Market trends and housing reports around North Atlanta

The Atlanta real estate market remains strong despite the rates. We now have two full years of data since the rates jumped, two spring markets to review. While the expected drop in numbers occurred, values have not missed a beat. To be fair, the "metro Atlanta" region is far to large and diverse to paint with one brush. However, this data is useful in providing a good indicator of macro trends. Every submarket is different, as is every type and price point. Success is found by working with skilled professional agents, not some hobby hack agent with ten other side hustles. Below is a review of the six major metro counties and all price points.

Atlanta Home Prices Are Still Increasing

Higher interest rates are not slowing home appreciation in Atlanta.…

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Hey home buyers, they’ve been lying to you. They; the main stream media, the laughingly called "economic experts", the "real estate industry experts"…all of them. Straight up gaslighting you. Telling you about dropping rates, dropping prices and increasing inventory. They're straight up BS'ing you.

Buy the home now, it's not getting easier. Home prices are not substantially dropping any time soon. Not if rates drop, not if supply modestly increases and damn sure not due to the much ballyhooed “commission” changes. Buyers waiting for prices to substantially drop are wasting time and losing money. Sounds like the typical hack agent line, but serious buyers need to accept things and get it done. The cavalry isn't coming, no one is coming.

Gaslighting…

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About two years ago this month, Atlanta real estate and interest rates started a very complex relationship. The Fed slammed the brakes on low rates, and despite the initial wobble, the Atlanta real estate market found stability and firm ground. There was pain of course, many buyers were eliminated and the withdrawals from those low rates is still being felt. Two years in, we have enough data to evaluate the impact of the rate jump; the questions of “how much, how many, and how long” can be answered at this point. Comparing Feb '24 to Feb '23 and Feb '22 (six main metro counties); we see how hard those rate increases hit in '22 and how the market adjusted through '23.

Home Prices in Atlanta Continue to Rise

Median prices fluctuate as they do in every…

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As the early spring 2024 season opens around Greater Atlanta, some home buyers are still facing multiple offers. This is not the same universal craziness that we saw during the post pandemic days, but the current inventory of highly desirable homes remains fiercely competitive. Greater Atlanta saw a significant influx of post pandemic buyers coming to town with pockets full of cash. They were hungry to buy, and they did. Sellers could list pretty much anything at any price and it would go quickly at or over list. Those days are over...sorta.

Home Sellers are always last to adjust when markets shift. As rates rose and buyers froze in late '22-early '23, sellers continued on with aspirational pricing.  Their home was the "exception" to the market, an…

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What is the forecast for the Atlanta real estate market in 2024? Contrary to most every regional and national prognosticator, the only legitimate answer is "it depends". It's critical to understand prior markets, look for patterns, and temper that with current economic conditions. The idea that any "housing" or "economic expert" can authoritatively declare where this market is headed over the year is absurd. How can variables like local and national economic conditions, consumer debt, consumer confidence, the Fed, global supply chains, wars and conflict and a hundred other wild cards be corralled? They cannot.

We can however, develop supported opinions by combining recent data, extensive local experience and cautious interpretation of the variables…

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Well Q3 '23 is in the books and it's time for the latest Atlanta real estate market update. Here, we look back year over year and compare Q3 '23 to Q3 '22. The charts look back to Q3 '20 for a broader perspective, but the data results show changes year over year. The six major "greater Atlanta area" counties are considered; there are multiple versions of "Atlanta" but for continuity we keep it to these six (Cherokee, Cobb, Dekalb, Forsyth, Fulton, Gwinnett). We'll answer the "how many, how long, and how much" questions.

How is the Housing Inventory in Atlanta?

housing inventory in atlanta


  • Like the nation, numbers are down for active listings, under contract and sold homes
  • The number of contracts and closings recovered from the low in Q4 '22
  • Fewer listings than a…

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The first half of the Atlanta 2023 housing market shared many similarities with the first half of the 2022 real estate market. Despite continuous caterwauling from the MSM about a crash, home prices around greater Atlanta haven't really moved from a year ago. In fact, some market are ahead of those record highs of '22. Clearly it's not the same market, but the interest rate shock seems to be accounted for.

Owners Love Low Mortgages

Pretty simple. During the pandemic, the government bought mortgage backed securities and artificially maintained those historically low interest rates. Working at home became "a thing" and people spent a lot more time in and around their homes. Many leveraged those low rates and refinanced, taking money out and completing…

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The Atlanta housing market enjoyed a relatively strong first few months of 2023. Despite the hysterical click bait headlines from the national media, this market is not crashing and there is no reason to expect it will. A May 2022 to May 2023 look at key Atlanta housing market indicators demonstrates what we professionals saw; an adjustment to rising rates followed by a recovery.

Recovery in the sense of acclimation to the rate change and continued inflation. The interest rate bumps clearly reduced overall numbers but the remaining buyers tend to be more seasoned and appear to have adjusted. Sellers, while still in control, cannot simply put a price on a home and expect multiple offers. Competition remains in areas but sellers must be more accurate or…

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As the spring 2023 housing market around greater Atlanta picks up steam, in many areas it feels like deja vu all over again. The last two years were a ride for Atlanta area home buyers. Although low-interest rates were advantageous, a limited housing supply led to a grueling home buying experience. Atlanta area home sellers on the other hand, enjoyed historical sway and leverage. They could effectively name their price and state the conditions; buyers were willing to comply. Things changed fast, midway through ’22 rampant inflation and the Fed slammed on the brakes. Things quieted and the stage was set for the spring 2023 housing market in Atlanta.

Entering Q2 of 2023, there is no impending crash and many markets remain tight. While the larger market…

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Selling your home by owner, also known as For Sale By Owner (FSBO), is appealing to some in this exceptionally robust market. Not dealing with agents is nice, but can money be saved selling a home by owner? About 7% of homes nationally sold without a listing agent, of those over half were between parties that already had the transaction arranged.  Data shows that around 25% of FSBOs don't sell; and for those that do, they sell between 6%-26% less than agent assisted homes. Consider…

Buyer Agent Interaction

Some buyers' agents may be less inclined to show FSBO properties to their clients, knowing they will be doing double work, may receive a below average commission or even no commission. This might limit the pool of potential buyers for the…

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