Selling an Inherited Home in Cobb County, Georgia: Where to Start

By Deborah Morton, Managing Partner, The Agency Atlanta. RealTrends Top 1.5%.

Selling an inherited home in Cobb County, Georgia usually starts at the Probate Court on Waddell Street in downtown Marietta, not with a listing, because someone needs legal authority from the court to sign for the estate before a sale can close. Once that authority is in place, an inherited house sells much like any other Cobb home, with a few extra steps around taxes, carrying costs and family decisions.

The court sits at 32 Waddell Street and keeps regular weekday hours, and it serves all of Cobb County. Many families walk in, or log in, without ever having needed it before. That is normal. Nobody practices for this.

This post is for anyone who has become responsible for a parent's or relative's house in Cobb County and is trying to figure out the order of things. It covers who can sell, how the Cobb probate court fits in, what the house costs while it waits, and the choices that come after. It is real estate education, not legal or tax advice. A Georgia probate attorney, your closing attorney and your CPA are the ones who confirm the details for your family.

Who has the authority to sell an inherited house in Cobb County, Georgia?

Usually the person the probate court appoints to handle the estate. Being a child of the owner, or being named in the will, does not by itself give someone the right to sign a deed. The Probate Court of Cobb County validates wills and appoints an executor, typically the person named in the will, or an administrator when there is no will. The court then issues documents, commonly called letters, that show who has authority to act for the estate.

Those letters are what a closing attorney asks to see before an estate sale can close. Some smaller estates may qualify for simpler procedures under Georgia law, and some homes pass outside probate altogether, depending on how the deed was titled. Which path applies is a question for a probate attorney, and it is worth asking early, because it shapes the whole timeline. Our post on the Georgia probate timeline walks through the stages in order, and our post on selling a deceased parent's house in Georgia covers how to find out who has authority.

Where is the Cobb County Probate Court, and what does it handle?

The Probate Court of Cobb County is at 32 Waddell Street, Marietta, GA 30090. It is open Monday through Friday, 8 a.m. to 5 p.m., excluding holidays, and can be reached at (770) 528-1900. Its estates work includes validating wills, appointing executors and administrators, administering oaths, issuing letters, and overseeing reports that personal representatives file.

A few practical things families find helpful:

1. E-filing. The court's website links to an online e-filing portal for probate filings, so not every step requires a trip downtown.
2. Standard forms. Georgia publishes standard probate forms at gaprobate.gov, and the Cobb court links to them.
3. Case status. The court offers a case status and records search, which helps when several family members want to know where things stand.
4. Fees. The court posts a list of common probate court fees.
5. Limits. Court staff can explain procedures, but they cannot give legal advice. That is a job for an attorney.

Can you sell the house before probate is finished?

Sometimes. The real question isn't whether probate is finished. It is whether someone currently has legal authority to sign, and what the will and any court orders allow. A probate attorney answers that for your family, and the closing attorney confirms it before closing.

What can usually start sooner is everything that doesn't require a signature on a deed. A family can secure the house, keep it insured, gather documents, sort belongings, get repair estimates and learn what the home is likely worth. Two clocks run at once in most estate sales, the court's and the house's, and the families who have the easiest time tend to work both instead of waiting for one to finish before starting the other.

What documents should you gather first?

Having the paperwork in one folder makes every later conversation shorter, whether it is with the attorney, the court, the insurer or a buyer's lender. A practical starting list:

Certified copies of the death certificate. Several offices will ask for one. The will, if there is one, and any trust documents. The deed or the most recent closing package for the house. Mortgage and home equity statements, with account numbers and lender contact information. The homeowners insurance policy and the agent's contact information. Recent county and city tax bills, which also show any exemptions. HOA documents, if there is an association. Utility accounts in the owner's name. And a simple list of what has been updated or repaired, and when, if anyone in the family knows. That last item sounds minor, but it is exactly the information online estimates miss, and it helps anyone pricing the house later.

You don't need every item before you call an attorney. Bring what you have, and add the rest as you find it.

What does the house cost the estate while it waits?

More than people expect, because a house keeps its bills after its owner is gone. Common carrying costs include:

1. Mortgage payments, if there is a loan. The loan doesn't disappear, and the lender still expects payment.
2. Homeowners insurance. Call the insurer early and ask how the policy treats a home that is no longer occupied. Don't assume the existing coverage simply continues as before.
3. Utilities and upkeep. Power, water, lawn care and basic maintenance protect the house and its value.
4. HOA dues, if the home is in a community with an association.
5. Property taxes. Cobb County taxes are due October 15 each year, and Cobb's cities bill their own taxes separately.

Adding these up month by month is one of the most useful things a family can do early. It turns a vague worry into a number, and that number helps compare the options below.

The homestead exemption

A Georgia homestead exemption depends on an owner living in the home as a primary residence. Exemptions renew automatically only while ownership and occupancy stay the same, and a new owner has to apply for their own. The Cobb County Tax Commissioner asks owners who no longer qualify to notify the office, and not doing so can bring a penalty. Whoever is handling the estate should check which exemptions are on the bill and ask the attorney or CPA how to handle them.

Should you sell as-is, fix it up, or take a cash offer?

There is no single right answer, only trade-offs worth seeing clearly.

1. Selling as-is saves time and up-front money, and it suits a house that needs more work than the estate wants to take on. The trade-off is usually a lower price.
2. Light preparation, like clearing, cleaning, painting and small repairs, often costs less than families fear and can change how buyers see a house.
3. A cash offer trades some price for speed and certainty. That can be exactly right for an estate that needs to settle quickly or a house that needs major work.

Families handling an inherited home may find cash-offer letters and postcards arriving in the mailbox. Georgia has rules about what those solicitations must disclose, and our post on Georgia's solicitation disclosure law explains them. Whatever the offer, the useful comparison is the net: what the estate actually keeps after every cost. Our breakdown of the cost to sell in Cobb County, cash offer versus listing shows how to run that comparison.

What is an inherited house worth?

The honest answer is a range, and online estimates can be especially rough on inherited homes. A house that one owner lived in for decades often has updates the public record never captured, and repairs it needs that a computer can't see. A local review of recent comparable sales, adjusted for the home's actual condition, gives a much better starting point.

There is a tax side to value as well. Inherited property can be taxed differently from property you bought yourself, and the value at the time of death may matter later. Ask your CPA early whether a formal appraisal makes sense for the estate. An appraisal and a pricing strategy answer different questions, and a family may need both.

What if family members see it differently?

That is common, and it rarely means the sale is stuck. One sibling wants to keep the house, another needs the proceeds, a third is sure it is worth more than the market says. The legal question of who decides is answered by the will, the deed and the court's appointment, not by a family vote. The practical question of how to decide well is usually helped by the same few things: clear numbers on value and carrying costs, regular updates to everyone, and patience with the fact that this house means different things to different people.

What are the steps, in order?

Every estate is different, but most Cobb County estate sales follow a sequence like this one:

First, secure the house, keep insurance and utilities in place, and gather the will, deed, mortgage statements and recent tax bills. Second, talk with a probate attorney about which court path applies and who will have authority. Third, file with the Probate Court of Cobb County, in person or online. Fourth, while the court process moves, learn what the house is worth, add up the carrying costs and decide how much preparation makes sense. Fifth, once the personal representative's authority is confirmed in writing, list or accept an offer, and let the closing attorney verify the paperwork.

And if the family decides to keep the house for now, that is a legitimate choice too. Knowing the numbers simply makes it a decision rather than a default.

Frequently asked questions

Where do you start when selling an inherited home in Cobb County, Georgia?

Usually at the Probate Court of Cobb County, at 32 Waddell Street in Marietta. Before an estate home can close, someone needs legal authority from the court to sign for the estate.

Can I sell an inherited house in Cobb County before probate is finished?

It depends on who holds legal authority and what the will and the court allow. A probate attorney and the closing attorney confirm that, and preparing the house can often start sooner.

Can I file probate paperwork in Cobb County online?

The Probate Court of Cobb County links to an online e-filing portal, and Georgia's standard probate forms are published at gaprobate.gov. The court's staff cannot give legal advice.

What happens to the homestead exemption on an inherited house?

Homestead exemptions depend on an owner living in the home. Exemptions renew only while ownership and occupancy stay the same, and owners who no longer qualify are asked to notify the Cobb County Tax Commissioner.

Should I take a cash offer on an inherited house?

A cash offer can trade price for speed and simplicity. Comparing what you would net from each option, after all costs, is the clearest way to decide.

When the family is ready to see the house the way a buyer will, the free Home Report Card is a pre-listing walkthrough checklist for exactly that.

Sources

Court address, hours and phone rechecked November 4, 2026.

• Cobb County, Probate Court. Checked Nov 4, 2026.
• Cobb County, Probate Court, Wills and Estates. Checked Oct 31, 2026.
• Georgia Probate Court standard forms. Checked Oct 31, 2026.
• Cobb County Courier, "What does Cobb's Probate Court do?" (Apr 2026). Checked Oct 31, 2026.
• Cobb County Tax Commissioner, 2026 property tax bill announcement, as published by East Cobb News. Checked Nov 4, 2026.
• Georgia.gov, Apply for a Homestead Exemption. Checked Oct 31, 2026.
• Featured photo: stock image by Curtis Adams, Pexels, used under the Pexels License.