Trying to choose between Roswell and Marietta for your next home? You are not alone. Both offer historic charm, good access to jobs, and strong value in the $200K–$1M range, but the day‑to‑day tradeoffs are different. In this guide, you will get a clear, side‑by‑side look at prices, taxes, schools, commute, and lifestyle so you can move forward with confidence. Let’s dive in.
Roswell vs. Marietta at a glance
Roswell and Marietta sit just north of Atlanta in Fulton and Cobb counties. They share a classic suburban feel with walkable historic cores and plenty of parks. Where they differ most is pricing and inventory at the lower end, access to transit, and the vibe of each downtown.
- Prices: Recent city‑level indexes place typical home values around the mid‑$600Ks in Roswell and the mid‑$400Ks in Marietta. That gap affects what you can buy in each price band.
- Commute: Average travel times are similar, roughly 27 to 28 minutes on recent U.S. Census averages, but the routes and transit options differ. Census QuickFacts shows Roswell and Marietta tracking closely on mean commute time.
- Schools: Roswell addresses feed into Fulton County Schools. Many Marietta city addresses are in Marietta City Schools, while some nearby Cobb addresses feed Cobb County School District. Always verify the exact attendance zone for a specific property.
- Lifestyle: Both have lively historic districts with restaurants and events. Roswell leans into river access and trails. Marietta’s Square anchors a larger civic hub with frequent community events.
What your budget buys ($200K–$1M)
Your budget goes further in Marietta at the entry level, while Roswell concentrates more upper‑mid options near its historic core and river parks.
Under ~$300K
- Roswell: Mostly condos and townhomes, with very limited single‑family options at this level.
- Marietta: More single‑family entry points under $300K compared with Roswell.
$300K–$500K
- Roswell: Townhomes and smaller or renovated cottages. Fewer detached single‑family homes overall.
- Marietta: Many single‑family options across a range of neighborhoods.
$500K–$800K
- Roswell: A common band for single‑family homes in established neighborhoods, including areas near the Historic District and river amenities.
- Marietta: Buys larger single‑family homes in many pockets, with options near the Square or East Cobb‑adjacent areas.
$800K–$1M
- Roswell: More inventory at this level, especially in sought‑after neighborhoods with strong amenity access.
- Marietta: Available but less common, concentrated in select neighborhoods.
Practical takeaway: If you want more house and lot for the price under about $500K, Marietta usually has more options. If you prioritize historic walkability, river recreation, and upper‑mid price points, Roswell stands out.
Taxes and total cost of ownership
Georgia property taxes use a clear formula. Real property is assessed at 40 percent of fair market value, and local millage rates apply to that assessed value. Exemptions, like homestead, reduce the bill after that step. You can see the assessment basis directly in the Georgia Code for reference at OCGA §48‑5‑7.
Here are typical millage components used for illustration:
- Roswell (Fulton County): Fulton County general fund 8.87 mills, Fulton County Schools 17.08 mills, City of Roswell 4.949 mills. Fulton confirmed the 8.87 mills rate in its 2025 announcement, and the city publishes the 4.949 mills rate along with exemptions on its property tax page. See the county note at Fulton County.
- Marietta (Cobb County): Cobb County general fund 8.46 mills, Marietta City Schools 17.97 mills, City of Marietta 4.692 mills. Rate notices are available via Cobb County and the City of Marietta.
These examples are pre‑exemption and for illustration only. Always confirm an itemized current tax bill and exemptions for a specific property.
Example tax estimates (before exemptions)
Method: assessed value = FMV × 0.40. Estimated tax = assessed value × (combined mills / 1,000).
| Fair Market Value | City | Combined Mills | Assessed Value | Est. Annual Tax |
|---|---|---|---|---|
| $350,000 | Roswell | 30.899 | $140,000 | ≈ $4,326 |
| $350,000 | Marietta | 31.122 | $140,000 | ≈ $4,357 |
| $750,000 | Roswell | 30.899 | $300,000 | ≈ $9,270 |
| $750,000 | Marietta | 31.122 | $300,000 | ≈ $9,337 |
What this means for you: The combined rates are similar. The biggest variable is exemptions and whether a parcel sits in a special district. Check exemptions with the city and county before you write an offer. Roswell publishes local homestead exemptions and helpful FAQs on its property taxes page.
Schools: districts and recent signals
- Roswell: Most addresses feed into Fulton County Schools, a large metro district. For general district resources, visit Fulton County Schools. District communications highlight recent improvements on Georgia’s CCRPI metrics. See the summary of gains in the district’s 2025 update at FCS news.
- Marietta: Many city addresses are served by Marietta City Schools, while addresses outside city limits may be in Cobb County School District. Marietta City Schools reports notable progress on recent CCRPI and growth indicators. Read the district’s update on improvements at Marietta City Schools news. For millage context and district notices, see Marietta City Schools.
Buyer tip: Attendance zones can vary within each city. Always verify the assigned schools for a specific property address and review the most recent Georgia school report cards for a complete picture.
Commute and transit access
Average commute times are similar on paper: Roswell sits around 27 minutes and Marietta about 27.5 minutes on recent U.S. Census averages. See the Roswell figure in Census QuickFacts for context.
Where they differ is how you get around:
- Roswell: You are close to GA‑400 and north‑metro job hubs along the GA‑400 corridor. Roswell does not have a MARTA heavy‑rail station inside the city, so most residents drive or park‑and‑ride to MARTA stations farther south. Learn more about MARTA’s regional network on the system overview at MARTA.
- Marietta: CobbLinc operates local and express bus routes, including park‑and‑ride options with transfers into the MARTA network at some points. If you want to rely less on solo driving, Marietta offers more county‑level bus infrastructure. See routes and schedules at CobbLinc.
Bottom line: If you value quick access to the GA‑400 corridor and do not mind driving, Roswell is convenient. If you want county transit and park‑and‑ride options, Marietta has more in place through CobbLinc.
Lifestyle anchors: downtowns and parks
Roswell Historic District
Roswell’s Historic District centers on Canton Street, where you can stroll to restaurants, cafes, boutiques, and a cultural arts center. Regular events and nearby river trails add to the small‑town vibe. For a feel of the free activities and outdoor options around town, start with Visit Roswell’s guide.
Nearby, the Vickery Creek and Roswell Mill trails offer scenic hiking by the waterfall and historic mill ruins. Get a quick overview and photos from recent visitors on Vickery Creek Trail.
Marietta Square
Marietta’s historic Square is a central hub with restaurants, a farmers market, live performances, and frequent festivals. The layout feels like a classic small city center with a courthouse square and regular community programming.
Parks and outdoor recreation
- Roswell: Chattahoochee River access, Vickery Creek, and multiple greenways make it easy to get outside quickly.
- Marietta: You are close to Kennesaw Mountain National Battlefield Park, a major destination for hiking and views just northwest of downtown. Explore hours and trail info at Kennesaw Mountain NPS.
Safety snapshot
City‑level crime indexes often show Roswell trending lower than Marietta in recent snapshots. These are broad averages that can vary by neighborhood and time period. For a high‑level reference, see a recent city overview at City‑Data’s Roswell page. For any specific address, review neighborhood‑level crime maps, recent police reports, and local trends to get the most accurate picture.
Quick decision checklist
- Lower entry price and more single‑family options under ~$350K: lean Marietta.
- Historic downtown walkability, river access, and more upper‑mid options: lean Roswell. Explore Roswell’s free activities via Visit Roswell.
- Schools as a top factor: confirm the exact attendance zone for the address, then compare the most recent Georgia report cards and district updates. See Fulton’s CCRPI gains at FCS news and Marietta City Schools’ growth update at MCS news.
- Transit and fewer solo drives: Marietta’s CobbLinc provides park‑and‑ride and transfer options, though both cities remain largely auto‑oriented.
- Taxes: Combined millage rates are similar. The biggest savings usually come from exemptions and whether a parcel is in a special district. Learn the 40 percent assessment basis at OCGA §48‑5‑7 and review city resources like Roswell’s property tax page.
Ready to run the numbers and tour homes that match your lifestyle and budget? Let’s align your must‑haves with the right neighborhood and create a plan that moves you forward. Connect with Richie Torrance to compare on‑market options, confirm taxes and school zones, and map drive times before you offer.
FAQs
Is Roswell or Marietta more affordable for first-time buyers?
- Marietta typically offers more single‑family options under ~$350K, while Roswell skews toward condos and townhomes at the entry level.
How do property taxes differ between Roswell and Marietta?
- Combined rates are similar in recent examples, so exemptions and special districts often drive the biggest differences; see the 40 percent assessment method in Georgia law.
Which school districts serve Roswell and Marietta?
- Roswell addresses generally attend Fulton County Schools; Marietta city addresses often attend Marietta City Schools, with some nearby addresses in Cobb County School District—always verify the specific attendance zone for the property.
What are the main commute and transit options in each city?
- Roswell relies on driving with access to GA‑400 and park‑and‑ride to MARTA; Marietta is served by CobbLinc buses and park‑and‑ride transfers, while regional heavy‑rail details are outlined on MARTA’s overview.
What outdoor amenities stand out near each city?
- Roswell offers Chattahoochee River access and the Vickery Creek Trail; Marietta is close to Kennesaw Mountain National Battlefield Park for hiking and views.
