🏠 Georgia Housing Market Update — November 2025
The Real Story Behind Georgia’s Market: Cooling, Not Crashing.
If you’ve been reading the headlines, you’ve probably seen some panic around home prices, interest rates, and “the housing slowdown.” But in reality, Georgia’s market is just… normalizing.
After three years of frenzy, bidding wars, and 48-hour listing lifespans, we’re finally seeing homes stay on the market a little longer — giving both buyers and sellers a fair shot again.
Let’s break down what’s really happening across Georgia right now.
🌐 Statewide Snapshot
Median Home Price: ~$373,500 (↓ 1.1% YoY)
Days on Market: 58–65 days statewide
Sale-to-List Ratio: ~97.3%
Homes Sold Above List: ~15.8%
Inventory: Up 12.7% YoY
Overall Market Type: Slight Buyer’s Market
Georgia isn’t crashing — it’s cooling. Prices are holding relatively steady, inventory is growing, and buyers finally have room to negotiate again.
📍 Atlanta, GA
Market Type: Balanced → Leaning Buyer’s
Median Sale Price: $397,000 (↓ 9.0%)
Active Listings: ~26,970 (+ 20.3%)
Average Days on Market: ~62
Sale-to-List Ratio: 97.3%
Atlanta’s in a more balanced phase right now. Homes are taking around two months to sell, inventory is climbing, and sellers who overprice are learning quickly that buyers have options.
For Buyers: Take your time and negotiate smart — rate buydowns and seller credits are back on the table.
For Sellers: Price realistically, refresh curb appeal, and offer incentives that make your home stand out.
📍 Marietta, GA
Market Type: Seller’s Market
Median Sale Price: $473,000 (↑ 15.3%)
Median Listing Price: $500,000 (↑ 4.2%)
Average Days on Market: ~51
Sale-to-List Ratio: 98%
Marietta is still one of Georgia’s strongest suburban performers. Homes are selling fast — under two months on average — and prices continue to climb.
For Buyers: Move quickly when you find “the one.” Inventory is still limited, and well-priced homes move fast.
For Sellers: Presentation matters. Stage, price smart, and expect multiple offers if you’re positioned well.
📍 Augusta, GA
Market Type: Balanced
Median Sale Price: $210,000 (↓ 8.1%)
Average Days on Market: ~53
Augusta is affordable and steady — the kind of market where both sides can win. Military relocations and investor activity keep demand consistent.
For Buyers: There’s solid affordability and still plenty of homes under $250K.
For Sellers: Condition is everything — clean, move-in-ready homes are closing fastest.
📍 Savannah, GA
Market Type: Buyer’s Market
Median Sale Price: $346,000 (↓ 2.0%)
Average Days on Market: ~61
Homes Selling Below List: ~52%
Savannah’s shifted firmly toward the buyer’s side. Over half of homes are selling under list price, and listings are sitting around two months before going under contract.
For Buyers: This is your market. Negotiate on price, ask for closing costs, and take advantage of the slower pace.
For Sellers: Price ahead of the curve — not behind it. Offer incentives like rate buydowns or closing credits to stay competitive.
📍 Buckhead (Atlanta)
Market Type: Seller’s Market (Luxury Segment)
Median Sale Price: $637,000 (↑ 2.8%)
Price per Sq. Ft.: $329
Average Days on Market: ~69
Buckhead remains strong and stable in the luxury space. Homes are taking longer to sell (about 70 days), but that’s typical at higher price points.
For Buyers: There’s some negotiation room in the $1M+ range, but don’t expect steep discounts.
For Sellers: Focus on luxury marketing — professional staging, photography, and storytelling about location and lifestyle are key.
💡 Big Picture Takeaways
✅ Homes across Georgia are averaging two months on the market.
✅ Buyers now have time, leverage, and choices — a huge shift from the chaos of 2021.
✅ Sellers can still win, but the key is strategy over hype — realistic pricing and incentives are what get homes sold.
✅ The market is healthy, not hectic.
🧭 What You Should Do Next
✨ If you’re buying:
Now’s your chance to make confident, strategic moves — not panic decisions. With more inventory and motivated sellers, this is the perfect window to explore your options.
💰 If you’re refinancing:
Rates are still fluctuating, but as inflation cools, opportunities are popping up for smart refi plays. I can run your numbers to see if a new rate or term makes sense.
🏡 If you’re selling:
Focus on speed and strategy. Homes that are priced right, staged well, and marketed aggressively are still selling strong.
📩 Ready to Take the Next Step?
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🏡 About Chelsea Winstead
I’m a Mortgage Broker and Home-Financing Strategist who helps clients make confident, data-driven decisions — whether you’re buying, selling, or refinancing. My goal is to simplify the numbers and help you win long-term.