Gwinnett counted 957,062 residents at the 2020 Census and Cobb 766,149. Much of that growth arrived as subdivisions and townhome communities with a pool, courts and private streets run by a homeowners association.
The typical Cobb or Gwinnett community is a swim-and-tennis subdivision built in the 1990s or 2000s. Those amenities are now at or past their first replacement: pool plaster and pumps, tennis court resurfacing, clubhouse roofs and HVAC, entrance monuments and the asphalt on private streets.
Many of these communities are governed by the Georgia Property Owners' Association Act, and from January 1, 2027 every owners' association in the state must register with the Secretary of State before it can collect fines, file liens or foreclose. Registration does not require a study, but it pushes boards to get their records and finances in order.
Townhome communities add roofs and siding to the list where the association maintains the exterior. That is a large, predictable expense that suits a reserve plan far better than a one-time assessment.
Components to watch here
- Private streetsMill-and-overlay of a subdivision's streets is usually the biggest line in a Cobb or Gwinnett study.
- Pool and courtsPlaster, pumps, fencing and court surfaces cycle every 8 to 15 years.
- Townhome roofsWhere the association owns the exterior, roofs come due together across a phase.
Cost and coverage
Fees here follow the statewide pattern: about $1,500 to $5,000 for a small community and $7,000 to $15,000+ for a mid-rise or high-rise condo, going by published price lists. That is a guide, not a quote; see the cost guide for what moves the figure.
We match communities across Cobb and Gwinnett counties, including Marietta, Smyrna, Kennesaw, Lawrenceville, Duluth, Suwanee and Peachtree Corners.