Found 8 blog entries tagged as market conditions.

Interpreting real estate stats is a nuanced business; like all things statistical, the devil is in the details. We'll keep the devil at bay here as we look at less common indicators of housing market strength north and west of Atlanta. How does list price compare to sale price? How many homes are selling and how long does it take? Alpharetta, Roswell, Johns Creek and Cumming are featured to the north. Marietta, Woodstock, Canton and Kennesaw are featured to the west-northwest. City designation is the only criteria, this is broad and if we drilled down, we'd likely see different price points act differently. We cover from January 2020 to present and look at sale to list price ratio, number of closed sales and average days on market. Scroll over the charts…

44 Views, 0 Comments

Few will argue that the last 18-24 months in the real estate world have been bonkers. Prices skyrocketed and inventory disappeared; no one saw this coming. However, few seem to abide by the three rules of real estate: location-location-location. National housing market reports from outlets like Case-Shiller, Redfin and Zillow are taken literally; they shouldn't be. Rapid appreciation is exactly what everyone wants, so for now, buyers and sellers line up and spew Zillow stats like gospel. Except it doesn't work that way. Real estate isn't a share of Amazon; every home is unique physically and locationally. National reports are meaningless; state reports are meaningless; local reports get a little closer but are still largely dubious. What the data looks…

1154 Views, 0 Comments

The current Atlanta area real estate market is about as fluid as we’ve seen over the last thirty years. The need to dig deep into the data cannot be overemphasized; things look one way when viewed as a block but often look an entirely different way when boiled down into micro markets. When that’s done, buyers and sellers will see that looking at data broadly by county, city or zip code is often different when looking at it narrowed by price range, school district or physical characteristics.

1st QTR 2021 vs 2nd QTR 2021

“Shifting Markets” are routinely talked about, comparing the first and second quarters of the 2021 Atlanta area real estate market is a text book demonstration of that. The posts below were written as it happened; we saw it…

643 Views, 0 Comments

The north Atlanta housing market is cooling just a bit, this is supported both anecdotally and by the data. The pent up buyer demand is being offset by increasing inventory. It's still a seller's market; but it seems to be slowly trending toward balance as the year unfolds. The challenge of "easy to sell, hard to buy" remains; after a year of updating and enhancing homes, owners seemed content to stay put. But some may be getting restless because inventory is growing. Homes under contract in many Atlanta markets have been in decline (nationally as well), buyer demand easing...increasing inventory...maybe a move toward balance?

Below we look at a couple of sample markets north of Atlanta; Cobb County and the combination of Cherokee and Forsyth Counties.…

1627 Views, 0 Comments

How bad is the current housing inventory shortage in the greater Atlanta area? It resonates when presented graphically; hearing about it is one thing but seeing the precipitous drop visually drives the point home. Why the shortage? We see several factors. The most important one is a shortage of inventory. Huh? While it may be easy to sell fast and at a significant premium, how many sellers want to become buyers right now? Record numbers refinanced over the last couple of years and over the pandemic, many renovated and completed projects while locked in, why move? For those that do, many are looking for the next house before they list, trying to avoid the mad scramble. In some cases, homes never hit the market. Word of mouth, off market sales are up as…

1266 Views, 0 Comments

Atlanta is a recognizable location, but the housing market for the many cities north of Atlanta is significantly different. From Smyrna to Woodstock to Alpharetta to Cumming to Johns Creek, they share little in common besides the Georgia connection. Below we compare housing prices between 16 cities broken into 4 regions.rising home prices in atlanta

2020 was a crazy year for residential real estate. Despite everything, the housing markets around north Atlanta treated sellers exceptionally well; buyers...not so much. Inventory was scare and competition fierce, multiple offers continue to be common. Many factors combined for this; mainly historically low interest rates and a global plague. In short, buyers exploited rates that make ownership more attractive than renting and the…

580 Views, 0 Comments

The Covid-19 impact on real estate is a study in contrasts when the "before" and "after" data is reviewed. Seismic shifts of day to day activities impacted every aspect of life, including residential real estate. The pandemic seems to have changed how home buyers and sellers act and what they value (for now anyway). Also clear; the pre-covid inventory shortage was further exacerbated by shut downs and fears of having people walk through homes. Fewer homes, low rates, increased competition and prices came together. A section of the 2020 national association of realtors report compared the housing market before March of 2020 with that after; some familiar trends were reinforced while new ones appeared.

Multi-Generational Homes are In

Desire for…

217 Views, 0 Comments

Despite a crazy year, the greater North Fulton and Cobb County housing market flourished in 2020. Here we examine and compare the Cobb County markets of Acworth, Kennesaw, Marietta and Smyrna. Next we look at the North Fulton County markets of Alpharetta, Milton, Roswell and Sandy Springs. Three key indicators; median sale price, months of inventory and days on market. 

These charts summarize what buyers and sellers around the north Atlanta housing market experienced; rising price, few homes for sale and a lightening fast market. Scroll the charts for details... 

Acworth / Marietta / Kennesaw / Smyrna 

Each of these markets is enjoying robust appreciation

0-3 is a seller's market, 3-6 balanced, 6+ a buyer's market 

It's…

583 Views, 0 Comments