Georgia housing market

Volume tells a different story. Average monthly closings fell from 10,861 in the first three months to 8,934 in the last three, a 17.7% decline. The trough came in January 2026 at 7,725 closings, and while spring brought a partial recovery to 10,589 in March, the market never regained its September 2025 peak of 11,722. The most recent three months — June, July, and August 2026 — averaged 8,934 closings, the weakest sustained stretch of the window outside of the January–February trough.

The single largest month-over-month price move was January 2026's -4.9%, which took the median from $346,900 in December to $330,000. That move coincided with the volume trough, suggesting a thin, seasonal buyer pool that month. Prices recovered steadily through spring, peaking at $360,000 in both May and June 2026 before easing to $355,000 in July and $350,000 in August.

Days on market data reinforces the selectivity theme. Only 18.8% of homes sold within 7 days, while 33.0% took 64 days or longer. The median DOM of 36 days sits between these extremes, but the distribution is bimodal — a fast-moving segment that clears in under two weeks and a slow-moving segment that lingers past two months. This is consistent with a market where well-priced, well-positioned homes still attract quick offers while overpriced or niche properties sit.

Negotiation behavior confirms buyers have leverage. With 67.3% of sales closing below list and only 9.0% above, the typical Georgia seller is conceding something at the table. The median sale-to-list ratio of 97.4% for single-family homes implies a typical discount of roughly 2.6% from asking — but that median masks wide variation by price band, with the lowest price tiers showing far deeper discounts.

The market's trajectory over the next several months cannot be forecast from this dataset, which contains 12 months of history and no forward-looking indicators. What the data does show is a market that has absorbed a significant volume decline without a corresponding price decline — a pattern that typically reflects sellers who are not forced to transact rather than a collapse in demand. Whether that equilibrium holds depends on factors this dataset does not contain.

The price spread across these ten cities is wide enough to define distinct buyer profiles. Augusta ($227,725 median), Columbus ($210,000), and Macon ($202,944) sit at roughly half the state median, while Alpharetta, Cumming, and Marietta trade well above it. Lawrenceville ($388,100) and Decatur ($320,000) occupy the middle. Volume and price do not move together: Atlanta and Savannah combine high counts with mid-to-high medians, whereas Augusta and Columbus generate comparable transaction counts at less than half the price per home.

Property type is the sharpest structural divide in the state. Single Family homes represent 80.8% of transactions (94,680 sales) at a $366,000 median and $175 per square foot, selling in a median 34 days at 97.4% of list. Townhouses account for 7.1% (8,311 sales) at a $340,000 median but a higher $190 per square foot, with a 40-day median and a 97.3% sale-to-list ratio. Condos are 3.8% of the market (4,401 sales) at a $289,000 median yet command the highest density pricing in the state at $233 per square foot, though they take the second-longest to sell at 43 days and close at 95.7% of list. The "Others" category — 8.3% of sales (9,756) — is the weakest segment on every efficiency measure: a $114,997 median, $123 per square foot, 51 days on market, and 90.5% of list.

Age of housing produces a clear price ladder. Pre-1950 homes (5.4% of sales) carry a $265,000 median; 1950–1979 (18.0%) $273,000; 1980–1999 (25.4%) $350,000; 2000–2009 (19.6%) $375,000; 2010–2019 (9.1%) $455,000; and 2020-or-newer construction (22.5%) $399,000. The newest cohort is the largest single era by share after 1980–1999, and it is also the slowest to sell at a median 52 days — 24 days longer than the 1980–1999 cohort's 28-day median — despite posting the strongest sale-to-list ratio in the state at 98.5%. That combination of high list-price realization and long marketing time is consistent with new construction priced accurately but absorbed slowly.

Bedroom count scales price steeply. Homes with two or fewer bedrooms (10.1% of sales) have a $249,500 median; three-bedroom homes (43.1%) $300,000; four-bedroom (30.8%) $405,000; five-bedroom (12.7%) $549,071; and six-plus bedrooms (3.4%) $815,000. Three-bedroom homes are the fastest segment at a 33-day median, while the two-or-fewer group is the slowest at 38 days and the weakest on price realization at 95.6% of list. Four-bedroom homes achieve the strongest sale-to-list ratio at 97.8%.

Bathroom count is the more powerful price variable at the extremes. One-bath homes (8.3% of sales) have a $180,000 median and close at 94.5% of list; two-bath homes (56.1%) $315,000; three-bath (24.5%) $465,000; four-bath (7.7%) $687,500; five-bath (2.3%) $1,040,000; and six-plus baths (1.1%) $1,775,000. Five-bath homes are the fastest-selling configuration in the state at a 30-day median, while six-plus-bath homes are the weakest on realization at 94.7% of list.

The most common configuration in Georgia is a three-bedroom, two-bath home: 37,307 sales, 34.3% of the market, at a $300,000 median, 1,666 median square feet, 33 days on market, and 97.7% of list. The second-largest is a four-bedroom, two-bath at 16,672 sales (15.3%), a $353,152 median, and the strongest sale-to-list ratio of any major configuration at 98.1%. At the top of the size scale, six-plus-bedroom homes with five baths (1,114 sales) have a 5,355-square-foot median and a $965,000 median price, selling in just 28 days — the fastest of any configuration with more than 1,000 transactions.

HOA status splits the state into two markets. The 50,307 transactions on HOA properties (42.9%) carry a $414,500 median versus $295,000 for the 66,841 non-HOA sales (57.1%) — a 40.5% gap. HOA homes also take longer to sell, with a 40-day median against 33 days, but close slightly closer to list at 97.5% versus 96.6%. This is an association, not a causal finding: HOA properties in these records are disproportionately newer and larger, which independently drives both the price gap and the longer marketing time.

Price distribution is concentrated in the middle. The single largest band is $250,000–$300,000 at 12.6% of transactions (14,721 sales), followed by $300,000–$350,000 at 14,415 sales and $350,000–$400,000 at 13,191. Roughly 36% of all state sales fall between $250,000 and $400,000. At the tails, 3,263 sales closed under $50,000 and 5,769 closed at $1 million or more.

The highest median list prices in the state are concentrated in luxury and resort communities. Reynolds Lake Oconee (30642) tops the list at $2,795,000 across 103 listings, at $566 per square foot and a 90-day median. The Manor (30004) and Chastain Park (30327) are tied at $2,495,000, with 33 and 17 listings respectively; The Manor lists at $351 per square foot and Chastain Park at $367, with 60- and 66-day medians. The Ford Field and River Club (31324) lists at $1,700,000 across 19 listings at $622 per square foot — the highest per-square-foot figure in the state — but with a 187-day median, the third-slowest in the dataset. Governors Towne Club (30101) also lists at $1,700,000 across 17 listings at $249 per square foot and a 110-day median.

The lowest median list prices cluster in southwest and south Atlanta. City of Albany (31701) lists at $64,750 across 16 listings at $59.52 per square foot with a 50-day median. Woolfolk (31217) lists at $84,950 across 16 listings at $62.42 per square foot and an 82-day median. Fontaine (30038) lists at $92,250 across 26 listings at $66.95 per square foot and a 62-day median. Fairington Ridge (30038) lists at $103,450 across 22 listings at $82.36 per square foot and a 48-day median. Rawson Park (31701) lists at $113,500 across 16 listings at $86.97 per square foot but with a 111-day median — the slowest of the low-price group.

The fastest-moving active inventory is scattered across price points. Fontainbleau (30094) shows a 1-day median across 18 listings at a $779,000 median list price and $164 per square foot — an extreme reading that likely reflects a single or very small number of listings and should not be treated as a market signal. Perry (31069) shows a 16-day median across 25 listings at $289,400 and $148 per square foot. Jefferson Hills (31206) shows 17 days across 16 listings at $125,056 and $111 per square foot. Powder Springs (30127) shows 18 days across 17 listings at $405,153 and $204 per square foot. Walden Park The Collection (30238) shows 19 days across 21 listings at $280,990 and $183 per square foot.

The slowest active inventory is dominated by townhome and condo communities plus one ultra-luxury enclave. Silverton Townhomes (30241) shows a 217-day median across 17 listings at a $233,900 median list price and $195 per square foot. Villas by the Sea Condos (31527) shows 204 days across 18 listings at $360,000 and $374 per square foot. The Ford Field and River Club (31324) shows 187 days across 19 listings at $1,700,000 and $622 per square foot. Eclipse (30305) shows 166 days across 22 listings at $275,000 and $331 per square foot. Mountain Point Villas (31808) shows 163 days across 15 listings at $515,000 and $161 per square foot.

Two patterns stand out when the list is read as a whole. First, per-square-foot pricing and median list price diverge sharply: The Ford Field and River Club carries the state's highest per-square-foot figure at $622 while sitting below Reynolds Lake Oconee on absolute price, and Chastain Park lists at $367 per square foot against The Manor's $351 despite identical $2,495,000 medians — a function of the smaller homes Chastain Park's inventory represents. Second, the slowest-moving communities are not uniformly expensive. Silverton Townhomes and Eclipse sit in the $234,000–$275,000 range yet carry 217- and 166-day medians, longer than several communities listing above $1.5 million. Attached-housing inventory in these ZIPs is moving materially slower than detached inventory at comparable price points.

Price bands are the least concentrated dimension of the market. The single largest band, $250,000–$300,000, captures 12.6% of transactions — meaning no price band exceeds roughly one-eighth of the market. The distribution is spread across a broad middle: $250,000–$300,000 (14,721 sales), $300,000–$350,000 (14,415), $350,000–$400,000 (13,191), $200,000–$250,000 (10,887), and $400,000–$450,000 (9,277) together account for the majority of state volume without any one band dominating.

The answer to where the market is actually happening is therefore threefold. Geographically, it is happening everywhere at modest scale — Atlanta, Savannah, and Marietta lead, but the top ten cities combined are still only a quarter of activity. Structurally, it is happening in detached single-family homes, which are four-fifths of all sales. And by price, it is happening in the $250,000–$400,000 corridor, which absorbs roughly 36% of all transactions. A statewide median of $349,999 describes that corridor well; it describes the state's luxury and entry-level segments poorly.

The density premium. Condos carry the highest median price per square foot in the state at $233 — 33% above single-family ($175) and 23% above townhouses ($190) — despite having the second-lowest median sale price ($289,000). That combination is the signature of a compact, higher-density product: buyers pay more per foot for less space, and the total check is smaller. Condo median sale-to-list of 95.7% is 1.7 percentage points below single-family, meaning condo sellers conceded roughly $12,400 more on a $289,000 sale than the single-family norm would imply.

Townhouses: the quiet middle. Townhouses sit between condos and single-family on price ($340,000) and $/sqft ($190), but their sale-to-list of 97.3% is statistically indistinguishable from single-family (97.4%). Townhouse sellers are not discounting more than single-family sellers — they are simply waiting longer: 40 median days on market versus 34 for single-family, a 6-day gap.

"Others" is a different market entirely. With a median price of $114,997 and median $/sqft of $123, this segment trades at roughly one-third the single-family median price and one-half the single-family $/sqft. Its 90.5% median sale-to-list is 6.9 percentage points below single-family — the widest negotiation gap of any segment. Its 51-day median DOM is 17 days slower than single-family. This is consistent with a segment where buyer pools are thinner (land, manufactured housing, unique-use properties) and price discovery is harder.

Relative liquidity ranking (fastest to slowest, by median DOM): Single Family (34) → Townhouse (40) → Condo (43) → Others (51). The 17-day spread between the fastest and slowest segment is meaningful — it means a single-family seller and an "Others" seller who list on the same day should expect, at the median, a more than two-week difference in time to contract.

Bedrooms: the 3-bedroom is the market's center of gravity, but the 4-bedroom is the negotiation winner

The 3-bedroom configuration is the single largest segment in the state: 46,919 sales, or 43.1% of all transactions. The 4-bedroom follows at 33,565 sales (30.8%). Together, 3- and 4-bedroom homes represent 73.9% of the market.

The 4-bedroom premium. Four-bedroom homes achieved the strongest median sale-to-list in the state at 97.8%, edging out 3-bedroom (97.4%) and 5-bedroom (97.5%). This is the segment where sellers gave up the least ground. The 4-bedroom also carries a median price of $405,000 — a $105,000 step up from the 3-bedroom median of $300,000, or a 35% premium for one additional bedroom.

The ≤2-bedroom penalty. Smaller homes carry the weakest sale-to-list (95.6%) and the second-slowest median DOM (38 days). The gap between the ≤2-bedroom sale-to-list and the 4-bedroom sale-to-list is 2.2 percentage points — on a $249,500 median sale, that is roughly $5,500 in additional seller concession.

The ≥6-bedroom anomaly. Despite being the highest-priced segment by far (median $815,000), ≥6-bedroom homes sold in a median of 33 days — tied with 3-bedroom for the fastest in the state. Their sale-to-list of 96.0% is weaker than the 3-, 4-, and 5-bedroom segments, suggesting that while these homes move quickly once priced correctly, the initial list price is more likely to require adjustment. This is a small segment (3,664 sales, 3.4% of the market) and should be interpreted with that sample size in mind.

Bathrooms: the 2-bath is the volume king, but the 5-bath is the speed king

The 2-bathroom home is the most common configuration in Georgia: 61,154 sales, or 56.1% of all transactions. The 3-bathroom follows at 26,692 sales (24.5%). Together they account for 80.6% of the market.

The 1-bathroom discount. One-bathroom homes carry the weakest median sale-to-list in the state at 94.5% — 3.1 percentage points below the 2-bathroom median of 97.6%. On a $180,000 median sale, that gap represents roughly $5,600 in additional seller concession. The 1-bathroom segment is also the lowest-priced by a wide margin ($180,000 vs. $315,000 for 2-bath).

The 5-bathroom speed anomaly. Five-bathroom homes sold in a median of 30 days — the fastest of any bathroom segment and 4 days faster than the 2-bathroom median. Their sale-to-list of 96.3% is weaker than the 2- and 3-bathroom segments, suggesting these luxury properties are priced to move rather than priced to maximize. This is a small segment (2,545 sales, 2.3% of the market).

The ≥6-bathroom outlier. At a median price of $1,775,000 and a median sale-to-list of 94.7%, the ≥6-bathroom segment is the most expensive and the most heavily discounted. With only 1,195 sales (1.1% of the market), this is a thin, ultra-luxury segment where price discovery is inherently noisy.

Bedroom-bathroom combinations: the 3-bed/2-bath is the state's default home

The single most common configuration in Georgia is the 3-bedroom, 2-bathroom home: 37,307 sales, or 34.3% of all transactions. The second most common is the 4-bedroom, 2-bathroom at 16,672 sales (15.3%). Together, these two configurations account for nearly half the market (49.6%).

The 4-bed/2-bath is the negotiation champion. This configuration achieved the strongest median sale-to-list in the state at 98.1% — 0.4 percentage points above the 3-bed/2-bath and 0.5 points above the 4-bed/3-bath. On a $353,152 median sale, that 98.1% means the typical seller conceded just $6,700 from list.

The ≤2-bed/1-bath is the weakest. At 94.4% median sale-to-list and a median price of $187,500, this configuration represents the deepest discounting in the state. The gap between this configuration and the 4-bed/2-bath is 3.7 percentage points — roughly $7,000 on the median sale.

The ≥6-bed/5-bath speed outlier. This configuration sold in a median of 28 days — the fastest of any bed/bath combination — despite a median price of $965,000 and a median size of 5,355 sqft. The sale-to-list of 96.4% suggests these sellers are pricing competitively to move quickly. With only 1,114 sales, this is a small sample.

Year built: newer homes command higher prices but take longer to sell

The 1980–1999 era is the largest by transaction count: 27,257 sales, or 25.4% of the market. The 2020+ era follows at 24,185 sales (22.5%), and 2000–2009 at 21,040 (19.6%).

The 2010–2019 price peak. Homes built between 2010 and 2019 carry the highest median price in the state at $455,000 — $56,000 above the 2020+ median of $399,000 and $105,000 above the 1980–1999 median. This era represents the smallest share of transactions (9.1%) but the highest price point, suggesting a supply-constrained segment where buyers pay a premium for relatively recent construction that is not brand-new.

The 2020+ speed paradox. Newest-construction homes (2020+) have the strongest median sale-to-list in the state at 98.5% — 1.4 percentage points above the 1980–1999 median of 97.1%. Yet they also have the slowest median DOM at 52 days, 24 days slower than the 1980–1999 median of 28 days. This combination — strong sale-to-list but long time on market — is consistent with new-construction pricing discipline: builders hold list price but are willing to wait for the right buyer, rather than discounting to accelerate a sale.

The 1980–1999 speed advantage. Homes built between 1980 and 1999 sold in a median of 28 days — the fastest of any era and 24 days faster than 2020+ construction. Their median price of $350,000 is $49,000 below the 2020+ median. This era represents the market's liquidity center: a large, well-priced, established-housing segment that moves quickly.

The pre-1950 discount. Pre-1950 homes carry the weakest median sale-to-list at 95.0% — 3.5 percentage points below the 2020+ median. Their median price of $265,000 is the lowest of any era. On a $265,000 median sale, the 95.0% sale-to-list implies roughly $13,250 in seller concession.

HOA: a 40.5% price gap, but the real story is in the speed and negotiation data

HOA-associated properties represent 50,307 sales (42.9% of the market) with a median price of $414,500. Non-HOA properties represent 66,841 sales (57.1%) with a median price of $295,000. The raw price gap is 40.5% — HOA properties sell for $119,500 more at the median.

That gap is not evidence that HOA fees cause higher prices. It reflects the fact that HOA-governed properties are disproportionately newer, larger, and located in different submarkets than non-HOA properties. The more revealing data is in the behavioral metrics:

HOA properties sell slower but closer to list. The 7-day median DOM penalty for HOA properties is the opposite of what one might expect from a higher-priced segment. HOA properties also achieved a stronger median sale-to-list (97.5% vs. 96.6%), meaning sellers in HOA communities conceded less from their asking price. On a $414,500 median sale, the 97.5% sale-to-list implies roughly $10,400 in concession; on a $295,000 median sale, the 96.6% sale-to-list implies roughly $10,000. The absolute concession is similar, but the percentage is more favorable for HOA sellers.

The interpretation. HOA properties behave like a segment where sellers have more pricing discipline and buyers are more committed to a specific community or amenity set — they take longer to find the right match but negotiate less aggressively once they do. Non-HOA properties move faster but require deeper discounts to close. This is a correlation observed in the transaction data, not a causal claim about HOA governance.

Price bands: the $250K–$300K band is the state's volume center, but the $350K–$400K band is the negotiation sweet spot

The $250,000–$300,000 price band is the single largest by transaction count: 14,721 sales, or 12.6% of the market. The $300,000–$350,000 band follows at 14,415 sales (12.3%), and $350,000–$400,000 at 13,191 (11.3%). Together, these three bands account for 36.2% of all transactions.

Where negotiation is strongest. The share of transactions closing more than 20% below list is highest in the lowest price bands: 47.5% in $0–50K, 33.8% in $50–100K, and 22.9% in $100–150K. This is consistent with a segment where properties are often distressed, unique, or land-only, and where list prices are less reliable signals of value. By the $250K–$300K band, only 2.9% of sales close more than 20% below list.

Where negotiation is weakest. The $350K–$400K, $450K–$500K, and $500K–$550K bands all show only 1.7% of sales closing more than 20% below list — the lowest rates in the state. These are the bands where sellers are most likely to achieve close-to-list outcomes.

The $1M+ outlier. The $1M+ band contains 5,769 sales (4.9% of the market) and shows 5.0% of transactions closing more than 20% below list — higher than the $350K–$500K bands but far below the sub-$150K bands. This is a segment where list prices are more reliable but where a meaningful minority of sellers still misprice.

Where the market is most liquid. The $250K–$350K range contains 29,136 sales (24.9% of the market) — the highest concentration of transactions in the state. This is the band where buyers and sellers are most likely to find each other quickly.

The 0% sale-to-list concentration. Across all price bands, the single largest negotiation category is 0% (sold at list). In the $250K–$300K band, 4,167 sales closed at exactly list — the highest count of any band. In the $300K–$350K band, 4,023 closed at list. In the $350K–$400K band, 3,679 closed at list. This concentration of at-list sales in the $250K–$400K range reinforces that this is the market's pricing-discipline zone.

What this means for each audience

Buyers. The 4-bedroom, 2-bathroom configuration offers the strongest seller discipline (98.1% median sale-to-list) — meaning less room to negotiate. If you are shopping in the $250K–$350K band, expect the least discounting in the state. If you are shopping in the sub-$150K range, expect to negotiate hard: nearly half of $0–50K sales close more than 20% below list.

Sellers. The 2020+ construction segment achieved the strongest median sale-to-list (98.5%) but also the slowest median DOM (52 days). If you own a newer home, price it correctly and be patient. If you own a 1980–1999 home, you are in the state's fastest-moving era (28-day median DOM) — but expect to price closer to market than a new-construction seller.

Agents. The 3-bed/2-bath configuration is 34.3% of the market — it is the default home in Georgia. The 4-bed/2-bath is the negotiation champion at 98.1% sale-to-list. The ≤2-bed/1-bath is the weakest at 94.4%. Use these benchmarks when advising clients on list price.

Investors. The "Others" property type — 8.3% of the market, median price $114,997, median $/sqft $123 — trades at a steep discount to single-family on both price and $/sqft, but carries the weakest sale-to-list (90.5%) and slowest DOM (51 days). This is a segment where deep value may exist, but liquidity is thin. The $0–50K band, where 47.5% of sales close more than 20% below list, is the state's deepest-discount zone.

Velocity is the strongest predictor of pricing power. The DOM distribution shows 18.8% of the 116,457 sales closed within 7 days and 29.7% within 14 days, while 33.0% took 64 days or longer. That is a genuine barbell: nearly a third of the market transacts in two weeks or less, and another third takes more than two months. The middle — the 29-to-63 day range — accounts for a comparatively thin slice, with the 29–35 day bucket at 6,619 sales and the 57–63 day bucket at 4,194. The market is bifurcated between properties that are priced right and move immediately and properties that sit.

That bifurcation shows up cleanly by property type. Single-family homes — 80.8% of all sales — posted the fastest median DOM at 34 days and the strongest median sale-to-list at 97.4%. Townhouses were close behind at 40 days and 97.3%. Condos lagged at 43 days and 95.7%, and the "Others" category (which includes land, mobile homes, and other non-standard property types) was slowest at 51 days and weakest at 90.5% of list. The gap between single-family and "Others" is 7.0 percentage points of list price — a meaningful difference in negotiating leverage that reflects both property characteristics and buyer pool depth.

Price band matters enormously for negotiating room. The deepest discounts cluster at the bottom of the market. In the 0–50K band, 1,550 of 3,263 sales (47.5%) closed more than 20% below list, and only 423 closed at list. In the 50–100K band, 1,278 of 3,784 sales (33.8%) were more than 20% below list. These are markets where list prices appear to be aspirational rather than anchored. By contrast, the 250–300K band — the single largest price segment at 14,721 sales — saw 4,167 sales at list (28.3%) and 1,836 at just 4% below list. The 300–350K band was similar: 4,023 at list out of 14,415 sales (27.9%). The 350–400K band had 3,679 at list out of 13,191 (27.9%), with another 2,124 at −4%.

The pattern inverts at the very top. In the 1M+ band, 933 of 5,769 sales (16.2%) closed at list, but 290 (5.0%) closed more than 20% below and 184 (3.2%) closed more than 20% above. Luxury is a wider distribution — more variance, less predictability. The 950K–1M band is even more dispersed: 180 at list out of 853 sales (21.1%), with 50 sales more than 20% below and 28 more than 20% above.

Age of home tells a counterintuitive story. The 2020+ cohort — 24,185 sales, 22.5% of the market — had the strongest median sale-to-list at 98.5% but the slowest median DOM at 52 days. Newer homes command better prices relative to list but take longer to sell. The 1980–1999 cohort was the opposite: fastest median DOM at 28 days, but a weaker 97.1% sale-to-list. Pre-1950 homes were the weakest negotiators at 95.0% of list and a 35-day median DOM. The 2010–2019 cohort split the difference: 97.5% of list at 34 days.

HOA status correlates with both higher prices and slower sales. Homes with an HOA had a median sale price of $414,500 versus $295,000 for non-HOA homes — a 40.5% gap — but also a longer median DOM of 40 days versus 33 days. HOA homes also posted a stronger median sale-to-list at 97.5% versus 96.6%. This is a correlation, not a causal claim: HOA properties tend to be newer, larger, and in planned communities that command higher prices, and their longer marketing times may reflect higher price points rather than the HOA itself.

Bedroom count and bathroom count shape leverage differently. Four-bedroom homes had the strongest median sale-to-list at 97.8%, followed by five-bedroom at 97.5% and three-bedroom at 97.4%. Homes with two or fewer bedrooms were weakest at 95.6%. On the bathroom side, two-bath homes led at 97.6%, while one-bath homes were weakest at 94.5%. The 4-bed/2-bath combination — 16,672 sales, the single largest bed-bath pairing — posted a 98.1% median sale-to-list, the strongest of any major segment. The 5-bed/3-bath combination was the slowest at 40 days median DOM, while the 6+ bed/5-bath segment was fastest at 28 days.

Where buyers have the most room: the sub-$100K market, the "Others" property type, pre-1950 homes, one-bath properties, and the 64+ day DOM cohort. In these segments, discounts of 20% or more are common and list prices carry little anchoring power.

Where sellers retain the most power: the 250–400K single-family segment, 4-bed/2-bath homes, 2020+ construction, and HOA properties. In these segments, roughly 28% of sales close at list and premiums are more frequent.

The three-month averages tell the same story more smoothly. The first three months (September–November 2025) averaged 10,861 sales per month. The most recent three months (June–August 2026) averaged 8,934 — a 17.7% decline. That is a meaningful contraction in transaction volume year-over-year, though it is worth noting that the comparison is between a fall peak and a summer trough, which exaggerates the seasonal component.

Prices peaked in May–June 2026 and troughed in January 2026. The median sale price bottomed at $330,000 in January 2026 — the same month volume hit its low — then climbed steadily to $360,000 in May and June before easing to $355,000 in July and $350,000 in August. The peak-to-trough swing was $30,000, or 9.1%. The largest single-month price move was January's −4.9% drop, which coincided with the volume trough. The most recent month, August 2026, posted a median of $350,000, down 1.4% from July.

Over the full 12 months, the median price span change was just 1.4% — from $345,000 in September 2025 to $350,000 in August 2026. The 3-month versus prior-3-month change was −0.1%, essentially flat. The 6-month versus prior-6-month change was +3.6%, reflecting the strong spring rally. The 12-month median price for the state was $349,999.

The seasonal pattern in prices is more pronounced than the annual trend. The market did not appreciate meaningfully over the year — it oscillated. January's $330,000 median was 5.7% below the 12-month median of $349,999, while May and June's $360,000 was 2.9% above it. Buyers who closed in January paid a meaningful discount to the annual median; buyers who closed in May or June paid a premium.

Volume and price moved together, not inversely. In a typical market, low volume and low prices coincide (winter) and high volume and high prices coincide (spring/summer). Here, the January trough in both volume and price was followed by a spring recovery in both. But the fall months — September through December 2025 — combined high volume (11,722, 11,626, 9,234, 11,546) with flat-to-modest prices ($345,000, $345,000, $349,900, $346,900). The spring months — March through June 2026 — combined lower volume (10,589, 9,869, 9,410, 9,562) with higher prices ($350,000, $356,500, $360,000, $360,000). That is a classic seasonal rotation: fall and winter bring volume, spring and summer bring price.

The most recent months show softening. August 2026's 8,478 sales were the lowest of any month except January, and the $350,000 median was down from the $360,000 spring peak. July's 8,763 sales and $355,000 median continued the same trend. Whether this is the start of a seasonal autumn decline or a broader slowdown cannot be determined from 12 months of data. What is clear is that the market entered the fall of 2026 with less momentum than it had in the fall of 2025: the most recent three months averaged 8,934 sales versus 10,861 in the first three months, and the median price was $350,000 in August 2026 versus $345,000 in September 2025 — a 1.4% gain that is barely above flat.

Subdivision-level listing data for October 2026 shows wide dispersion in marketing times. Among the 500 subdivisions tracked, median days-on-market for active listings ranged from 1 day (Fontainbleau, 30094) to 217 days (Silverton Townhomes, 30241). The highest-priced subdivision by median list price was Reynolds Lake Oconee (30642) at $2,795,000 with a 90-day median DOM, while the lowest was City of Albany (31701) at $64,750 with a 50-day median DOM. These are active-listing medians, not sold prices, and the homes_sold field is zero across the snapshot — so they describe asking behavior, not transaction outcomes. They are useful for understanding where sellers are setting ambitious prices and where inventory is moving slowly, but they should not be read as sale-price data.

The dataset does not contain sufficient information to calculate multi-year seasonality, year-over-year same-month comparisons, or rental yields. The 12-month window is a single cycle.

Where relative value exists. The lowest median price-per-square-foot in the dataset is the "Others" property category at $123/sqft (9,756 sales), followed by single-family at $175/sqft. Condos carry the highest at $233/sqft despite the lowest median price of $289,000 — meaning condo buyers pay a premium per foot for a smaller footprint. By era, pre-1950 homes carry a median price of $265,000 with a median 35-day DOM and a 95.0% sale-to-list ratio — the weakest sale-to-list in the dataset. That combination of low price, reasonable liquidity, and the largest observed negotiation margin is the clearest relative-value pocket in the data. So what: pre-1950 housing stock is where a buyer can simultaneously pay less, negotiate harder, and still close in roughly the statewide median time — but the 95.0% sale-to-list ratio also warns that these homes are pricing above what the market will bear, so condition and inspection findings are likely to be the real negotiating lever.

What buyers should watch. The 2020+ cohort is the anomaly worth monitoring: 24,185 sales, a 52-day median DOM (the slowest of any era), yet a 98.5% median sale-to-list — the strongest. That is a segment where sellers are not cutting price but are waiting. Meanwhile, HOA properties show a 40-day median DOM versus 33 days for non-HOA, and a 97.5% versus 96.6% sale-to-list ratio. So what: buyers targeting new construction or HOA communities should expect longer timelines and less price movement, and should negotiate on concessions rather than headline price; buyers targeting non-HOA resale should expect faster competition but a wider discount window.

Does pricing matter more in some segments? Yes, and the price-band data makes it explicit. In the 250–300K band, 4,167 of 14,721 sales closed at list and the modal outcome was a 4% discount. In the 0–50K band, 47.5% of sales closed more than 20% below list. The 1M+ band shows 933 sales at list out of 5,769, with 668 at a 4% discount and 624 at 6% — a tighter, more disciplined distribution than the low end. So what: at the low end, list price is a starting suggestion; at $250K and above, list price is a real anchor. Sellers at the low end should expect to reprice; sellers at $250K+ should expect to hold.

New construction versus existing, and HOA dynamics. The 2020+ cohort (24,185 sales, 22.5% of the market) carries a $399,000 median price and a 98.5% sale-to-list — the highest in the dataset — but a 52-day median DOM. The 2010–2019 cohort carries the highest median price of any era at $455,000 across 9,769 sales with a 34-day median DOM. HOA properties show a $414,500 median price versus $295,000 for non-HOA — a 40.5% gap — but a 40-day median DOM versus 33 days, and a 97.5% versus 96.6% sale-to-list. So what: HOA properties in this dataset sold for more and closer to list but took longer to move; that is a correlation, not a causal claim, and sellers in HOA communities should plan for a longer marketing window even though the price outcome tends to be stronger.

ZIP and subdivision liquidity. The subdivision snapshot for 2026-10-01 shows active-listing concentration in Savannah 31404 (532 active listings, $399,000 median list, 76-day median DOM), AR 6 Fannin 30513 (207 listings, $590,000, 74 days), Big Canoe 30143 (205 listings, $550,000, 86 days), and Coosawhattee 30540 (194 listings, $450,000, 74 days). The fastest-moving subdivisions in that snapshot were Fontainbleau 30094 (1-day median DOM, 18 listings), Perry 31069 (16 days, 25 listings), and Jefferson Hills 31206 (17 days, 16 listings). The slowest were Silverton Townhomes 30241 (217 days, 17 listings), Villas by the Sea Condos 31527 (204 days, 18 listings), and The Ford Field and River Club 31324 (187 days, 19 listings). So what: sellers in high-inventory lake and coastal subdivisions should expect marketing windows measured in months, not weeks, while sellers in the small-listing-count subdivisions showing sub-20-day DOMs are in genuinely tight micro-markets — though those samples are small and should be treated as directional.

Where homes are sitting. The DOM distribution shows 38,468 sales (33.0%) took 64+ days, while 21,877 (18.8%) closed within 7 days and 29.7% within 14. That means roughly one in three transactions in this dataset sat for over two months. The 2020+ era (52-day median) and the "Others" property type (51-day median) are the two largest slow-moving pools. So what: agents should segment their pipeline into a fast lane (1980–1999 single-family, 3-bed/2-bath) and a slow lane (new construction, non-standard property types) and staff and market them differently.

Where negotiation margins are largest. The 0–50K band shows 47.5% of sales closing more than 20% below list; the 50–100K band shows 33.8%. The "Others" property type shows a 90.5% median sale-to-list — a 9.5% concession — versus 97.4% for single-family. Pre-1950 homes show 95.0%. So what: agents working the sub-$100K and non-standard-property segments should set client expectations around double-digit discounts and price their CMAs accordingly; agents in the 250–400K single-family corridor should expect near-list outcomes.

Competitive and underserved segments. The 250–300K band is the most competitive by volume (14,721 sales) and shows a tight distribution around list. The 1M+ band (5,769 sales) shows a disciplined 4–6% discount cluster. The underserved pockets are the slow-moving subdivisions: Silverton Townhomes 30241 at 217 days, Villas by the Sea Condos 31527 at 204 days, and Eclipse 30305 at 166 days — all with 15–22 active listings. So what: agents with condo or townhome expertise in these specific subdivisions have a differentiated niche where the competition is thin and the marketing challenge is real.

Where meaningful shifts are occurring. Statewide sales averaged 10,861 per month in the first three months of the window (2025-09 through 2025-11) versus 8,934 in the most recent three (2026-06 through 2026-08) — a 17.7% decline. The peak volume month was 2025-09 at 11,722 sales; the trough was 2026-01 at 7,725. Median price moved from $345,000 in 2025-09 to $350,000 in 2026-08, a 1.4% span change, with a peak of $360,000 in 2026-05 and a trough of $330,000 in 2026-01. So what: agents should plan for a lower-volume second half than the prior year and should not assume price appreciation will offset the transaction decline — the 6-month versus prior-6-month median price change was 3.6%, but the 3-month versus prior-3-month change was -0.1%, indicating momentum has flattened.

Where discounts are largest. The 0–50K band shows 47.5% of sales more than 20% below list; the 50–100K band 33.8%; the 100–150K band 22.9%. The "Others" property type shows a 90.5% median sale-to-list. So what: the widest ask-to-clear spreads are concentrated in the lowest price bands and non-standard property types — the segments where an investor's negotiation skill has the most measurable dollar impact.

Older housing stock and geographic concentration. Pre-1950 homes (5,764 sales, $265,000 median, 35-day median DOM) and 1950–1979 homes (19,297 sales, $273,000 median, 31-day median DOM) together represent 25,061 transactions — 21.4% of the market — at median prices well below the statewide $349,999. The 1980–1999 cohort adds 27,257 sales at a $350,000 median with the fastest 28-day median DOM. So what: the pre-1980 stock is the largest pool of lower-priced, reasonably liquid inventory, and the 1980–1999 cohort is the fastest-turning — both are observable characteristics worth further investigation for acquisition and resale timing.

Price trends and variation. The 12-month median price span change was 1.4%, with a peak of $360,000 in 2026-05 and a trough of $330,000 in 2026-01 — a 9.1% peak-to-trough swing. The largest single-month move was -4.9% in 2026-01. Sales volume fell 17.7% from the first three months to the most recent three. So what: the price trend is essentially flat over 12 months with meaningful intra-year volatility, and volume is contracting — investors should treat this as a market where timing entry and exit within the year matters more than betting on appreciation.

What this dataset cannot tell you. It contains no rental, income, or expense data, so rental yield, cap rate, cash-on-cash return, and investment return cannot be calculated. So what: any yield or return analysis must be sourced externally; the observable characteristics here — liquidity, price level, discount depth, housing age, and geographic concentration — are the inputs an investor should bring to that external analysis, not conclusions in themselves.

3. Negotiation is the norm, not the exception: 67.3% of the 115,618 transactions with list-price data closed below list, while only 9.0% closed above. The 23.6% that closed at list represents a substantial at-list cohort, but the dominant outcome is a discount. This is not a market where buyers routinely face bidding wars. The distribution of price changes shows the single largest bucket is 0% at 27,329 transactions, followed by -4% at 15,719 and -2% at 12,630. The clustering of discounts in the -2% to -6% range suggests a market where modest negotiation is standard practice, not a sign of distress.

4. The $250,000–$300,000 price band is the state's volume center of gravity, capturing 12.6% of all sales, but the $300,000–$350,000 band is nearly as large at 14,415 transactions. Together, the $250K–$350K range accounts for roughly a quarter of all transactions. This is where the state's median price of $349,999 sits — right at the upper edge of the second-largest band. The 0-50K band, by contrast, has only 3,263 sales but an extraordinary 1,550 transactions (47.5% of that band) closing more than 20% below list, indicating a deeply distressed segment where negotiation is extreme.

5. HOA properties command a 40.5% higher median price ($414,500 vs. $295,000) but take 7 days longer to sell (40 vs. 33 days median DOM). This is a classic premium-versus-liquidity tradeoff. The HOA segment represents 42.9% of transactions (50,307 sales) and has a stronger median sale-to-list ratio of 97.5% versus 96.6% for non-HOA. The price gap is substantial, but it is important not to infer causation — HOA properties tend to be newer, larger, and located in different submarkets. The data shows association, not causation.

6. New construction (2020+) has the highest median sale-to-list ratio at 98.5% but the slowest median DOM at 52 days — a 24-day gap versus the fastest-selling era (1980–1999 at 28 days). The 2020+ cohort represents 24,185 sales (22.5% of transactions) with a median price of $399,000. The 1980–1999 cohort, by contrast, has 27,257 sales at a median of $350,000 and sells in 28 days. The newest homes are priced $49,000 higher but take nearly twice as long to sell. This suggests new-construction pricing is firm but the absorption rate is slower, possibly reflecting builder incentives that keep sale-to-list ratios high while extending marketing periods.

7. Condos have the highest median price per square foot at $233 but the lowest median sale price among major types at $289,000 — and they sell slower (43 days) than single-family homes (34 days). This is the density premium in action: condos pack more value into less space. With 4,401 sales (3.8% of the market), condos are a small but high-$/sqft segment. Townhouses sit in the middle at $190/sqft and $340,000 median price with 40-day DOM. Single-family homes, at 80.8% of all transactions (94,680 sales), dominate volume but have the lowest $/sqft at $175.

8. The 4-bedroom/2-bath configuration is the single largest bed-bath combination at 16,672 sales (15.3% of transactions) and has the strongest median sale-to-list ratio of any major segment at 98.1%. This configuration has a median price of $353,152 and median square footage of 2,184. The 3-bed/2-bath combo is larger by count at 37,307 sales (34.3%) but has a lower sale-to-list ratio of 97.7%. The 4/2's combination of size, price point, and negotiation strength suggests it is the state's most liquid configuration — the sweet spot where buyer demand and seller expectations align most closely.

9. The market is sharply bifurcated on time: 18.8% of sales close within 7 days, but 33.0% take 64 days or longer. The DOM distribution shows 21,877 transactions in the 0–7 day bucket and 38,468 in the 64+ day bucket. The middle of the distribution — 22–35 days — contains only 14,174 transactions. This is not a bell curve; it is a barbell. Nearly a third of the market is slow-moving inventory, while nearly a fifth moves almost immediately. The median DOM of 36 days masks this polarization entirely.

10. The top 10 cities account for only 24.7% of sales, with Atlanta alone at 9,438 sales (8.1% of the state total) — but Atlanta's median price of $429,990 is 22.9% above the state median. The concentration is modest: the top 5 cities hold 16.9% of sales. Alpharetta has the highest median price among top-10 cities at $788,000, while Macon has the lowest at $202,944 — a 3.9x gap. Cumming ($590,000 median, 2,095 sales) and Alpharetta ($788,000, 1,734 sales) represent the high-price northern suburbs, while Augusta ($227,725), Columbus ($210,000), and Macon ($202,944) anchor the lower-priced middle-Georgia markets.

The negotiation data reinforces the buyer's position: 67.3% of sales closed below list, with only 9.0% above. The 0% bucket (23.6%) is substantial but not dominant. The DOM distribution — 18.8% within 7 days, 33.0% at 64+ days — suggests a market where well-priced, well-located properties still move quickly, but a large share of inventory languishes. The HOA premium (40.5% higher median price) and the new-construction slow absorption (52-day median DOM) are structural features that are unlikely to reverse quickly.

The data does not support a forecast of directional price movement. What it shows is a market that has absorbed a significant volume decline without a corresponding price collapse, suggesting sellers are holding firm on price while buyers are increasingly selective. The 6-month-versus-prior-6-month price change of +3.6% is the strongest positive signal in the dataset, but it is a backward-looking measure that captures the spring rally, not current momentum. The most recent data points — August median of $350,000, down 1.4% month-over-month, and 8,478 sales — point to a market that is cooling at the margin.

Are Georgia home prices rising or falling? Prices were essentially flat over the full 12-month window, with the median rising 1.4% from the start of the period to the end. The most recent month, August 2026, posted a median of $350,000, down 1.4% from July 2026, while the 3-month median was 0.1% below the prior 3-month median. Over a longer 6-month comparison, the median was up 3.6%.

What was the highest median price month in Georgia this year? May 2026 recorded the peak median sale price of $360,000, which held steady again in June 2026. The trough came in January 2026 at $330,000 — a $30,000 spread between the year's high and low monthly medians.

How fast do homes sell in Georgia? The 12-month median days on market was 36 days. Just 18.8% of sales closed within 7 days, 29.7% within 14 days, and 44.2% within 28 days, while 33.0% of homes took 64 days or longer to sell.

What share of Georgia homes sold below asking price? Of the 115,618 transactions with a recorded list price, 67.3% sold below list, 23.6% sold at list, and 9.0% sold above list. That means roughly two out of every three Georgia sellers accepted less than their asking price over the 12 months ending August 2026.

Which Georgia city had the most home sales? Atlanta led the state with 9,438 sales and $5.91 billion in volume during the 12 months ending August 2026, at a median price of $429,990. Savannah followed with 3,205 sales, then Marietta with 3,016, Cumming with 2,095, and Lawrenceville with 2,003.

Which Georgia city had the highest median home price? Among the ten most active cities, Alpharetta posted the highest median sale price at $788,000 across 1,734 sales. Cumming followed at $590,000, Marietta at $484,750, and Atlanta at $429,990, while Columbus recorded the lowest at $210,000.

What is the most common price range for Georgia homes? The $250,000–$300,000 band was the single most active price range, accounting for 12.6% of all sales. It was closely trailed by the $300,000–$350,000 band with 14,415 sales and the $350,000–$400,000 band with 13,191 sales.

What property type dominates the Georgia market? Single Family homes made up 80.8% of all sales (94,680 transactions) with a 12-month median price of $366,000. Townhouses were 7.1% of sales at a $340,000 median, Condos 3.8% at $289,000, and all other property types 8.3% at a $114,997 median.

Which property type sells fastest in Georgia? Single Family homes moved fastest with a median of 34 days on market, followed by Townhouses at 40 days, Condos at 43 days, and other property types at 51 days. Single Family homes also achieved the strongest median sale-to-list ratio at 97.4%.

Which property type has the highest price per square foot in Georgia? Condos carried the highest median price per square foot at $233, despite having the lowest median sale price among the major types at $289,000. Townhouses followed at $190 per square foot, Single Family at $175, and other property types at $123.

How much more do HOA properties sell for in Georgia? Homes with an HOA had a 12-month median sale price of $414,500 versus $295,000 for homes without one — a $119,500 gap, or 40.5% higher. HOA properties also took longer to sell, with a median of 40 days on market compared to 33 days for non-HOA homes.

Do newer homes sell for more in Georgia? Yes. Homes built in 2010–2019 had the highest median price at $455,000, while Pre-1950 homes had the lowest at $265,000. Homes built in 2020 or later posted a $399,000 median and the strongest sale-to-list ratio at 98.5%, but also the slowest median days on market at 52 days.

Which era of Georgia homes sells fastest? Homes built between 1980 and 1999 sold fastest, with a median of 28 days on market across 27,257 sales. Pre-1950 homes followed at 35 days, 1950–1979 at 31 days, and 2020-or-newer homes were slowest at 52 days.

How many bedrooms does the typical Georgia home have? Three-bedroom homes dominated with 46,919 sales, or 43.1% of the market, at a median price of $300,000. Four-bedroom homes were next at 30.8% of sales and a $405,000 median, followed by homes with two or fewer bedrooms at 10.1% and a $249,500 median.

What is the median price of a 5-bedroom home in Georgia? Five-bedroom homes had a 12-month median sale price of $549,071 across 13,857 sales. Homes with six or more bedrooms reached a median of $815,000, the highest of any bedroom count, across 3,664 sales.

Which bedroom count sells fastest in Georgia? Three-bedroom homes sold fastest at a median of 33 days on market, tied with six-or-more-bedroom homes at 33 days. Four-bedroom homes took 35 days, five-bedroom homes 38 days, and homes with two or fewer bedrooms 38 days.

How many bathrooms does the typical Georgia home have? Two-bathroom homes were the most common, representing 56.1% of sales (61,154 transactions) at a median price of $315,000. Three-bathroom homes were 24.5% of sales at a $465,000 median, and one-bathroom homes 8.3% at a $180,000 median.

What is the most expensive bedroom-and-bathroom combination in Georgia? Homes with six or more bedrooms and six or more bathrooms had the highest median price at $1,775,000 across 1,195 sales. Five-bedroom, five-bathroom homes followed at a $1,040,000 median, and four-bedroom homes with four or more baths at $687,500.

Which Georgia subdivisions have the highest median list prices? Reynolds Lake Oconee in ZIP 30642 topped the list with a median list price of $2,795,000 across 103 active listings, followed by The Manor in ZIP 30004 and Chastain Park in ZIP 30327, both at $2,495,000. The Ford Field and River Club in ZIP 31324 and Governors Towne Club in ZIP 30101 each listed at $1,700,000.

Which Georgia subdivisions have the lowest median list prices? City of Albany in ZIP 31701 had the lowest median list price at $64,750 across 16 active listings, followed by Woolfolk in ZIP 31217 at $84,950, Fontaine in ZIP 30038 at $92,250, Fairington Ridge in ZIP 30038 at $103,450, and Rawson Park in ZIP 31701 at $113,500.

Which Georgia subdivisions have the most active listings? Savannah in ZIP 31404 led with 532 active listings at a median list price of $399,000 and a median of 76 days on market. AR 6 Fannin in ZIP 30513 followed with 207 listings, Big Canoe in ZIP 30143 with 205, Coosawattee in ZIP 30540 with 194, and Waycross in ZIP 31503 with 124.

Which Georgia subdivisions have the highest price per square foot? The Ford Field and River Club in ZIP 31324 posted the highest median price per square foot at $622, followed by Reynolds Lake Oconee in ZIP 30642 at $566, Chastain Park in ZIP 30327 at $367, The Manor in ZIP 30004 at $351, and Villas by the Sea Condos in ZIP 31527 at $374.

Which Georgia subdivisions sell fastest? Fontainbleau in ZIP 30094 showed the shortest median days on market at 1 day across 18 active listings, followed by Perry in ZIP 31069 at 16 days, Jefferson Hills in ZIP 31206 at 17 days, Powder Springs in ZIP 30127 at 18 days, and Walden Park The Collection in ZIP 30238 at 19 days.

Which Georgia subdivisions take the longest to sell? Silverton Townhomes in ZIP 30241 had the longest median days on market at 217 days across 17 active listings, followed by Villas by the Sea Condos in ZIP 31527 at 204 days, The Ford Field and River Club in ZIP 31324 at 187 days, Eclipse in ZIP 30305 at 166 days, and Mountain Point Villas in ZIP 31808 at 163 days.

Where can Georgia buyers negotiate the biggest discount? Discounts were deepest in the lowest price bands. In the $0–$50K band, 1,550 sales closed more than 20% below list, and in the $50–$100K band, 1,278 sales did the same. By contrast, in the $250–$300K band — the state's most active — 4,167 sales closed exactly at list and only 432 closed more than 20% below.

Which Georgia price band has the most homes selling at or above asking? The $250,000–$300,000 band recorded 4,167 at-list sales plus 554 sales 2% above list, the largest concentration of full-price and above-list closings in the state. The $300,000–$350,000 band followed with 4,023 at-list sales and 495 sales 2% above list.

How many Georgia homes sold for more than $1 million? The $1M+ price band recorded 5,769 sales over the 12 months ending August 2026. Within that band, 933 sold exactly at list, 184 sold more than 20% above list, and 290 sold more than 20% below list.

What is the median price per square foot in Georgia? The statewide 12-month median price per square foot was $177. By property type, Condos led at $233 per square foot, Townhouses at $190, Single Family homes at $175, and other property types at $123.

How much did sales volume drop in Georgia over the past year? Average monthly sales fell 17.7% between the first three months of the period (September–November 2025, averaging 10,861 sales per month) and the most recent three months (June–August 2026, averaging 8,934 per month). The single busiest month was September 2025 with 11,722 closings, and the slowest was January 2026 with 7,725.

What was the largest single-month price swing in Georgia this year? The largest month-over-month move was a 4.9% decline in January 2026, when the median fell to $330,000 — the lowest monthly median of the 12-month period. Prices recovered steadily from there, reaching the $360,000 peak in May and June 2026.

Which Georgia cities have the highest transaction volume? Atlanta generated the most volume at $5.91 billion across 9,438 sales, followed by Marietta at $1.74 billion, Alpharetta at $1.66 billion, Savannah at $1.56 billion, and Cumming at $1.35 billion. The top five cities accounted for 16.9% of all statewide sales, and the top ten for 24.7%.

Which Georgia cities have the lowest median home prices? Among the ten most active cities, Columbus had the lowest median sale price at $210,000, followed by Macon at $202,944 and Augusta at $227,725. These three markets sit well below the statewide 12-month median of $349,999.

How many Georgia homes sold in the $150,000–$250,000 range? The $150,000–$200,000 band recorded 7,184 sales and the $200,000–$250,000 band recorded 10,887 sales, for a combined 18,071 closings over the 12 months ending August 2026. Together they represent roughly 15.4% of all statewide transactions.

What share of Georgia homes sold within two weeks? Just 29.7% of homes sold within 14 days of listing, and 18.8% sold within 7 days. The largest single group was homes taking 64 days or longer, which accounted for 33.0% of all sales — meaning a third of the market sat for more than two months.

Do larger homes sell for more per square foot in Georgia? No — the relationship runs the other way. Condos, the smallest typical property type, had the highest median price per square foot at $233, while Single Family homes, which are larger, averaged $175. Other property types, which include the smallest and most varied structures, had the lowest at $123 per square foot.

Which Georgia homes have the strongest sale-to-list ratios? Homes built in 2020 or later had the strongest median sale-to-list ratio at 98.5%, followed by 2010–2019 homes at 97.5% and 2000–2009 homes at 97.0%. Pre-1950 homes had the weakest at 95.0%, reflecting the deepest average discounts in the state's oldest housing stock.

How many Georgia homes were built in 2020 or later? Newer construction (2020 or later) accounted for 24,185 sales, or 22.5% of the market, at a median price of $399,000. That is the second-largest era cohort after 1980–1999 homes, which totaled 27,257 sales at a $350,000 median.

What is the median price of a Pre-1950 home in Georgia? Pre-1950 homes had a 12-month median sale price of $265,000 across 5,764 sales, the lowest of any construction era. They also had the weakest median sale-to-list ratio at 95.0% and a median of 35 days on market.

Which Georgia price band has the most sales activity? The $250,000–$300,000 band led with 14,721 sales, followed closely by $300,000–$350,000 with 14,415 and $350,000–$400,000 with 13,191. The three bands together accounted for roughly 36% of all statewide transactions over the 12 months ending August 2026.