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Real Estate Agent
Aaron Hofmann
Aaron Hofmann & his team of dedicated Realtors specialize in the Smyrna Vinings, East Cobb, Sandy Springs and Roswell areas. Our local market expertise provides an unparalleled benefit for our clients
Cell: 404-910-3616
Office: 770-653-9601
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Mortgage and Lending
Kathy Sheehan
I am a licensed Branch Manager that offers my customers more than 20 years of real estate experience to help them through the home buying or refinance process.
Cell: (770) 634-4021
Office: (770) 634-4021
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Cobb County, GA Real Estate News

By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
Your Rate Didn't Change. So, Why Can't You Afford Your Home Anymore?Why did my mortgage payment increase when my interest rate remained the same? In Metro Atlanta, a higher payment on a fixed-rate loan usually comes from escrow: your property taxes, homeowner's insurance, or both increased.Picture this...You open a letter from your mortgage servicer on a regular Tuesday afternoon. You haven't refinanced, you haven't missed a payment, and you locked your rate years ago. However, the letter states your monthly payment will soon increase.Many Metro Atlanta & Cobb County homeowners are receiving that letter right now....and it can feel like the ground has shifted right under your feet.I want to tell you about clients of mine who went through this. Then, I'll walk you through what you can do...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
Rates Just Crossed 7%. Here are 3 Things Metro Atlanta Buyers Can Do About It.By Vanessa M Calhoun, B.S., Associate Broker |HomeSmart | Cell: 470-209-8136 | Office: 404-876-4901How can homebuyers offset higher mortgage rates in 2026?Metro Atlanta buyers can lower their monthly payment by negotiating a seller-paid rate buydown, looking into assumable and alternative loan programs, and comparing SEVERAL loan estimates before choosing the right product.WHERE ARE MORTGAGE RATES RIGHT NOW? Let's start with the numbers. As of September 24, 2026, the national average 30-year fixed mortgage rate was 7.03%*(according to Fannie Mae's Primary Mortgage Market Survey). The previous week, it was 6.95%*. A year ago, it was around 6.3%*. Yikes!What's the cause of it all? Well, it's actually quite simpl...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
GREAT RATE, BAD DEBT? WHY SELLING YOUR METRO ATLANTA HOME MAY BE THE FIXCan selling your home pay off high-interest debt like credit cards and auto loans? Absolutely! If you have enough equity, selling could allow you to pay off credit cards, auto loans, and other high-interest balances in full at closing, often leaving you with less total monthly obligation than carrying a mortgage and that debt separately.I sat down with a homeowner recently who had what most people would call a FANTASTIC problem to have: a 3% mortgage rate and a $900 mortgage payment. On paper, this was a win! However, once we added up her total monthly debt obligation, she was paying an additional $1500 a month in debt that had absolutely nothing to do with her mortgage. One card was charging a 22% interest rate! He...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
The Fed Just Raised Rates. Here's What That Means for You.How does the September 2026 Fed rate hike affects homebuyers in Metro Atlanta? I'm sure you've heard by now that the Federal Reserve unanimously voted to raise interest rates by a quarter point. It's an attempt to help curb inflation, so there could very well be another increase if inflation remains the same or worsen. What you may not know is that mortgage rates have been on a steady rise for weeks in anticipation of this move, so don't expect an immediate change. However, most aren't considering how this move affects auto loans and credit cards.I think Outkast said it best, "The South got somethin' to say." Well, it appears the Fed does as well, and it's worth a few minutes of your time to understand what they're saying.Here's ...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
Why isn't my Cobb County home selling? Nationally, homes are sitting on the market longer than they have in six years, and the South has some of the strongest buyer's markets in the country! If your home isn't moving, the problem usually isn't you. It's normally pricing, positioning, or timing against a market that's shifted.If you've had a sign in your yard for quite some time, and the calls have slowed, you're not imagining it. You're also not alone. Search interest for "I can't sell my home" have spiked tremendously, and it's not because homeowners are doing something wrong. It's because the ground shifted under a lot of sellers at once, and no one sent a memo.Here's what's actually going on, and what it means if you're trying to sell in Cobb County right now.WHAT'S ACTUALLY HAPPENIN...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
Can't Find "The One"? There's a Loan for That.You've PROBABLY exclaimed loudly by now, "This home's nice, but the kitchen needs updating" or "This paisley wall paper has to GO!". Well, if you've been touring homes in Cobb County for the past year or so, you may have walked away disappointed more often than not. Reason being, higher interest rates reduces one's buying power. For many, that means compromising on the features and options they want most in their new home.Rest assured, you are not alone.....and you're NOT out of options.Here's what many people fail to realize: there's a loan built SPECIFICALLY for this situation! One of my lending partners offers a convetional renovation loan product that allows for financing the purchase AND renovations together!One loan, one closing.WHAT I...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
Is it a good time to purchase a Cobb County home?  This question comes up quite often for many who are looking to buy a home from East Cobb to Powder Springs, and it all boils down to few simple considerations. If your income is stable, and you plan on holding onto the property for several years, then yes. Rising inventory levels and slightly (heavy on the "slightly") cooling rates are giving buyers leverage that simply didn't exist a few years ago.Here's a scenario:Two friends, same paycheck. One's been renting the same one-bedroom apartment in Smyrna for four years, watching her monthly rent increase with every renewal. The other friend purchased a starter home in 2023 and just realized she has enough equity to cover her down payment and a portion of her closing costs on her next purc...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
Is a builder's new construction incentive package too good to be true? Sometimes. Some builders fund buyer incentives by raising the purchase price first, which means the buyer fianances their own "savings". This could quietly erode their equity position for years.I recently walked a client through a gorgeous new home community here in Cobb County. The builder was advertising a low interest rate PLUS additional money towards the buyers closing costs....things that would make a buyer's eyes glow! However, once we sat down with the lender and read the numbers line by line, the real structure arrived...the builder would raise the purchase price of the home by 6% and use that increase to fund the very incentives being advertised. My client wasn't getting a deal. My client was about to finan...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
Are there new construction townhomes in Cobb County with interest rates as low as 3.5%?Yes. Magnolia Square in Austell, Georgia offers new 3-bedroom, 2.5-bath townhomes built by Century Communities. They're priced from the mid-$300's to the low $400's, with builder financing incentives that include interest rates as low as 3.5% and closing costs concessions of up to $9k!Affordability Is BACK....and Here's Proof!If you've spent the last two years being priced out of the market, Magnolia Square was built for this exact moment. This new townhome community in Austell, Cobb County, tackles the three cost concerns buyers care about most: monthly payment, insurance, and ongoing maintenance...all at once.I break it all down in the video below, but here's what you need to know.Why Buyers Are Wat...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
I Owe More Than I Thought....Can I Still Sell My Home?Can I sell my house if I still owe a lot on the mortgage? In most cases, ABSOLUTELY!If the sales price covers your remaining loan balance plus any concessions being offered to the Buyer along with the Seller's prorated costs, you can sell! In fact, many Metro Atlanta homeowners have more equity than they realize.The Question Keeping You Up at NightEach month, many homeowners look at their remaining mortgage balance and think: there's no way I could sell and come out ahead. If you've refinanced within the past few years or took out a HELOC for renovation, you may have questions regarding what you could possibly sell your home for.This is the uncertainty that prevents a lot of homeowners from even looking into it. However, "I owe more ...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
What Metro Atlanta Buyers Are Googling This SummerWhat are home buyers searching for this summer in Metro Atlanta? Buyers are Googling move-in-ready homes, outdoor living spaces, and "is now a good time to buy" more than ever. This all represents a mix of feature preferences and rate anxiety...two factors that are shaping the 2026 summer market.You're Not the Only One Refreshing Zillow at MidnightIf you've typed "should I wait for mortgage rates to drop" into Google more than once this summer, you're in good company. Search data shows buyers everywhere are wrestling with questions of timing versus affordability and dream home versus practical choice.Here in Metro Atlanta, that tension shows up in real conversations with buyers every week. Understanding what's actually driving those late...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
How Can Sellers Make Their Home More Appealing When Mortgage Rates Are High?How can sellers make their home more appealing when mortgage rates are high? Sellers in Cobb County and across Metro Atlanta can offset rate concerns by pricing competitively, offering rate buydown incentives, and presenting a move-in-ready home that minimizes buyers' upfront costs and stress.Buyers Haven't Left the Market....They've Gotten PickierHigher rates haven't stopped people from buying homes in Cobb County. What's changed is how they're buying. Today's buyer is doing more math before they make an offer and running the numbers on monthly payments. They're even using these factors to weigh one property over another.That's actually good news for sellers who understand the shift!You're not competing against...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
What does it mean for Metro Atlanta buyers and sellers when mortgage rates approach 7%? Higher rates mean higher monthly payments for buyers and a smaller pool of qualified buyers for sellers, but current data shows purchase demand is holding up better than the headlines suggest.If you've been watching rate news lately, you've probably felt whiplash. One week applications drop, the next week they bounce back, and rates keep grinding higher. Here's what's actually happening and what it means for your next move.Rates Are Pushing Toward 7%The average 30-year fixed rate climbed to 6.69% for the week ending July 17, up from 6.65% the week before which was the highest level in nearly a year. It's not 7% yet (thank God), but it's close enough that buyers should plan around it rather than wait ...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
Buying New Construction in Cobb County? Here's What "Standard" Should Actually MeanWhat should buyers look for when buying new construction in Cobb County, GA? Compare the base price to what's actually included standard — flooring, finishes, layout, and incentives vary widely between builders, even at similar price points in Powder Springs and greater Cobb County.The Model Home TrapYou walk into a builder's model home and it's stunning — quartz counters, a spa-style bathroom, a fireplace wall that looks pulled from a design magazine. Then you find out half of what you loved was an upgrade, and the "starting price" you saw online didn't include any of it.This is one of the most common surprises new construction buyers run into, and it's exactly why "standard features" is the single most ...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
Finding a home that strikes the perfect balance between modern luxury and true affordability can feel like searching for a needle in a haystack! But every now and then, a builder comes along and completely changes the game....Welcome to Concord Oaks, an incredible Dream Finders community nestled just minutes from the charm and energy of downtown Powder Springs, Georgia.With three and four-bedroom floor plans starting around $350,000, this community redefines what "standard features" look like. Here is a guided tour of why these homes are anything but ordinary.1. High-End Features—No Upgrade RequiredWhen you build or buy a new construction home, the base price rarely includes the features you actually want. Dream Finders is completely flipping that script at Concord Oaks by offering base...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
The New Housing Act: A Game-Changer or Too Little, Too Late?Talk about a political plot twist. Just hours ago, the historic bipartisan 21st Century ROAD to Housing Act, which contains the core rules of the highly anticipated Housing Affordability Act, was locked, loaded, and heading down the final stretch.After sailing through the Senate and the House with overwhelming majorities, it was scheduled for an official White House signing ceremony today.Then came the whiplash.In a sudden move that shocked Washington, the president abruptly canceled the signing ceremony, declaring that he will hold the housing bill hostage until Congress passes an entirely separate election and voting bill known as the SAVE America Act.While this sudden standoff leaves the final fate of the housing bill up in ...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
What questions should you ask before selling your home in Metro Atlanta? Smart sellers ask what their home is truly worth, what they'll actually net, whether their price is a strategy or just a number, and who's in their corner when a deal gets complicated. The new question every seller is asking Earlier this year, a Florida homeowner used ChatGPT to sell his house in five days — reportedly for about $100,000 over what agents estimated. The story went viral and left homeowners asking: Do I even need an agent anymore? It's a fair question. AI is genuinely good at drafting a description & organizing a timeline, but the headline skipped what actually decides how a sale goes. You know, the questions you ask before the first photo is taken. Most sellers don't know to ask them. The ones who ...
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By Vanessa Calhoun, Powered by Data. Led by Heart.
(HomeSmart)
This Mableton Double Lot Might Be the Last Place You Can Build Whatever You WantLooking for land for sale in Mableton, GA with utilities already in place and no HOA restrictions? This double lot on Nellie Brook Dr checks every box! Lake view, easy interstate access, and the freedom to build exactly what you want.Let's be honest: finding a buildable lot in metro Atlanta that doesn't come with a 47-page HOA handbook and a committee that has opinions about your mailbox is… rare. But here it is.This double lot on Nellie Brook Dr in Mableton, GA is one of those opportunities that makes you slow down, take a second look, and then call your builder.Two Lots. One Big Opportunity.The beauty of two lots is that it means more elbow room, more flexibility, and more canvas for whatever you're envisi...
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By Vanessa Calhoun, Know Your Market. Own Your Move.
(HomeSmart)
First-Time Buyer? Down Payment Assistance Programs Available in Cobb CountyAre there down payment assistance programs for first-time home buyers in Cobb County, Georgia? Yes. Cobb County buyers can access multiple programs in 2026, including the Georgia Dream Homeownership Program and the Cobb County My Home DPA Program, which provide thousands of dollars toward your down payment and closing costs.Coming up with a down payment is the number one reason most first-time buyers put off purchasing a home. You've done the budgeting. You know what you can afford each month. But that lump sum due at closing — often tens of thousands of dollars — can feel like a moving target that never quite comes within reach.Here's what many buyers in Cobb County don't know: you may not need to come up with a...
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By Jackye Mumphrey, The Real Estate Maven® Atlanta Real Estate
(Keller Williams Realty Cityside)
Let The Real Estate Maven® guide your next move with experience, care, and local market expertise. These outstanding South Cobb listings are available and exclusively listed by the Keller Williams Cityside — offering you trusted service, expert guidance, and incredible opportunities in one of Atlanta’s most sought-after areas. Jackye Mumphrey | The Real Estate Maven® Keller Williams Realty Cityside⁠ 770-874-6200 x 6233        
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By Anthony Acosta - ALLATLANTAcondos.com, Associate Broker
(Harry Norman, REALTORS® )
 Looking for the Top Realtor in Vinings? Anthony Acosta brings two decades of expert service, local insight, and proven results. 🏡🏘️ Why Work with the Top Realtor in Vinings?Vinings blends Southern charm with upscale living—and choosing the right Realtor is key. As the Top Realtor in Vinings, Anthony Acosta brings over two decades of experience guiding buyers and sellers to success. From elegant townhomes to luxury estates, Anthony understands the nuances of this highly desirable market. He offers unmatched insight into top communities like Vinings Overlook, Paces View, One Vinings Mountain, The Aberdeen, and Horizon, ensuring you make confident and informed decisions.🔑 Trusted Results, Personalized ServiceWhether you’re relocating, investing, or preparing to sell, Anthony delivers a ta...
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