The North Atlanta Housing Market: What You Need to Know Before Buying or Selling

If you are thinking about making a move to North Atlanta this fall, you have probably seen the national headlines about home sales slowing down. What is happening nationally is not what

is happening in our neighborhood. Today, we break down this market in Alpharetta, [ __ ] and Marietta and what it means for you right now. By the way, we help people just like

you every week who are selling in North Atlanta and looking to find where they belong next. We would love to help you, too. And the best way to reach me is by calling or texting at 770-626-4162.

All of my information is in this video below. And keep watching. I will explain the pricing mistake costing sellers thousands right now. First, let us separate the national headlines from the market

you are actually in. Let us start with the big picture. According to a July report from Redfin, the national housing market is officially a buyer's market. There are 49% more home sellers

than buyers across the country. NAR also reported existing home sales fell slightly in June.

That gives buyers more leverage nationally, but it does not tell you the whole North Atlanta story.

When you hear that activity slowed, it is easy to assume the market has stopped.

That is the danger of national data. It blends a slow market in one part of the country with a steady market right here in North Atlanta. Our local market is highly neighborhood specific.

A decision to move should start with the homes competing with yours, the sales on your street, and the buyers' activity in your price range. NAR says, "Even mild mortgage rate shifts can

change buyer activity from month to month. That means no one should make a fall decision based on national headlines or a guess about what rates will do next. The real question is what

buyers are doing in your neighborhood and how your home compares to alternates they can see today." If you are looking in Alpharetta, the market is still competitive, but the frenzy has calmed down.

Redfin's data through May put the median sales price just over $764,000, a bit lower than the same time last year. Homes are taking about a month to sell.

That gives buyers more time to evaluate, but it's not a sign that demand has disappeared.

Even with that slight change in the median price, the number of homes sold went up by nearly 20%.

Homes are still receiving an average of two offers. Buyers are out there and actively purchasing. They are simply being more selective about what they pay.

A well-prepared Alpharetta home still has demand waiting for it. Now, let us look at [ __ ] The story here is a little different. The median sales price was just under $550,000.

Homes are taking about 58 days on average to sell. For a seller, that means setting the right expectation around timing before the listing goes live.

Nearly 38% homes in [ __ ] had a price drop before they sold. Buyers love the area, the schools, and the lifestyle, but they are not willing to overpay. If you are selling in coming,

price sharply from day one and give the right buyer time to find it. A good property still gets multiple offers when it meets the market honestly. Over in Marietta, we are seeing

real resilience. The median sales price was just under $475,000. That is up over 4% from last year.

Homes are selling in about 48 days. That is a healthy reminder that price strength does not always mean a home sells instantly. Marietta has the highest average offer count of the

three cities with about three offers per listing. Buyers are drawn to the value and the location, and they will compete for the right home. But they are disciplined. A meaningful share of listings

still saw a price drop, about 35%. So strong demand does not make an unrealistic price work.

So what does all of this mean if you are planning to buy this fall? You have more choices than you did a year ago. You have more room to negotiate, and you do not have to wave every contingency

that just to get the house. That does not mean every home will be a deal. A well-priced, updated home in the right neighborhood can still move quickly. Get clear on your budget,

your non-negotiables, and the community where you want to belong. If you're a seller, you have a fantastic opportunity, provided you put in the work. You have to prepare your home,

market it professionally, and price it right. The seller who wins this fall will make buyers feel confident the minute they see the listing. Not wait to react after the home has sat for a month.

Here is the pricing mistake I mentioned. Keeping Current Matters reports that 80% of sellers expect to get their asking price or higher. But only 40% actually do. The gap is not about hope.

It is about whether the list price matches what the buyers can see and compare right now.

Too many sellers price their homes based on what their neighbor got 2 years ago instead of what the market is doing today. When you overprice, buyers often do not negotiate. They move on.

The home sits, and you may have to drop the price anyway. The goal is not to leave room to negotiate. It is to price correctly from day one so you can create immediate demand.

If you are thinking about a move and want a clear, honest look at what your specific home is worth in today's market, we would love to help. We use our NEST method to navigate the market,

educate you on the data, settle you into a great strategy, and help you thrive long after closing.

Call or text me at 770-626-4162, or connect with me using the links in the video description.

You can also get my home equity plan or schedule an equity consultation through those links.