitchen, and primary bedroom first. NAR staging report
- Pro photography is non‑negotiable. Typical packages range from about $130 to $500 depending on scope. For unique homes, add twilight images, aerials, or a 3D tour to improve online engagement. Real estate photography pricing insights
Permits and historic rules to know
Marietta and Cobb have clear processes for work that needs permits. Check early so you do not lose time during prep.
- Building permits: structural, mechanical, plumbing, electrical, new decks, and many exterior changes within Marietta city limits require permits. If you are outside the city, Cobb County has its own standards for grading, floodplains, and stormwater. Review the City of Marietta’s Building Permits page to plan your timeline. Marietta Building Permits
- Historic districts: if your home is in a locally designated district near Marietta Square or other overlays, exterior changes visible from the street often require a Certificate of Appropriateness. Build in review time. Marietta Historic Preservation Commission
Disclosures you should plan for
Clear, accurate disclosures build buyer trust and reduce risk.
- Georgia does not mandate a single statewide seller property disclosure form like some states. Most local transactions still use a standard Seller’s Property Disclosure provided by brokerages. Talk with your agent about the best approach. 50‑state real estate form overview
- Lead‑based paint: federal law requires sellers of most homes built before 1978 to provide the EPA/HUD lead pamphlet, disclose known lead information, and allow buyers the chance to inspect. Federal lead disclosure standards
- Pre‑listing inspections: once you commission an inspection, you will be expected to disclose what it reveals. Work with your agent to decide what to fix versus what to disclose with a price adjustment.
Marketing and MLS exposure that works in Cobb
A complete marketing plan gets your home in front of qualified buyers fast.
- MLS coverage: Metro Atlanta agents use First Multiple Listing Service and, when appropriate, Georgia MLS to reach cooperating brokers and major search portals. About FMLS
- Core package: full MLS data entry, professional photos, floor plan, strong public remarks, agent email outreach, social media promotion, broker open and open houses.
- Extras that help: twilight photography, drone images for lots or views, Matterport 3D tours for larger or unique homes, and targeted paid social ads for the right price bands.
Your 90‑day prep roadmap
Use this simple timeline if you plan to list in spring.
60 to 90 days out
- Meet your agent for pricing and a walk‑through strategy.
- Book a pre‑listing inspection and WDO/termite check.
- Create a repair list. Pull permits early if needed.
- Start decluttering and arrange short‑term storage if helpful.
30 to 60 days out
- Complete safety and system repairs. Tackle minor exterior fixes.
- Refresh paint, lighting, and floors as needed.
- Start light landscaping, mulch, and entry updates.
- Lock in your photographer and staging plan.
2 to 3 weeks out
- Deep clean the entire home, including windows and gutters.
- Finalize staging in the living room, kitchen, and primary suite.
- Confirm MLS details, floor plan measurements, and photo day schedule.
- Prepare your disclosures and lead pamphlet if applicable.
1 week out to list day
- Photo day, including twilight or drone if planned.
- Launch pre‑marketing teasers as allowed by your MLS and agent.
- Final yard touch‑ups. Keep the home showing‑ready.
What matters most for Marietta buyers
Every buyer is different, but patterns help you prioritize. Many Cobb buyers value easy access to I‑75 and I‑285, practical commute times, and attractive outdoor spaces. In parts of East Cobb, proximity to schools is a common consideration. Focus your prep on curb appeal, a clean and bright kitchen, refreshed baths, and a tidy, usable backyard or patio.
When you are ready, list with a partner who blends warm, local service with professional marketing. If you want a tailored pricing strategy, a room‑by‑room prep plan, and premium MLS-backed exposure, connect with Strong Tower Realty Inc. Request a free home valuation or speak with a local agent today.
FAQs
What is the typical timeline to sell a home in Marietta?
- In early 2026, average days on market in Cobb and Marietta often ranges from about 60 to 75 days, but your price point, condition, and location will drive your actual timeline.
Which pre‑list repairs deliver the best ROI for Marietta sellers?
- Focus on curb appeal first, then minor kitchen and bath updates, neutral paint, lighting, and clean floors. Entry and garage door upgrades often provide strong returns.
Do I need permits for pre‑sale work in the City of Marietta?
- Many structural, electrical, plumbing, mechanical, deck, and exterior changes require permits within city limits. Always check the City’s Building Permits page before starting. Marietta Building Permits
How do historic districts near Marietta Square affect my plans?
- Exterior changes visible from the street in locally designated districts often require a Certificate of Appropriateness. Build review time into your schedule. Historic Preservation Commission
Are termite inspections required when selling a home in Georgia?
- Lenders often require a wood‑infestation report in Georgia. Only licensed operators can issue the official document used in real estate transfers. Georgia WDO rules
What disclosures are required when selling a home built before 1978?
- Federal law requires a lead‑based paint disclosure, delivery of the EPA/HUD pamphlet, and an inspection opportunity for buyers. Lead disclosure standards
