Apartment Acquisitions · Marietta
Sell Your Commercial Property In Marietta, GA
Skyline Capital Investments buys commercial apartment buildings of 5+ units in Marietta and across Cobb County — listed or off-market, stabilized or value-add. Get clear feedback on your deal, typically within 48 hours.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Areas We Target: Marietta Square · Franklin Gateway · East Cobb · Powder Springs Street corridor — Cobb County, GA
Why Marietta
Why We Buy Multifamily In Marietta
Marietta is a majority-renter city. The Census Bureau's 2020–2024 American Community Survey counts 13,049 renter households out of 24,707 occupied homes, 52.8%, and 10,663 housing units in buildings with five or more apartments, nearly 40% of the city's housing.
Rents are moderate for metro Atlanta. Median gross rent is $1,586 a month, below HUD's FY2026 one-bedroom Fair Market Rent for the region, while 57.3% of renter households spend 30% or more of income on housing.
The city has also shaped its apartment supply directly: a 2013 voter-approved redevelopment bond paid to buy and tear down aging complexes on Franklin Road. Below are the rent, stock, Cobb County tax and state rules that matter for an owner near Marietta Square, Franklin Gateway, the Powder Springs Street corridor or East Cobb.
Wellstar Kennestone Regional Medical Center
The Church Street hospital is a verified Level I Trauma Center and Comprehensive Stroke Center, and Wellstar reports a 235-bed tower expansion scheduled to open April 15, 2026.A deep base of working renters
ACS 2020–2024 data count 13,049 renter households, 52.8% of homes, with a median household income of $72,725, well below neighboring Smyrna's $100,061.Franklin Gateway redevelopment
Voters approved a $68 million bond in 2013, with up to $64 million set aside to buy, raze and redevelop aging apartment complexes on Franklin Road for private development.Our Buy Box
What We Buy In Marietta
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Marietta Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Marietta
The 2020–2024 ACS counts 62,263 residents in Marietta, the Cobb County seat, and 24,707 occupied homes. Renters hold 13,049 of them, or 52.8%, and owners 11,658. The median household income is $72,725, well below Smyrna's $100,061, and the renter base is broad rather than high-end.
Cost pressure is significant. Of all renter households, 7,474, or 57.3%, spend 30% or more of income on rent and utilities, and 3,125, or 23.9%, spend half or more. Only 2,441, about 18.7%, spend under 20%.
Health care is the clearest anchor. Wellstar Kennestone Regional Medical Center on Church Street is a Level I Trauma Center verified by the American College of Surgeons and a Comprehensive Stroke Center, and Wellstar lists a 235-bed tower expansion scheduled to open April 15, 2026. A hospital of that scale is a steady source of rental demand.
Rents and affordability
Median gross rent is $1,586 a month, or $19,032 a year, about 26.2% of the city's median household income. HUD's FY2026 Fair Market Rents for the Atlanta-Sandy Springs-Roswell area sit above the city median for every unit size above an efficiency:
| Measure | Amount |
|---|---|
| HUD FMR, efficiency | $1,585 |
| HUD FMR, one-bedroom | $1,660 |
| HUD FMR, two-bedroom | $1,820 |
| HUD FMR, three-bedroom | $2,182 |
| Marietta median gross rent (ACS 2020–2024) | $1,586 |
| Smyrna median gross rent | $1,739 |
Because the two-bedroom FMR is $234 above the city median, HUD's metro voucher benchmark sits above typical Marietta rents, a different position from the north Fulton suburbs, where city medians exceed the two-bedroom figure. FY2027 FMRs take effect October 1, 2026.
The apartment stock
Of 26,783 housing units in the ACS, 11,471, or 42.8%, are detached houses and 3,328, or 12.4%, are attached homes. Buildings with five or more units hold 10,663 units, or 39.8%: 2,705 in 5 to 9 unit buildings, 3,520 in 10 to 19, 2,083 in 20 to 49 and 2,355 in 50 or more. Buildings of 5 to 19 units make up 58.4% of that apartment stock, so the market is dominated by small and mid-sized properties rather than large complexes.
The median housing unit was built in 1987, older than in Smyrna (1990). The ACS counts 2,076 more housing units than occupied homes, about 7.8% of the stock, a figure that includes homes for sale and seasonal units as well as vacant rentals.
Franklin Gateway and the city's role in supply
Marietta has intervened directly in its apartment market. In 2013 the city put a $68 million general obligation bond before voters; according to the Council for Quality Growth, $64 million was meant to buy aging apartment complexes on Franklin Road, raze them and open the land to private development, with $4 million for Whitlock Avenue. The bond passed, and the Atlanta Journal-Constitution reported that demolition began in June 2015 with the former Woodlands Park Apartments at 861 Franklin Road. The corridor is now branded Franklin Gateway. For owners elsewhere in the city, the episode removed older units from the market and showed that the city will act against complexes it considers blighted.
Property taxes on apartment buildings in Cobb County
Georgia assesses property at 40% of fair market value as of January 1, with 45 days to appeal after a notice is mailed, per the Department of Revenue. The 2025 millage report lists Cobb County at 8.460 mills, Marietta City Schools at 17.970 and the City of Marietta at 2.867 plus 1.825 for bonds. That totals 31.122 mills, about 1.24% of market value, or roughly $24,900 a year on a $2 million building. Parcels in the downtown development authority district add 1.453 mills. Marietta's own school levy is lower than the Cobb County School District's 18.700 mills, which applies in Smyrna and Kennesaw. Using the same report, county, school and city levies total 36.150 mills inside Smyrna and 36.310 inside Kennesaw, so a Marietta building of equal value carries a lighter base tax load. The HB 581 homestead cap does not reach rental property, so assessments can follow market value each year.
Landlord rules
O.C.G.A. 44-7-19 prevents Marietta from capping rents. Under the 2024 Safe at Home Act, summarized in the Georgia Landlord-Tenant Handbook, deposits are capped at two months' rent and must be returned within 30 days, landlords must give a written notice to pay at least three business days before filing a dispossessory, and units must be kept fit for habitation.
What this means if you own a building here
A large renter base, hospital employment and HUD benchmarks above the city median support occupancy, while the city's history on Franklin Road means condition matters. The state transfer tax is $1 per $1,000, and a financed buyer pays the intangible recording tax. Skyline Capital Investments buys 5+ unit buildings in Marietta and across Cobb County, including properties that need work. Try our apartment building value calculator or see how we make offers on our sell your apartment building page.
Good To Know
What Shapes A Marietta Offer
If you want to sell commercial property in Marietta, GA, these points drive how we price the building.
More about selling in Georgia →Investing in Marietta? See apartment syndications in Marietta →
- Inside Marietta, the 2025 Cobb County, Marietta City Schools and city levies total 31.122 mills on 40% of value, about 1.24% of market value; downtown parcels also pay a 1.453-mill development authority levy.
- Marietta has its own school system, levying 17.970 mills in 2025 versus 18.700 for Cobb County schools, which helps keep city totals below Smyrna and Kennesaw.
- The city has shown it will buy and demolish older apartment complexes, as it did on Franklin Road after 2013, so buyers will look closely at condition and code history.
- Marietta's $1,586 median gross rent is below HUD's FY2026 one-bedroom Fair Market Rent of $1,660, so voucher tenants can often cover typical rents here.
Seller Guides
Selling A Building In Marietta
Learn More
Taxes & Rules For Marietta Property
The Georgia rules that shape any deal in Marietta: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Marietta Seller FAQ
What is the average rent in Marietta, GA?
The Census Bureau's 2020–2024 American Community Survey puts Marietta's median gross rent, including utilities, at $1,586 a month. HUD's FY2026 Fair Market Rents for the Atlanta-Sandy Springs-Roswell area are $1,585 for an efficiency, $1,660 for a one-bedroom and $1,820 for a two-bedroom, so typical Marietta rents sit near the bottom of that range.
How are apartment buildings taxed in Marietta?
Georgia assesses property at 40% of fair market value. Georgia Department of Revenue data for 2025 list Cobb County at 8.460 mills, Marietta City Schools at 17.970 and the City of Marietta at 2.867 plus 1.825 for bonds, for 31.122 mills. A $2 million building would owe about $24,900 a year, plus any special district levy.
Does Marietta have rent control?
No. O.C.G.A. 44-7-19 bars Georgia cities and counties from regulating rent amounts on private rental property. State landlord-tenant law applies, including the 2024 Safe at Home Act's two-month cap on security deposits and its three-business-day notice to pay before a dispossessory filing.
What share of Marietta residents rent?
About 52.8%. The 2020–2024 American Community Survey counts 13,049 renter households out of 24,707 occupied homes. Of those renters, 57.3% spend 30% or more of income on rent and utilities, and 23.9% spend half or more.
What happened to the apartments on Franklin Road?
In 2013 Marietta voters approved a $68 million redevelopment bond, up to $64 million of it for Franklin Road. The city bought aging complexes there, starting demolition with the former Woodlands Park Apartments in June 2015, to open the land to private redevelopment now known as Franklin Gateway.
Do I need to fix up my Marietta building before selling?
No. We price in deferred maintenance, vacancy, and below-market rents ourselves, so you can sell the property as it stands.
Do you work with Marietta brokers and agents?
We do. Agents can bring us listed or pocket-listing deals in Marietta, and we keep every conversation confidential.
Can I sell rental property in Marietta with tenants in place?
Yes. We buy apartment buildings with tenants in place and keep existing leases intact. As a commercial real estate buyer focused on 5+ unit properties, we underwrite the current rent roll as it stands.
Do I need a broker to sell my apartment building in Marietta?
No. You can work with us directly, or your broker can bring the deal to us. Either way, conversations stay confidential.
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