Alpharetta, GA housing market

The supply side explains much of the friction. Active listings climbed from 667 in October 2025 to 863 in August 2026, while pending sales slipped from 196 to 194 and closed sales fell from 184 to 122. Months of supply expanded from 3.62 to 7.07 over that span, and the pending-to-active ratio compressed from 0.2939 to 0.2252. In plain terms: more inventory is sitting on the market, and a smaller share of it is converting to a contract each month.

The market is not collapsing — it is becoming more selective and more negotiable. The median price gained 1.1% in the most recent three months versus the prior three, a modest but positive signal, and the 12-month median of $795,000 sits well above the January trough. But with 68.4% of sales closing below list and 20.5% of transactions taking 64 days or longer, sellers who price to the July peak rather than to current conditions are the ones absorbing the longest marketing periods.

The ZIP-level subdivision snapshot for October 2026 shows where active inventory is concentrated. The 30004 ZIP carries the deepest luxury listing pool: THE MANOR (30004) shows 33 current listings at a median list price of $2,495,000 and a median of 60 days on market; ECHELON (30004) shows 12 current listings at a median list price of $3,649,999 and a median of 116 days on market; MAYFAIR ESTATE (30004) shows 4 current listings at a median list price of $3,947,497.50 and a median of 45 days; BLUE VALLEY (30004) shows 3 current listings at a median list price of $3,474,500 and a median of 119 days. The 30009 ZIP carries a different profile: ALPHARETTA (30009) shows 31 current listings at a median list price of $942,000 and a median of 51 days, while SERENADE (30009) shows 14 current listings at a median list price of $334,745 but a median of 117 days on market — the second-slowest reading among the larger subdivisions. The 30005 ZIP is the mid-market volume center: CAMBRIDGE (30005) shows 19 current listings at a median list price of $449,900 and a median of 76 days; WINDWARD (30005) shows 19 current listings at a median list price of $840,000 and a median of 72 days; WELLINGTON (30005) shows 14 current listings at a median list price of $532,495 and a median of 43 days. The 30022 ZIP shows RIVER RIDGE (30022) with 19 current listings at a median list price of $495,000 and a median of 66 days, and BRECKENRIDGE (30022) with 13 current listings at a median list price of $525,000 and a median of 72 days.

The price-per-square-foot spread across these ZIPs is wide and worth noting. Downtown Alpharetta (30009) carries the highest median list price per square foot in the snapshot at $548.73, followed by White Columns (30004) at $581.02 — both far above the citywide 12-month median of $253 per square foot, though the citywide figure reflects closed sales across all property types while the subdivision figures reflect active listings only. At the other end, Cambridge (30005) shows $179.11 per square foot and Windward (30005) shows $248.60 per square foot. The gap between $179 and $581 per square foot within a single city is the clearest evidence that "Alpharetta" as a search term returns wildly different products depending on ZIP.

The cheapest subdivision by median list price is FAIRMONT (30004) at $124,900 across 3 current listings, with a median of 47 days and $101.96 per square foot. RIVERMONT VILLAGE (30022) lists at a median of $237,000 across 6 current listings with a median of 18 days and $244.21 per square foot. HENDERSON PLACE (30004) lists at a median of $277,500 across 4 current listings with a median of 49 days. DEVONSHIRE (30022) lists at a median of $304,999.50 across 4 current listings with a median of 53 days. VILLAGES OF DEVINSHIRE (30004) lists at a median of $310,000 across 7 current listings with a median of 86 days.

The speed picture is where the snapshot gets genuinely useful, because it separates subdivisions that look similar on price. The fastest median days on market belong to DOWNTOWN ALPHARETTA (30009) at 13 days across 6 current listings and SEVEN OAKS (30005) at 13 days across 5 current listings — but these are opposite products, with Downtown Alpharetta listing at a median of $3,674,500 and $548.73 per square foot while Seven Oaks lists at a median of $965,000 and $193.39 per square foot. HUNTERS FOREST (30022) moves at a median of 16 days across 3 current listings at a median list price of $679,000 and $486.00 per square foot. RIVERMONT VILLAGE (30022) moves at a median of 18 days across 6 current listings at a median list price of $237,000. COUNTRY CLUB OF THE SOUTH (30022) moves at a median of 18 days across 3 current listings at a median list price of $2,395,000 and $319.25 per square foot.

The slowest subdivisions tell a different story. WINDHAVEN (30005) has sat a median of 153 days across 3 current listings at a median list price of $750,000 and $174.50 per square foot. CHELSEA WALK (30009) has sat a median of 141 days across 3 current listings at a median list price of $815,000 and $326.00 per square foot. BRIARGATE (30009) has sat a median of 131 days across 7 current listings at a median list price of $350,000 and $272.78 per square foot. WOODLANDS PRESERVE (30009) has sat a median of 126 days across 3 current listings at a median list price of $709,900 and $270.95 per square foot. BLUE VALLEY (30004) has sat a median of 119 days across 3 current listings at a median list price of $3,474,500.

The most important pattern in this snapshot is that price and speed are not correlated in the direction most buyers assume. The two fastest subdivisions include the single most expensive listing pool in the city (Downtown Alpharetta at $3,674,500 median list) and a mid-market one (Seven Oaks at $965,000). The slowest include a $3.47 million luxury subdivision (Blue Valley) and a $350,000 subdivision (Briargate). What separates them is not price tier but per-square-foot ask relative to the local norm: Downtown Alpharetta asks $548.73 per square foot and clears in 13 days, while Blue Valley asks $311.75 per square foot and sits 119 days. Buyers and sellers in this market should treat days-on-market as a signal about pricing accuracy within a subdivision, not about the subdivision's price level.

Several subdivisions carry small listing counts — 3 to 4 current listings — and their medians should be read as directional only. FAIRMONT (30004), BLUE VALLEY (30004), HUNTERS FOREST (30022), COUNTRY CLUB OF THE SOUTH (30022), WINDHAVEN (30005), CHELSEA WALK (30009), WOODLANDS PRESERVE (30009), MAYFAIR ESTATE (30004), and DEVONSHIRE (30022) all fall in this thin-sample group. The larger pools — THE MANOR (30004) at 33 current listings, ALPHARETTA (30009) at 31, CAMBRIDGE (30005) and RIVER RIDGE (30022) and WINDWARD (30005) at 19 each, SERENADE (30009) and WELLINGTON (30005) at 14 each, BRECKENRIDGE (30022) and THE GATHERING ALPHARETTA (30009) at 13 each, and ECHELON (30004) at 12 — carry more weight as descriptions of current supply conditions.

At the property-type level, concentration is moderate but decisive. Single Family accounts for 72.6% of transactions, Townhouse 19.7%, Condo 5.7%, and Others 2.0%. That means roughly three of every four Alpharetta closings are detached homes, and the entire attached segment — Townhouse plus Condo — accounts for about one in four. The price consequences are large: Single Family carries a 12-month median sale price of $899,500, Townhouse $561,950, and Condo $380,500. The gap between Single Family and Condo medians is $519,000, or roughly 2.4 times the Condo median.

At the price-band level, the dominant band is $1M+, which alone accounts for 32.5% of transactions. That is a striking concentration: nearly a third of all Alpharetta sales in the 12-month window closed above $1 million. The next-largest bands are the $500,000–$550,000 range at 126 sales, the $550,000–$600,000 range at 114, and the $700,000–$750,000 range at 106. The distribution is bimodal in practice — a large luxury tail above $1 million and a broad mid-market cluster between $400,000 and $900,000 — with very little activity below $300,000. Only 45 sales in the entire 12-month window closed below $300,000, and only 2 closed below $200,000.

The concentration story that matters most for anyone searching this market is this: if you are looking in Alpharetta, you are most likely looking at a detached home (72.6% of sales), most likely in the $1M+ band (32.5% of sales), and most likely in the 30004, 30005, 30009, or 30022 ZIP footprint where the subdivision listing pools are deepest. The luxury tier is not a fringe — it is the single largest price band in the city, and the subdivisions carrying the most current luxury supply (THE MANOR at 33 listings, ECHELON at 12, WHITE COLUMNS at 8, DOWNTOWN ALPHARETTA at 6) are the places where that demand is being tested right now.

Townhouse is the volume runner-up at 390 sales (19.7%) and the market's middle child: a 12-month median of $561,950, 27 median days on market, and a 97.0% median sale-to-list. It sells roughly 11 days slower than single-family and concedes about a third of a percentage point more on price.

Condo is the smallest of the three mainstream segments at 112 sales (5.7%), with a 12-month median of $380,500 — less than half the single-family median — 30 median days on market, and a 96.6% median sale-to-list, the weakest of the three. Condos are the slowest-selling and most negotiable of the conventional property types.

Others — 40 sales, 2.0% of the market — is a statistical outlier bucket, not a segment. Its 79 median days on market is nearly five times the single-family figure, its median sale-to-list of 87.7% is roughly ten points below every other type, and its reported median price per square foot of $2,767.50 is more than ten times the single-family median of $249. That $/sqft figure is almost certainly an artifact of how square footage is recorded for land, new-construction shells, or non-standard property records rather than a real price-per-foot signal. Treat the "Others" row as a caution flag, not a benchmark.

The most interesting cross-type finding is the price-per-square-foot inversion. Single-family homes carry the highest median price ($899,500) but the lowest median $/sqft of the three mainstream types at $249. Townhouses sit at $259 and condos at $262. Buyers are paying a premium per square foot for smaller attached product and a discount per square foot for larger detached product — the classic pattern of paying for land, lot, and structure rather than for interior area. A condo buyer at the median is paying about 5.2% more per square foot than a single-family buyer while paying 58% less in total price.

Bedrooms: the price ladder is steep and the speed curve is not linear

The bedroom distribution is unusually top-heavy for a suburban market. Four-bedroom homes are the single largest group at 546 sales (28.0%), followed by three-bedroom at 487 (25.0%), five-bedroom at 426 (21.9%), six-or-more at 335 (17.2%), and two-or-fewer at 154 (7.9%). Nearly two-thirds of all transactions — 65.9% — involve four or more bedrooms.

The price ladder by bedroom count is steep and roughly monotonic:

The jump from three to four bedrooms adds $213,250 to the median price; four to five adds $246,750; five to six-plus adds $365,000. The three-to-four step is the most efficient upgrade in dollar terms, and it is also the most liquid: four-bedroom homes are the largest single cohort of buyers in the market.

Speed does not follow price. Five-bedroom homes sold fastest at a median of 15 days, ahead of both four-bedroom (21 days) and six-plus (16 days). The slowest segment by a wide margin is two-or-fewer bedrooms at 32 days — more than double the five-bedroom figure. Small homes are not scarce in Alpharetta; they are simply a thinner buyer pool, and the data shows it in marketing time rather than in price alone.

Sale-to-list is remarkably tight across the bedroom spectrum, spanning just 0.7 percentage points from the strongest (four-bedroom, 97.6%) to the weakest (six-plus, 96.9%). Bedroom count barely moves the negotiation needle in this market. What it moves is price and, at the small end, time.

Bathrooms: the clearest liquidity signal in the dataset

Bathroom count produces the sharpest performance gradient of any characteristic in the data.

Two-bathroom homes dominate volume at 667 sales (34.2%), but they are not the fastest. Four- and five-bathroom homes sell in a median of 15 and 13 days respectively — the fastest cohorts in the entire dataset. Meanwhile six-or-more-bathroom homes, the most expensive group at a $1,900,000 median, slow to 21.5 days and post the weakest sale-to-list of any bathroom group at 95.2%.

This is a genuine anomaly worth flagging: the top of the bathroom ladder is both slower and more negotiable than the rung below it. The 169 six-plus-bathroom sales are a meaningful sample, not noise. The pattern suggests that at the very top of the market, buyer pools thin out faster than price rises, and sellers of the largest homes are the ones absorbing the discount.

The one-bathroom cohort (19 sales) is too small to draw conclusions from and should be treated as anecdotal.

Bed-and-bath combinations: where the market's real fault lines sit

The joint distribution reveals that the market's fastest and slowest pockets are defined by combination, not by either variable alone.

The fastest combination with a meaningful sample is six-plus bedrooms with five bathrooms: 143 sales, a $1,255,000 median, 12 median days on market, and a 97.0% median sale-to-list. That is the single fastest-moving cohort in the dataset. Close behind is five bedrooms with four bathrooms: 171 sales, $980,000 median, 13 median days, 96.7% sale-to-list.

The slowest meaningful combination is three bedrooms with three bathrooms: 116 sales, a $716,250 median, 29.5 median days, and 96.6% sale-to-list. That is more than double the marketing time of the fastest cohort at a fraction of the price. Three-bed/three-bath product appears to sit in a gap — too large to compete with entry-level attached homes, too small to compete with the four-bedroom family segment that dominates buyer attention.

The largest single combination is three bedrooms with two bathrooms at 359 sales (18.4%), a $507,000 median, 16 median days, and a 97.7% sale-to-list — the strongest sale-to-list of any combination with more than 100 transactions. This is the market's workhorse: modest price, fast sale, minimal discount.

Two combinations are statistically unreliable and should not be ranked: two-or-fewer bedrooms with three-plus bathrooms (6 sales, 132.5 median days) and three bedrooms with three-plus bathrooms (12 sales, 100.0% median sale-to-list). Both are too small to support inference.

Year built: the newest inventory is not the fastest, and the oldest is not the cheapest

Alpharetta's housing stock is concentrated in a single era. Homes built between 1980 and 1999 account for 949 sales — 48.6% of the entire market. Add the 2000–2009 cohort (393 sales, 20.1%) and nearly seven in ten transactions involve homes built before 2010.

Three findings stand out.

First, the 1980–1999 cohort is the market's engine: it is the largest by volume, the fastest at a median of 15 days, and the strongest on sale-to-list at 97.7%. Nearly half the market is trading in a segment that is both the most liquid and the least discounted.

Second, new construction is the slowest segment. Homes built 2020 or later — 247 sales, a $937,500 median — took a median of 34 days to sell, more than double the 1980–1999 cohort, and posted a 96.8% median sale-to-list. Newer homes command a price premium over the 1980–1999 median of $223,500, but they take 19 more days to move and concede roughly nine-tenths of a percentage point more on price. The premium is real; the liquidity is not.

Third, the 1950–1979 cohort is the negotiation outlier. Its 94.4% median sale-to-list is the weakest of any era with a meaningful sample, roughly 3.3 percentage points below the 1980–1999 cohort. Yet those same homes sold in a median of 16 days — fast. The combination of fast sales and deep discounts suggests sellers in this cohort are pricing optimistically and then cutting to close, rather than sitting on the market. The 63-sale sample is modest but large enough to note.

The Pre-1950 cohort (5 sales, 98 median days) is too small to interpret and should be excluded from any era comparison.

HOA: the counterintuitive result

HOA status produces the most counterintuitive finding in the dataset.

Homes without an HOA sold for a higher median price — $845,000 versus $788,000, a gap of $57,000, or 6.7% — while selling slightly slower (21 versus 19 median days) and conceding substantially more on price (95.9% versus 97.3% median sale-to-list, a 1.4-percentage-point gap).

The temptation is to read this as "HOA homes are worth less." That reading is not supported. The correct observation is narrower: in the observed transactions, non-HOA properties had a higher median sale price and a weaker sale-to-list outcome, while HOA properties sold marginally faster and held price better. The two groups are not comparable populations — non-HOA homes in Alpharetta are disproportionately larger, older, or on larger lots, and the dataset does not isolate those effects. What the data does show is that the HOA premium is not a price premium; it is a liquidity and price-retention premium. HOA properties convert to contract faster and discount less. Non-HOA properties command more dollars but take longer and give back more at the table.

For sellers, that is actionable: the HOA-versus-no-HOA decision is not about headline price, it is about how much of your asking price you keep and how long you wait to keep it.

Price bands: the market is bimodal, and the top band is the largest single cohort

The price distribution is not a bell curve. It is a barbell.

The single largest price band in the market is $1M and above, with 643 sales — 32.5% of all transactions. No other band comes close. The next largest is $500,000–$550,000 at 126 sales (6.4%), followed by $550,000–$600,000 at 114 (5.8%) and $700,000–$750,000 at 106 (5.4%). Roughly one in three Alpharetta sales closes above a million dollars.

Below the million-dollar line, volume is spread thin across eighteen bands, none exceeding 6.4% share. The $300,000–$500,000 range collectively accounts for 247 sales (12.5%), and everything under $300,000 accounts for just 45 sales (2.3%). Alpharetta is not a market with a meaningful entry-level tier.

Negotiation behavior varies sharply by band. Across all 1,965 transactions with a recorded list price, 68.4% closed below list, 20.7% closed at list, and 10.9% closed above list. But the distribution of discounts is not uniform:

• In the $1M+ band, 135 of 643 sales closed at exactly list (21.0%), and 95 closed at −4% (14.8%). The band has a long left tail — 19 sales at worse than −20% and 15 at better than +20% — but its center of mass sits close to list.
• In the $500,000–$550,000 band, the modal outcome is −2% (25 sales), with 24 at list and 18 at −4%. This band is the most tightly clustered around list of any mid-market band.
• In the $550,000–$600,000 band, 28 of 114 sales closed at list (24.6%) — the highest at-list rate of any band with more than 100 transactions.
• In the $850,000–$900,000 band, 26 of 89 sales closed at list (29.2%), the highest at-list concentration in the dataset.

The bands with the deepest discounts are the thinnest ones. The $200,000–$250,000 band (17 sales) and the $250,000–$300,000 band (26 sales) show scattered outcomes with no dominant mode — too few transactions to establish a pattern. The $100,000–$150,000 and $150,000–$200,000 bands have one sale each and carry no analytical weight.

The practical read: negotiation strength in Alpharetta is concentrated in the $500,000–$600,000 and $850,000–$900,000 corridors, where sellers most often hold list price. The $1M+ band is the largest cohort but also the most dispersed — it contains both the strongest over-ask outcomes and the deepest cuts, which is what you would expect from a segment spanning $1,000,000 to well above $3,000,000.

What this means for each audience

Buyers. The fastest-closing, least-negotiable product in Alpharetta is a four- or five-bathroom home with five or more bedrooms, built between 1980 and 1999, in the $500,000–$600,000 or $850,000–$900,000 range. Expect to pay list. The most negotiable product is a three-bed/three-bath home or a 1950–1979 build, where median sale-to-list falls to 96.6% and 94.4% respectively. Condos and townhouses concede more than single-family homes and take longer to close — that is where a buyer's leverage is greatest.

Sellers. The 1980–1999 cohort is the market's sweet spot: largest volume, fastest sales, strongest price retention. If your home sits in that era, the data supports pricing close to list. If your home was built in 2020 or later, expect a median of 34 days and a sale-to-list near 96.8% — the newest inventory is the slowest-moving in the market, and pricing to the 1980–1999 cohort's speed is not realistic.

Agents. The three-bed/three-bath combination is the market's problem child: 116 sales, 29.5 median days, 96.6% sale-to-list. That is a listing that needs a pricing conversation, not a marketing one. Conversely, six-bed/five-bath (143 sales, 12 median days) and five-bed/four-bath (171 sales, 13 median days) are the fastest-moving cohorts in the dataset and should be positioned as such.

Investors. The $/sqft inversion between single-family ($249) and condo ($262) is the clearest arbitrage signal in the data: attached product trades at a per-foot premium while detached product trades at a per-foot discount. The 2020+ cohort's 34-day median and 96.8% sale-to-list suggest new-construction resale is the least liquid segment — relevant for anyone underwriting a hold period. And the non-HOA cohort's 95.9% median sale-to-list, despite a higher median price, indicates that price retention, not headline price, is where the HOA distinction actually shows up.

Questions this data answers

What is the most common property type in Alpharetta? Single-family homes, at 1,436 of 1,978 sales (72.6%) over the twelve months ending August 2026.

What is the median price of a condo in Alpharetta? $380,500 over the twelve months ending August 2026, based on 112 sales.

How long do homes take to sell in Alpharetta? The 12-month median is 19 days, but it ranges from 15 days for five-bedroom homes and 1980–1999 builds to 34 days for homes built in 2020 or later and 79 days for the "Others" property type.

Do HOA homes sell for more in Alpharetta? No. Non-HOA homes had a higher 12-month median price ($845,000 versus $788,000), but HOA homes sold faster (19 versus 21 median days) and retained more of their list price (97.3% versus 95.9% median sale-to-list).

What price range has the most home sales in Alpharetta? The $1M+ band, with 643 sales — 32.5% of the market — over the twelve months ending August 2026.

How much below asking do Alpharetta homes sell for? Across 1,965 transactions with a recorded list price, 68.4% closed below list, 20.7% closed at list, and 10.9% closed above list. The most common single outcome was a 4% discount.

What is the fastest-selling home type in Alpharetta? Six-plus bedrooms with five bathrooms, at a median of 12 days on market across 143 sales.

That shape has a direct pricing consequence. The fastest-moving segment is not the cheapest. Single Family homes, 1,436 sales at a 12-month median of $899,500, posted the shortest median DOM at 16 days and the strongest median sale-to-list at 97.33%. Townhouses (390 sales, $561,950 median) took a median of 27 days at 96.95%, and Condos (112 sales, $380,500 median) took 30 days at 96.59%. The slowest segment by a wide margin is the "Others" category — 40 sales, a $710,000 median, a median DOM of 79 days, and a median sale-to-list of just 87.73%. That 40-transaction sample is small and should be read as directional rather than definitive, but the gap is large enough to be meaningful: the weakest-performing property type in the dataset closed at a median 12.3 percentage points below list, versus 2.7 points below for Single Family.

Bedroom count tells a similar story. Five-bedroom homes (426 sales) moved fastest at a median of 15 days, followed by six-or-more-bedroom homes (335 sales) at 16 days and four-bedroom homes (546 sales) at 21 days. The slowest bedroom cohort is the smallest — two bedrooms or fewer, 154 sales, median 32 days. The most granular cut, beds-and-baths combined, sharpens this further: six-or-more-bedroom homes with five baths (143 sales) posted a median DOM of just 12 days, while the tiny "Others" beds/baths bucket (6 sales) sat at 132.5 days. That six-sale figure is too small to support a conclusion, but the 12-day reading on 143 large, high-bath homes is a robust signal that well-appointed large inventory is being absorbed quickly.

Age is a weaker velocity predictor than size. Homes built 1980–1999 — the dominant era at 949 sales, 48.6% of the market — were the fastest at a median 15 days and the strongest on sale-to-list at 97.71%. The 2010–2019 cohort (295 sales) matched them at 16 days, but the 2020+ cohort (247 sales) slowed to 34 days and the 2000–2009 cohort (393 sales) sat at 22 days. Pre-1950 homes (5 sales, 98-day median DOM) are statistically negligible.

HOA status barely moves velocity: homes with an HOA (1,683 sales) had a median DOM of 19 days versus 21 days for the 295 sales without one. The price relationship runs the other way — no-HOA homes posted a higher median price of $845,000 versus $788,000 for HOA properties, a 6.7% gap. That is a correlation in the observed transactions, not evidence that HOA fees depress value; no-HOA inventory in this dataset is likely concentrated in different product types and locations.

Negotiation: where the discounts actually live

The aggregate 68.4% below-list rate is the least interesting number in this section. The price-band breakdown is where the intelligence sits.

The $1M+ band — the single largest price cohort at 643 sales, 32.5% of all transactions — is the most negotiated segment in absolute terms. Of its 643 sales, 135 closed at exactly list (the largest at-list cluster of any band), but 19 closed more than 20% below list, 6 closed exactly 20% below, and 10 closed 18% below. At the other end, 15 sales closed more than 20% above list and 7 closed 14% above. The $1M+ band is genuinely bimodal: it contains both the deepest discounts and the largest premiums in the dataset. A luxury seller in Alpharetta is not facing a uniformly soft market — they are facing a market that rewards correct pricing with premiums and punishes aspirational pricing with double-digit cuts.

The mid-market bands behave very differently. In the $500–550K band (126 sales), the modal outcome is a 2% discount (25 sales), with 24 at list and 18 at 4% below. In the $550–600K band (114 sales), 28 of 114 closed at list — the highest at-list concentration of any band — with 21 at 2% below and 16 at 4% below. The $650–700K band (102 sales) also clustered tightly: 26 at list, 16 at 4% below, 15 at 8% below, 14 at 2% below. These bands are where sellers retain the most pricing power. The distribution is compressed into the 0% to −8% range, with premiums rare and deep cuts rarer.

The $850–900K band (89 sales) is the tightest of all: 26 of 89 closed at list, 19 at 4% below, 15 at 6% below, and only one sale more than 20% below. The $800–850K band (92 sales) shows the same pattern — 22 at 4% below, 17 at list, 13 at 2% below, and zero sales more than 16% below. Buyers in the high-$800Ks and low-$900Ks are negotiating in a narrow band; buyers above $1M are negotiating in a much wider one.

The lower bands are thin and should be treated cautiously. The $200–250K band has only 17 sales, the $250–300K band 26, and the $300–350K band 62. In the $300–350K band, the modal outcome is a 2% discount (10 sales) with 9 at list — a surprisingly firm result for the cheapest meaningful cohort. The $350–400K band (64 sales) shows 14 at list and 14 at 8% below, a wider spread.

What the DOM-to-negotiation relationship implies

The data does not contain a direct cross-tab of DOM against sale-to-list, so the relationship must be inferred from segment-level medians rather than stated as a measured correlation. What the segment data does show is that the segments with the shortest median DOM — Single Family (16 days, 97.33% sale-to-list), five-bedroom homes (15 days, 97.22%), six-bedroom/five-bath homes (12 days, 97.03%) — also carry the strongest sale-to-list medians. The segments with the longest DOM — "Others" property type (79 days, 87.73%), two-bedroom-or-fewer homes (32 days, 96.94%), 2020+ construction (34 days, 96.78%) — carry weaker ones. The pattern is consistent: speed and pricing power travel together in this market.

The 2020+ construction cohort is the most interesting anomaly. It is the newest inventory (247 sales, 12.7% of the market) with a strong $937,500 median price, yet it took a median 34 days to sell — more than double the 15-day median for 1980–1999 homes — and its median sale-to-list of 96.78% is weaker than every era except 1950–1979. Newer homes in Alpharetta are priced higher but are not moving faster. That is a genuine, non-obvious finding: buyers are not paying a velocity premium for new construction in this dataset.

Practical read

For buyers, the observable negotiating room is widest above $1M, where 35 of 643 sales closed at 18% or more below list and the band contains the deepest discount tail in the market. The narrowest room is in the $550–600K and $650–700K bands, where roughly a quarter of sales closed at full list. For sellers, the strongest pricing power sits with Single Family homes, five-bedroom configurations, and the 1980–1999 build era — all of which combine sub-16-day median DOM with sale-to-list medians above 97%. The weakest position belongs to the "Others" property type and the 2020+ cohort, both of which are taking materially longer to sell at weaker ratios than the market median.

The January trough is the sharpest single-month move in the volume series, and the March peak is the highest. The August reading of 125 is the second-lowest month in the entire window, behind only January. That is a notable divergence from the usual expectation that summer is peak selling season — in this dataset, spring (March–April) outperformed summer (June–August) on closings.

Prices: a January floor, a July ceiling, and a wide swing

The 12-month median sale price was $795,000. Monthly medians ranged from a trough of $699,000 in January 2026 to a peak of $850,000 in July 2026 — a span of 8.8% across the window. The largest single month-over-month move was January's −12.6%, the drop from December's $800,000 to January's $699,000. The most recent month, August 2026, posted a median of $810,000, down 4.7% from July.

The price path does not track volume cleanly. December 2025 had the second-highest volume of the window (195 sales) and a $800,000 median; January 2026 had the lowest volume (121) and the lowest median ($699,000). March 2026 had the highest volume (201) but a median of $770,000 — below December's. April 2026 posted the second-highest median of the window at $847,500 on 180 sales. The spring price surge (April–July medians of $847,500, $845,000, $830,625, and $850,000) coincided with declining volume after the March peak. Higher prices and lower volume moved together through the spring and summer.

The three-month comparison reinforces the recent softening: the most recent three months' median is 1.1% above the prior three months, but the six-month comparison shows a 9.7% gain over the prior six months. The short-term trend has flattened even as the longer-term trend remains positive.

Inventory and supply: the most dramatic shift in the dataset

The listing trend tells a story the sales trend only hints at. Active listings rose from 667 in October 2025 to 863 in August 2026 — a 29.4% increase over ten months. Over the same period, months of supply climbed from 3.62 to 7.07, nearly doubling. The pending-to-active ratio fell from 0.2939 to 0.2252, meaning a smaller share of the standing inventory is going under contract each month.

The inflection is visible month by month. Active listings bottomed at 524 in January 2026, then rose every month through August: 551, 616, 688, 744, 815, 839, 863. New listings peaked at 371 in April 2026 and have since declined to 198 in August, but the standing inventory has kept climbing because sales have not kept pace. Pending sales peaked at 329 in May 2026 and fell to 194 by August. Homes sold peaked at 198 in March and fell to 122 in August.

The combination — rising active listings, falling pending sales, falling closings, and months of supply at 7.07 — describes a market that has shifted decisively toward buyers over the course of the window. The October 2025 reading of 3.62 months of supply was a seller's market by conventional thresholds; the August 2026 reading of 7.07 is not.

What can and cannot be concluded

The observed pattern is clear: a January volume and price trough, a March volume peak, an April–July price peak, and a late-summer fade in both volume and price momentum, set against a backdrop of steadily rising inventory and supply. Whether this repeats annually cannot be determined from 12 months of data. The dataset does not contain multi-year seasonality, so the January trough and March peak should be described as observed monthly patterns in this window, not as established seasonal norms.

One pattern does appear structural rather than seasonal: the divergence between the sales trend and the listing trend. Sales volume in the most recent three months averaged 156 per month versus 173 in the first three months, a 10.0% decline, while active listings rose 29.4% over the comparable period. That is a supply-demand imbalance that has been building across the full window, not a single-month seasonal artifact. It is the single most consequential finding in the historical data, and it is the mechanism behind the negotiation dynamics described above: more standing inventory, fewer pending sales, and a months-of-supply figure that has roughly doubled in ten months.

Where buyers find relative value. Condo carries the lowest 12-month median price at $380,500 across 112 sales, with Townhouse at $561,950 across 390 sales — both well under the $795,000 12-month median for the market. Price per square foot tells a different story: Condo's 12-month median is $262/sqft and Townhouse's is $259/sqft, both above Single Family's $249/sqft. Buyers seeking the lowest absolute entry point should look at Condo and Townhouse; buyers seeking the lowest cost per square foot should look at Single Family, which also happens to be the fastest-selling and strongest sale-to-list segment at a 12-month median of 97.3%. The 1980-1999 build era offers the largest inventory pool at 949 sales (48.6% of the market) at a 12-month median of $714,000 — the lowest median price of any era with meaningful volume — while still posting the strongest sale-to-list ratio of any era at 97.7% and the fastest 12-month median DOM at 15 days.

What buyers should watch. Months of supply reached 7.07 in 2026-08, up from 3.62 in 2025-10, while active listings climbed from 667 to 863 over the same span. The pending-to-active ratio fell from 0.2939 to 0.2252. That is a market absorbing inventory more slowly than it was a year ago, and it favors buyers who can wait. The counter-signal is price: the 12-month median is $795,000, the 2026-08 median is $810,000, and the 2026-07 peak was $850,000, so sellers are not yet capitulating on price even as velocity slows. Buyers should also watch the 2020+ build era, which carries a 12-month median of $937,500 but a 12-month median DOM of 34 days — the slowest of any era with meaningful volume — and a sale-to-list ratio of 96.8%. Newer product is priced at a premium and is sitting.

So what: Buyers have structural leverage in the 1M+ band and in the 500-550K band, where 18%-plus discounts are occurring in volume, and in the 2020+ build era, where 34-day median market time signals sellers who may negotiate. Buyers should not expect concessions in the 750-900K range, where list-price discipline is holding. The fastest path to a closed deal is a Single Family home built between 1980 and 1999 with 5 bedrooms and 4 baths.

Does pricing matter more in certain segments? Yes, and the data localizes it. In the 1M+ band, 135 of 643 sales closed at exactly list while 19 closed below -20% — a bimodal distribution where correctly priced homes clear and overpriced ones take severe cuts. In the 850-900K band, 26 of 89 closed at list and only 1 fell below -20%, indicating a band where list price is being respected. In the 500-550K band, 25 of 126 closed at -2% and 24 at list, with 4 sales below -20% — a band with a tight core and a punishing tail. The 650-700K band shows 26 of 102 at list with zero sales below -16%, another disciplined band.

New construction versus existing. The 2020+ era carries a 12-month median price of $937,500 — second only to 2010-2019 at $970,000 — but takes a 12-month median of 34 days to sell versus 16 days for 2010-2019 and 15 days for 1980-1999. Newer product is achieving a price premium while moving roughly twice as slowly as the 1980-1999 cohort.

HOA status. Homes with an HOA recorded a 12-month median price of $788,000 versus $845,000 for homes without, a gap of -6.7%, while selling slightly faster at a 12-month median DOM of 19 versus 21. HOA properties also posted a stronger sale-to-list ratio at 97.3% versus 95.9%. HOA properties represent 1,683 of 1,978 sales (85.1%). This is an observed association, not evidence that HOA status causes a lower price — the non-HOA pool is small at 295 sales and may differ in location and housing stock.

So what: Sellers of Single Family homes built 1980-1999 with 4 bedrooms are in the strongest position in the market and should expect to close near list within roughly two weeks. Sellers of 2020+ construction, 6-plus-bedroom homes, or anything in the residual "Others" category should budget for longer market time and a wider concession margin — the 2020+ cohort is taking 34 days and the 6-bed/6-plus-bath cohort is clearing at 95.2% of list.

Where homes are sitting. The 64+ day bucket holds 404 of 1,972 sales, or 20.5% of the market. Only 58.7% of sales closed within 28 days and 79.5% within 63 days. The slowest named subdivisions in the current-month snapshot are WINDHAVEN (30005) at a 153-day median DOM across 3 active listings, CHELSEA WALK (30009) at 141 days across 3, BRIARGATE (30009) at 131 days across 7, WOODLANDS PRESERVE (30009) at 126 days across 3, and BLUE VALLEY (30004) at 119 days across 3. Note that these subdivision figures are active-listing medians from a single-month snapshot with very small listing counts, so they describe asking-side conditions rather than closed transactions.

Where negotiation margins are largest. The 1M+ band contains 35 sales at -18% or worse. The 500-550K band contains 10 sales at -18% or worse. The residual "Others" property type cleared at a 12-month median of 87.7% of list. These are the segments where listing agents should expect the widest gap between asking and clearing.

Where competition is thinnest. The fastest named subdivisions in the current-month snapshot are DOWNTOWN ALPHARETTA (30009) at a 13-day median DOM across 6 active listings, SEVEN OAKS (30005) at 13 days across 5, HUNTERS FOREST (30022) at 16 days across 3, RIVERMONT VILLAGE (30022) at 18 days across 6, and COUNTRY CLUB OF THE SOUTH (30022) at 18 days across 3. Again, these are small active-listing samples.

Where the market is shifting. Active listings rose from 667 in 2025-10 to 863 in 2026-08 while pending sales fell from 196 to 194 and months of supply expanded from 3.62 to 7.07. The pending-to-active ratio compressed from 0.2939 to 0.2252. Sales volume averaged 173 per month across 2025-09 through 2025-11 and 156 per month across 2026-06 through 2026-08, a decline of 10.0%. The peak volume month was 2026-03 at 201 sales; the trough was 2026-01 at 121.

So what: Agents should concentrate prospecting in the 1M+ band, which alone represents roughly a third of all transactions, and in the 1980-1999 Single Family cohort, which combines the largest inventory pool at 949 sales with the fastest 12-month median DOM at 15 days. Agents listing in the 2020+ era, the 6-plus-bedroom cohort, or the residual "Others" category should set expectations for 34-79 day market times and sub-97% clearing ratios. The 10.0% decline in average monthly sales between the first and last three-month windows, combined with supply expanding to 7.07 months, is the single most important shift to communicate to seller clients.

Where discounts are largest. The 1M+ band recorded 19 sales below -20%, 6 at -20%, and 10 at -18%. The 500-550K band recorded 4 below -20%, 2 at -20%, and 4 at -18%. The residual "Others" property type cleared at a 12-month median of 87.7% of list across 40 sales. These are the segments with the widest observed gap between asking and clearing.

Older housing stock. The 1980-1999 era is the largest cohort in the market at 949 sales (48.6%) with a 12-month median price of $714,000 — the lowest era-level median with meaningful volume — and the fastest 12-month median DOM at 15 days. The 1950-1979 era is small at 63 sales with a 12-month median of $750,000 and the weakest era-level sale-to-list ratio at 94.4%.

Geographic concentration. The top-10 city concentration index of 7,768 and 100.0% top-5 and top-10 city shares indicate that activity is not dispersed — it is clustered. Within Alpharetta, the current-month subdivision snapshot shows the largest active-listing concentrations in THE MANOR (30004) at 33 listings, ALPHARETTA (30009) at 31, CAMBRIDGE (30005) at 19, RIVER RIDGE (30022) at 19, and WINDWARD (30005) at 19.

Price trends. The 12-month median price is $795,000. The median moved from $744,500 in 2025-09 to $810,000 in 2026-08, a span change of 8.8%. The 6-month-versus-prior-6-month change is 9.7%, but the 3-month-versus-prior-3-month change is only 1.1%, and the most recent month-over-month move is -4.7%. The peak month was 2026-07 at $850,000 and the trough was 2026-01 at $699,000, a -12.6% month-over-month swing in that trough month. The trend is positive over the full window but decelerating at the margin.

Variation between asking and clearing. Of 1,965 transactions with a list price, 68.4% closed below list, 20.7% at list, and 10.9% above. The dispersion is wide: 45 sales closed below -20% and 21 closed above +20%.

What this dataset cannot support. It contains no rental, income, or expense data. Rental yield, cap rate, cash-on-cash return, and total investment return cannot be calculated from these records. A low median price is not evidence of a good investment — it is only an observable price level.

So what: Investors should direct further diligence toward the 1M+ band for discount depth, the 1980-1999 Single Family cohort for the combination of the lowest era-level median price with the fastest 12-month median DOM, and the Condo and Townhouse segments for the lowest absolute entry points. The deceleration visible in the 1.1% three-month change and the -4.7% most recent month-over-month move, set against 7.07 months of supply, is the trend that most warrants verification before committing capital.

3. HOA properties sold for less than non-HOA properties — a 6.7% gap — but sold faster. The 12-month median for HOA properties was $788,000 versus $845,000 for no-HOA properties, yet HOA median DOM was 19 days versus 21. This is a composition effect, not a causal one: HOA properties are disproportionately townhouses and condos (which carry lower price points), while no-HOA properties skew toward larger single-family homes. The faster DOM among HOA properties is consistent with the lower price point attracting a broader buyer pool.

4. Single Family is the fastest-selling type despite being the most expensive. Single Family homes posted a 12-month median of $899,500 with a median DOM of 16 days — faster than Townhouse (27 days) and Condo (30 days), both of which are cheaper. Price and speed are not inversely related here; the most expensive mainstream type is also the most liquid.

5. The "Others" property type is a statistical outlier that should not be read as a market signal. With only 40 sales, "Others" shows a median price per square foot of $2,767.50 — more than ten times the Single Family median of $249 — and a median DOM of 79 days. This is almost certainly a data-classification artifact (likely land or unusual commercial-adjacent parcels), and the sample is too small to draw conclusions from.

6. Homes built 1980–1999 dominate the market and are the fastest-selling cohort. This era accounts for 949 of 1,978 sales (48.6%) — nearly half the market — with a median DOM of 15 days and the strongest sale-to-list ratio of any era at 97.7%. The 2010–2019 cohort commands the highest median price ($970,000) but sells in 16 days, essentially matching the older stock on speed. New construction (2020+) is the slowest at 34 days median DOM, suggesting new-build inventory is priced at a premium the resale market does not yet fully absorb.

7. Five-bedroom homes are the fastest-selling bedroom count in the market. The 5-bedroom segment posted a median DOM of 15 days across 426 sales — faster than 4-bedroom (21 days), 3-bedroom (18 days), and ≤2-bedroom (32 days). The 5-bed/4-bath combination is even faster at 12 days median DOM across 143 sales. This is the sweet spot of Alpharetta's buyer demand.

8. The market is deeply bifurcated on time-to-sale. 29.0% of sales closed within 7 days and 43.8% within 14 days, but 20.5% took 64 days or longer. Nearly a third of the market moves in a week; a fifth sits for over two months. There is very little middle ground — the 22–63 day range accounts for only about 36% of transactions.

9. Months of supply more than doubled year-over-year, and pending-to-active collapsed. In August 2026, months of supply stood at 7.07 with 863 active listings and 194 pending sales (pending-to-active of 0.2252). A year earlier (October 2025), months of supply was 3.62 with 667 active listings and 196 pending (pending-to-active of 0.2939). Active inventory grew while pending sales stayed flat — the market absorbed more listings without converting them to contracts at the same rate.

10. Median price rose 8.8% across the 12-month window even as sales volume declined 10%. The 12-month median price span moved from the September 2025 level to the August 2026 level for a net gain of 8.8%, with the peak month at $850,000 (July 2026) and the trough at $699,000 (January 2026). Meanwhile, the most recent three months averaged 156 sales per month versus 173 in the first three months — a 10.0% decline. Prices rose while volume fell, a pattern consistent with a market where higher-priced inventory is transacting and lower-priced entry-level supply is thin.

On the supply side, the trend is unambiguous. Active listings climbed from 524 in January 2026 to 863 in August 2026 — a 65% increase over seven months. Months of supply rose from 3.11 in March 2026 to 7.07 in August 2026. Pending-to-active fell from a 2026 high of 0.4423 in May to 0.2252 in August. New listings in August (198) exceeded homes sold (122) by a wide margin.

The negotiation data reinforces this. Across 1,965 transactions with a list price, 68.4% closed below list, 20.7% at list, and 10.9% above. The below-list share is the dominant outcome, and the rising supply trend gives buyers more leverage than the price data alone would suggest.

The market is not declining in price — the 12-month median is up 8.8% across the window and the 6-month comparison is strongly positive. But the combination of rising inventory, falling pending-to-active ratios, and a flattening 3-month price trend points to a market transitioning from seller-favorable toward balanced. The 20.5% of homes taking 64+ days to sell, and the 7.07 months of supply, are the clearest indicators that the market's absorption capacity is being tested.

Are Alpharetta home prices rising or falling? The 12-month median rose 8.8% from the first month of the window (September 2025) to the last (August 2026). The 6-month median was up 9.7% versus the prior 6 months, and the most recent 3 months were up 1.1% versus the prior 3. However, the August 2026 median of $810,000 was down 4.7% from July 2026.

What was the highest and lowest monthly median price in Alpharetta in the past year? The peak month was July 2026 at a median of $850,000; the trough was January 2026 at $699,000. That $151,000 spread means a buyer who closed in January faced a materially different price environment than one who closed in July.

How fast do homes sell in Alpharetta? The 12-month median days on market was 19. Speed is bimodal: 29.0% of sales went under contract within 7 days and 43.8% within 14 days, but 20.5% took 64 days or longer.

What is the price per square foot in Alpharetta? The 12-month median price per square foot was $253, against an average home size of 3,664 square feet. By property type, condos posted the highest median at $262 per square foot, townhouses $259, and single-family homes $249.

What types of homes sell fastest in Alpharetta? Single-family homes were fastest at a 12-month median of 16 days on market across 1,436 sales, followed by townhouses at 27 days (390 sales) and condos at 30 days (112 sales). The "Others" category was slowest at 79 days on just 40 sales.

How close to asking price do Alpharetta homes sell? Of 1,965 transactions with a list price, 68.4% closed below list, 20.7% closed at list, and 10.9% closed above list. The 12-month median sale-to-list ratio was 97.3% for single-family homes and 96.6% for condos.

Where can buyers negotiate the most in Alpharetta? The "Others" property category showed the weakest 12-month median sale-to-list ratio at 87.7% on 40 sales, and homes built 1950–1979 came in at 94.4% on 63 sales. Both are small samples, so treat them as directional rather than definitive.

Which price band has the largest discounts in Alpharetta? Among the 1M+ band, 19 sales closed more than 20% below list and 6 closed exactly 20% below, out of 643 sales in that band. In the 500–550K band, 25 sales closed 2% below list and 24 closed at list out of 126 sales — a tighter, more competitive cluster.

Which property type has the highest median price in Alpharetta? Single-family homes had the highest 12-month median at $899,500 across 1,436 sales (72.6% of all transactions). Condos were lowest at $380,500 across 112 sales.

How much does a 5-bedroom home cost in Alpharetta? The 12-month median for 5-bedroom homes was $1,000,000 across 426 sales, and they were the fastest-selling bedroom count at a median of 15 days. Homes with 6 or more bedrooms had a median of $1,365,000 across 335 sales.

What is the median price of a 5-bed, 5-bath home in Alpharetta? The 12-month median for the 5-bed/5-bath combination was $1,281,000 across 115 sales, with a median of 18 days on market and a median sale-to-list ratio of 97.8%.

What is the most expensive bed-and-bath configuration in Alpharetta? The 6+ bed / 6+ bath combination had a 12-month median of $1,930,000 across 134 sales, with a median size of 7,566 square feet. It was also the weakest sale-to-list segment at 95.2%.

Do HOA properties sell for more in Alpharetta? No — HOA properties had a lower 12-month median sale price ($788,000 across 1,683 sales) than non-HOA properties ($845,000 across 295 sales), a gap of 6.7%. HOA homes did sell slightly faster, at a median of 19 days versus 21 days.

How much inventory is available in Alpharetta? In August 2026 there were 863 active listings, 198 new listings, and 194 pending sales, against 122 homes sold. Months of supply stood at 7.07, up sharply from 3.62 in October 2025.

Is the Alpharetta market getting more or less competitive? Less competitive on the listing side. The pending-to-active ratio fell to 0.2252 in August 2026 from 0.2939 in October 2025, and months of supply more than doubled over the same span. Sales volume also cooled: the most recent 3 months averaged 156 sales per month versus 173 in the first 3 months, a 10.0% decline.

Which subdivisions have the most active listings in Alpharetta? As of the October 2026 subdivision snapshot, The Manor (30004) led with 33 active listings at a median list price of $2,495,000, followed by Alpharetta (30009) with 31 at $942,000 and Cambridge (30005) with 19 at $449,900.

Which Alpharetta subdivisions have the highest list prices? Mayfair Estate (30004) posted a median list price of $3,947,498 across 4 active listings, followed by Downtown Alpharetta (30009) at $3,674,500 across 6 listings and Echelon (30004) at $3,649,999 across 12 listings.

Which Alpharetta subdivisions have the lowest list prices? Fairmont (30004) had a median list price of $124,900 across 3 active listings, followed by Rivermont Village (30022) at $237,000 across 6 listings and Henderson Place (30004) at $277,500 across 4 listings.

Which Alpharetta subdivisions sell fastest? Downtown Alpharetta (30009) and Seven Oaks (30005) each showed a median of 13 days on market, followed by Hunters Forest (30022) at 16 days. These are active-listing medians from the October 2026 snapshot and rest on 3–6 listings each.

Which Alpharetta subdivisions take the longest to sell? Windhaven (30005) showed a median of 153 days on market, followed by Chelsea Walk (30009) at 141 days and Briargate (30009) at 131 days. Each rests on 3–7 active listings, so these are small-sample observations.

Which Alpharetta subdivision has the highest price per square foot? White Columns (30004) posted a median of $581 per square foot across 8 active listings, followed by Downtown Alpharetta (30009) at $549 across 6 listings. At the other end, Fairmont (30004) was $102 per square foot across 3 listings.

How old is Alpharetta's housing stock, and how does age affect price? Homes built 1980–1999 dominate with 949 sales (48.6% of the market) at a 12-month median of $714,000. The 2010–2019 cohort commanded the highest median at $970,000 across 295 sales, while 2020-or-newer homes averaged a median of 34 days on market — slower than the 15–16 days typical of older stock.

What is the median price per square foot by property type in Alpharetta? Condos led at $262 per square foot, townhouses at $259, and single-family homes at $249, against a citywide 12-month median of $253. The "Others" category reported $2,768 per square foot, but that figure rests on only 40 sales and is not comparable to standard residential types.

How many homes sold above asking price in Alpharetta? 214 of 1,965 transactions with a list price closed above list — 10.9% of the total. Another 20.7% closed exactly at list, meaning roughly 31.6% of sellers achieved list price or better.

What share of Alpharetta sales were single-family homes? Single-family homes accounted for 72.6% of the 1,978 sales, followed by townhouses at 19.7%, condos at 5.7%, and other property types at 2.0%.

Which price band is the most active in Alpharetta? The 1M+ band was the single largest segment at 32.5% of all sales, with 643 transactions. Below it, the 500–550K band was the busiest sub-$1M tier at 126 sales.

How much did Alpharetta's total sales volume reach over the past year? Total transaction volume was $1.918 billion across 1,978 sales in the 12 months ending August 2026. The Alpharetta-named city segment alone accounted for $1.659 billion on 1,734 sales.