Long-Term Residential · Marietta
Long-Term Rental Management in Marietta, GA
A rental property should behave like an investment, not a second job. ATLStay manages unfurnished twelve-month residential rentals across metro Atlanta end to end — marketing, screening, leasing, rent collection, maintenance, inspections, accounting, and renewals — with the Georgia compliance work that becomes mandatory the moment you hire a management agent.
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Marietta, GA
Why Marietta — and what it means for your property
Marietta's historic Square, Civil War heritage sites, and position as Cobb County's civic heart create a layered demand picture that benefits STR owners willing to actively manage for the right guest — and the right nights.
Marietta sits in Cobb County, which sets much of the regulatory and tax picture for property here. We track those rules per address rather than per city, because they rarely stop neatly at a city line.
What stands out about Marietta
- Marietta Square's restaurants and events drive consistent weekend leisure bookings
- Kennesaw Mountain and Civil War sites attract heritage and outdoor travelers
- Dobbins Air Reserve Base creates year-round business and military-adjacent demand
- Cobb Galleria and Truist Park proximity adds corporate and sports-event demand
- Compliance handled — Marietta, unincorporated Cobb and Atlanta each set different rules
How long-term rental management works in Marietta
What Full-Service Management Actually Covers
Most owners reach us after managing a rental themselves for a while. It usually works fine — right up until a water heater fails on a Friday night, or a tenant goes quiet on the 8th of the month, or a renewal slips past and a below-market rent rolls forward for another year. The real cost of self-managing is rarely the money. It is the attention.
Full-service means we own the entire lifecycle. We assess what the property needs to lease well, photograph and market it, screen applicants against a written standard, prepare and execute a Georgia-compliant lease, complete a documented move-in inspection, collect the rent, handle maintenance, inspect on a schedule, account for every dollar, and negotiate the renewal before the lease runs out. When something goes wrong, we fix it and then tell you exactly what happened.
Screening Is the Decision That Sets Up the Next Two Years
Nearly every bad landlord story starts with a rushed approval. A vacant month feels expensive, so the first applicant with a pulse gets the keys. Twelve months later that decision has cost several times what the vacancy would have.
We screen every adult applicant the same way, every time: verified income measured against a written threshold, full credit review, rental history with prior landlords contacted directly rather than by emailed form, employment verification, and public-record review for prior evictions. The standard is written down before the property is ever listed. That matters for quality, and it matters for Fair Housing — criteria that shift depending on who is asking are exactly how owners end up in a complaint.
What long-term rental management looks like in Marietta specifically
Marietta is the one Cobb city that runs its own housing code, and owners routinely miss it. The City of Marietta operates a Residential Housing Code program whose stated job includes inspecting "dwelling units for compliance with the basic minimum housing standards deemed essential for safe and healthful living," issuing notices of noncompliance to owners in violation, issuing notices of condemnation on unfit dwellings, and preparing municipal-court-ordered demolitions — with liens placed on court-ordered demolitions if not paid within 30 days. The city also states flatly that all residences must be equipped with a smoke detector.
Just as important is what does not apply. Cobb County's tenant housing-complaint process is expressly limited to "rental property located within unincorporated Cobb County," so a Marietta rental sits outside it entirely; the city's own code enforcement handles it instead, and Marietta's division notes it can only investigate complaints inside the city limits. Two enforcement systems, one county, and the city line decides which one your tenant can call.
A dispossessory on a Marietta address goes to the Cobb County Magistrate Court at 32 Waddell Street, right here in town, where dispossessory hearings are held on Tuesdays at 9 a.m. and 1:30 p.m. and the tenant has seven days from service to answer. Cobb also runs an off-duty eviction route: if the Sheriff cannot execute within 14 days of the writ being scheduled, a landlord may apply — in person, at 185 Roswell Street, at least five days before the intended execution — to have certified off-duty peace officers carry it out, at the landlord's cost.
Want the whole property handled, not just long-term rental management? Marietta property management covers short-term, long-term and everything between — one team, one point of contact.
Free projection · Marietta
What could your Marietta property earn?
Send us the address and we'll come back with real numbers for it, using actual Marietta data — from a person on our team, within one business day.
Free, no obligation. Prefer to talk? Call (770) 999-9740
Step 1 of 4 · Address
What’s the address of your rental property?
We’ll pull real, comparable Atlanta rents to build your projection.
Included in Marietta
One rate. The whole service.
One management fee, quoted for your property in writing before you sign anything — no onboarding charge, no markup on maintenance, and no surprise line items.
- Rent-ready walkthrough and a written punch list of what the property needs to lease at the top of its band
- Professional listing photography, floor plan, and syndication across the major rental portals plus the Georgia MLS feeds
- Showing coordination, application intake, and a written screening standard applied identically to every applicant
- Income, credit, employment, prior-landlord, eviction, and public-record verification on every adult applicant
- Georgia-specific lease preparation, disclosures, and execution
- Documented move-in inspection with a signed, photographed existing-damage list before the deposit is accepted
- Security deposit held in a dedicated escrow account, with written notice to the tenant of where it is held
- Online rent collection, a dated late-notice sequence, and owner and tenant portals
- Maintenance triage and dispatch through vetted, insured Atlanta vendors, with approval thresholds you set
- Scheduled interior and exterior condition inspections with photo reports
- Monthly owner statements, year-end summaries, and 1099 handling
- Renewal negotiation, market rent review before every expiry, and dispossessory coordination with a Georgia landlord-tenant attorney when it becomes unavoidable
Marietta questions
Owning and renting in Marietta
Does proximity to Truist Park affect Airbnb rates in Marietta?
Meaningfully, yes. The Atlanta Braves play 81 regular-season home games plus any postseason games, and the Battery Atlanta development surrounding Truist Park hosts concerts and events year-round. Guests who want to avoid driving after a night game or a late concert are a reliable market. We price proactively for the full Braves and Battery Atlanta event calendar.
Can I host my Marietta property with ATLStay and still use it myself?
Yes. Owners of Marietta properties retain full calendar control while ATLStay manages the listing. You retain full control of your calendar. Block any dates for personal or family use, and we handle all bookings around those windows. No minimum availability requirements.
Are short-term rentals allowed in Marietta, GA?
Yes, and the regulatory answer surprises most owners. As of the city council's most recent discussion of the question, Marietta has no dedicated short-term rental ordinance — the Marietta Daily Journal reported on 1 May 2026 that operators are not required to hold a business licence, and council members were debating whether to create a registry at all. Cobb County's ordinance does not fill that gap either: its own Applicability section binds only “any owner of any property within the unincorporated areas of Cobb County,” and Marietta is incorporated. What does apply are the city's general noise, nuisance, parking and licensing ordinances, plus state and local lodging tax. Council is actively working on this, so we confirm the current position for your specific address before a property is listed rather than relying on a guide.
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