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Metro Atlanta · GeorgiaMortgage lender in Cobb County, GA
Yes. Welcome Home Lending Corporation, the name Stellar Mortgage Corporation (NMLS #2190975) does business under in Georgia, is licensed in Georgia and makes purchase and refinance loans in Cobb County: conventional, FHA, VA, USDA, jumbo and non-QM. Steve Umansky, NMLS #61764, is our licensed loan officer for Georgia. For 2026 the one-unit conforming loan limit here is $832,750 and the FHA limit is $718,750.
Reviewed by Steve Umansky, Sr. Branch Manager, NMLS #61764,
Buying in Cobb County
Cobb County, with its county seat in Marietta, also takes in Smyrna, Kennesaw, Acworth, Powder Springs, Austell and Mableton. Cobb County files are handled by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in Georgia, from our Southampton, PA office.
- 2026 conforming limit
- $832,750
- 2026 FHA limit
- $718,750 (one-unit, set by HUD)
- Above the conforming limit
- Jumbo pricing
- Closing commonly handled by
- closing attorney
- State housing agency
- Georgia Department of Community Affairs (general information; not a participating lender)
- Your officer
- Steve Umansky, NMLS #61764
2026 limits for a one-unit property. Cobb County is not designated a high-cost area for conforming loans, so the national baseline of $832,750 applies. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.
Cobb County: Marietta, Smyrna and Dobbins
East Cobb and the neighborhoods around Marietta are established single-family suburbs. Smyrna and Vinings, closest to Atlanta, have many townhome and condominium communities, where association dues count in the payment and a condominium project is reviewed along with the buyer.
Dobbins Air Reserve Base, in Marietta, brings VA-eligible buyers, and we request the Certificate of Eligibility at the start. Kennesaw and Acworth, to the northwest, have newer subdivisions, and Powder Springs, Austell and Mableton, in the south, have more moderate prices. Owner-occupants can apply for a homestead exemption after closing.
Cobb County by the numbers
- Median home value
- $407,200 (Census Bureau, ACS 2020–2024, table B25077)
- Typical property tax
- About 0.67% of home value a year: median tax bill $2,720 on a median value of $407,200 (Census Bureau, ACS 2020–2024, table B25103)
- Transfer tax
- $1 for the first $1,000 of the price and 10 cents for each additional $100 (Georgia Department of Revenue, real estate transfer tax)
- Largest communities
- Mableton, Marietta, Smyrna, Kennesaw (Census Bureau, ACS 2020–2024, table B01003)
The county median home value is $407,200. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $718,750.
Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.
Closing and programs in Georgia
Closings in Georgia are typically handled by a closing attorney. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the Georgia page. Property taxes are set locally; we take the figure from the tax record for the address.
Questions Cobb County buyers ask
Does Stellar Mortgage lend in Cobb County, GA?
Yes. Welcome Home Lending Corporation, the name Stellar Mortgage Corporation (NMLS #2190975) does business under in Georgia, is licensed in Georgia and makes purchase and refinance loans in Cobb County: conventional, FHA, VA, USDA, jumbo and non-QM. Steve Umansky, NMLS #61764, is our licensed loan officer for Georgia and works Georgia files from our Southampton, PA office by phone, secure portal and e-signature.
What are the 2026 loan limits in Cobb County?
For 2026 the conforming loan limit for a one-unit home in Cobb County is $832,750 and the FHA limit is $718,750. Cobb County is not designated a high-cost area for conforming loans, so the national baseline of $832,750 applies. Limits for two- to four-unit properties are higher.
Is there down payment help for buyers in Cobb County?
The Georgia Department of Community Affairs runs Georgia’s homebuyer programs, which can include help with the down payment and closing costs for buyers who meet its income and price limits. Stellar Mortgage is not a participating lender for those programs, so this is general information; the agency’s website lists participating lenders.
Who pays the transfer tax in Cobb County?
The transfer tax is $1 for the first $1,000 of the price and 10 cents for each additional $100. The seller is liable under state rules, though the contract often has the buyer pay it.
Georgia notice. In Georgia, Stellar Mortgage Corporation does business as Welcome Home Lending Corporation, NMLS #2190975.
Limits shown are the 2026 FHFA and HUD figures for Cobb County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.
Get pre-approved in Cobb County
Three quick steps, about a minute. No Social Security number, no pay stubs. Steve calls you back, usually the same business day.
Equal Housing Lender · NMLS #2190975 4.94★ · 1,361 verified reviews on Experience.com
“You were always professional, responsive, patient, and helpful, and you made what could have been a stressful process feel smooth and easy.”Yelda A., North Wales, PA · verified review on Experience.com
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