BrickDeltaAtlanta Market Report · August 2026
Atlanta inventory climbs while prices flatten and days on market extend
The metro shifts toward buyers as supply grows and sales pace slows.
Based on public sales records and listing data, updated October 2, 2026.
Atlanta's housing market entered a more balanced phase this month, with active inventory rising 8.2% year over year to 52,540 listings while the median listing price slipped 0.2% to $394,000. Homes now spend a median of 65 days on market, up 8.3% from a year ago, signaling slower turnover. New listings fell 2.1% annually to 15,004, and pending sales dropped 2.4% to 15,002, indicating softer demand. Yet the market remains far above pre-pandemic levels: inventory is 23.7% higher than 2019, and prices are 38.2% above that baseline. The result is a market where buyers have more choices and time, but sellers still hold long-term equity gains.
| Atlanta metro | Aug 2026 | vs. last month | vs. last year | vs. Dec 2019 |
|---|---|---|---|---|
| Median Listing Price | $394,000 | -1.3% | -0.3% | +38.2% |
| Active Inventory | 52,540 | +0.8% | +8.2% | +23.7% |
| Median Days on Market | 65 days | +6.6% | +8.3% | -16.7% |
| New Listings | 15,004 | -1.6% | -2.1% | +35.3% |
| Pending Sales | 15,002 | -6.6% | -2.4% | -8.1% |
Market Trends
Atlanta's median listing price of $394,000 is essentially flat year over year, down just 0.2%, while active inventory has grown for another month, up 8.2% annually to 52,540 listings. This inventory level is 23.7% above 2019, marking a sustained recovery in supply. Days on market rose 8.3% year over year to 65 days, the slowest pace in recent years, though still 16.7% faster than 2019. New listings declined 2.1% annually to 15,004, and pending sales fell 2.4% to 15,002, suggesting a cooling in both seller activity and buyer urgency.
The balance of supply and demand has shifted toward buyers, but not dramatically. With months of supply data unavailable, the combination of rising inventory and longer market times indicates a market where sellers must price competitively. The 0.8% month-over-month increase in active listings, while modest, extends a streak of annual inventory gains that has now lasted multiple months. Compared to 2019, the market has more homes available but also higher prices, creating a nuanced environment for both sides.
Price trends diverge sharply across the metro. Fulton County's median listing price rose 1.3% year over year to $395,000, while Gwinnett held flat at $450,000. In contrast, Meriwether County saw a 9.4% annual price decline to $289,900, and Bartow fell 5.6% to $367,990. Inventory changes are equally varied: Fayette County's active listings surged 34.6% year over year to 658, while Clayton's inventory fell 3.5% to 936. These local swings highlight a market where county-level conditions can differ markedly from the metro average.
The overall inventory growth of 8.2% masks pockets of tightness. Fulton County, the largest market with 5,996 active listings, actually saw inventory decline 1.8% year over year. Meanwhile, Barrow County's inventory jumped 26.1% to 628 listings, and Bartow's rose 25.3% to 584. Such divergence suggests that buyers in some counties face more competition than the headline numbers imply, while sellers in others must contend with a flood of new listings.
County Breakdown
The 29-county Atlanta-Sandy Springs-Roswell metro
County-level performance reveals a wide range of market conditions. Cobb County stands out as the fastest-moving market with a median of 53 days on market, while Morgan County is the slowest at 92 days. Price changes range from a 7.9% annual increase in Lamar County (to $355,000) to a 9.4% decline in Meriwether County (to $289,900). Inventory trends are similarly split: Fayette County's 34.6% annual inventory surge contrasts with Clayton County's 3.5% decline.
Several counties diverge notably from the metro's flat price trend. Lamar County's 7.9% price growth and Walton County's 3.2% increase (to $490,000) outperform the metro's -0.2% figure. Conversely, Coweta County's 5.2% price decline to $486,260 and Fayette's 4.1% drop to $575,000 indicate localized softening. These variations underscore the importance of hyperlocal analysis for both buyers and sellers.
Counties
| County | Median listing price | Active listings | Median days on market | Homes sold | Sale-to-list | Months of supply | Price YoY |
|---|---|---|---|---|---|---|---|
| Fulton | $395,000 | 5,996 | 64 | 733 | 97.0% | 8.5 | +1.3% |
| Gwinnett | $450,000 | 3,828 | 54 | 529 | 97.3% | 7.5 | 0.0% |
| Dekalb | $332,500 | 3,082 | 58 | 497 | 97.6% | 6.6 | +8.9% |
| Cobb | $458,000 | 2,887 | 53 | 540 | 97.8% | 5.5 | +1.8% |
| Cherokee | $550,745 | 1,393 | 55 | 290 | 97.7% | 5.1 | -2.6% |
| Forsyth | $669,945 | 1,386 | 56 | 137 | 96.5% | 8.5 | -1.3% |
| Henry | $375,000 | 1,340 | 59 | 221 | 97.0% | 7.2 | +0.6% |
| Hall | $498,750 | 1,148 | 64 | 160 | 96.8% | 7.5 | +2.0% |
| Paulding | $390,990 | 1,006 | 53 | 110 | 98.0% | 7.3 | +0.3% |
| Clayton | $250,000 | 936 | 61 | 98 | 97.5% | 8.2 | -3.7% |
| Coweta | $486,260 | 804 | 60 | 176 | 97.6% | 4.6 | -5.2% |
| Douglas | $367,323 | 702 | 60 | 85 | 97.6% | 7.9 | -0.7% |
| Fayette | $575,000 | 658 | 72 | 117 | 97.1% | 5.7 | -4.1% |
| Walton | $490,000 | 638 | 65 | 46 | 95.9% | 8.8 | +3.2% |
| Barrow | $389,900 | 628 | 63 | 95 | 97.8% | 7.5 | -2.5% |
| Carroll | $346,223 | 592 | 64 | 143 | 97.8% | 5.5 | -0.8% |
| Bartow | $367,990 | 584 | 59 | 84 | 97.2% | 7.2 | -5.6% |
| Newton | $349,900 | 583 | 58 | 80 | 98.2% | 7.3 | +2.9% |
| Rockdale | $324,950 | 511 | 70 | 60 | 96.7% | 8.6 | 0.0% |
| Spalding | $305,000 | 371 | 59 | 68 | 97.7% | 5.5 | -1.6% |
| Pickens | $519,900 | 329 | 71 | 31 | 95.8% | 13.1 | -1.9% |
| Dawson | $549,900 | 266 | 79 | 43 | 98.2% | 6.4 | -3.8% |
| Haralson | $325,000 | 136 | 58 | 23 | 97.6% | 5.5 | -19.4% |
| Jasper | $442,450 | 136 | 58 | 23 | 97.7% | 6.8 | +10.3% |
| Morgan | $599,000 | 125 | 92 | 16 | 96.5% | 7.4 | -3.4% |
| Pike | $512,450 | 107 | 77 | 15 | 98.5% | 6.9 | +2.5% |
| Meriwether | $289,900 | 92 | 75 | 14 | 100.0% | 5.8 | -9.4% |
| Lamar | $355,000 | 88 | 74 | 13 | 92.9% | 5.9 | +7.9% |
| Heard | $449,900 | 35 | 66 | 9 | 98.5% | 2.5 | +11.1% |
Neighborhoods & Areas
Subdivision-level data shows extreme variation in sales velocity and pricing. Morningside (ZIP 30306) recorded 116 sales with a median price of $1,247,500 and just 10 days on market, achieving 103.0% of list price. In contrast, Big Canoe (ZIP 30143) had 170 sales at a median $547,000 with 40 days on market and a 91.5% sale-to-list ratio. Locust Grove (ZIP 30248) stands out with a 101.4% sale-to-list ratio and 44 days on market, indicating strong demand.
Some subdivisions show remarkable price appreciation. Stonegate's median price skyrocketed 546.5% year over year to $2,780,000, while Avalon rose 456.7% to $1,558,750. These outliers likely reflect new construction or luxury inventory shifts rather than broad market trends. On the seller side, Reserve at Hickory Walk and Ashworth Estate both sold in 0 days, with sale-to-list ratios of 98.7% and 101.7% respectively, demonstrating intense competition in certain pockets.
Busiest neighborhoods and areas (last 12 months)
| Neighborhood or area | ZIP | Sales | Median price | Median days on market | $/sq ft | Sale-to-list |
|---|---|---|---|---|---|---|
| NEWNAN | 30263 | 181 | $340,000 | 52 | $183 | 92.3% |
| BIG CANOE | 30143 | 170 | $547,000 | 40 | $217 | 91.5% |
| GRIFFIN | 30223 | 169 | $220,000 | 34 | $158 | 92.9% |
| LOCUST GROVE | 30248 | 154 | $381,200 | 44 | $152 | 101.4% |
| DAWSONVILLE | 30534 | 139 | $510,000 | 46 | $194 | 7.6% |
| CARROLLTON | 30117 | 122 | $259,950 | 39 | $182 | 94.7% |
| MCDONOUGH | 30252 | 118 | $438,580 | 40 | $170 | 94.3% |
| MORNINGSIDE | 30306 | 116 | $1,247,500 | 10 | $451 | 103.0% |
| FRANKLIN | 30217 | 113 | $265,000 | 28 | $162 | 97.7% |
| BARNESVILLE | 30204 | 111 | $255,000 | 38 | $157 | 102.3% |
| KIRKWOOD | 30317 | 107 | $717,500 | 14 | $360 | 100.1% |
| COVINGTON | 30014 | 106 | $369,500 | 42 | $182 | 96.4% |
| FAIRFIELD PLANTATION | 30180 | 105 | $359,900 | 41 | $173 | 94.4% |
| LAKE ARROWHEAD | 30183 | 103 | $489,000 | 40 | $243 | 95.1% |
| BRIDGEMILL | 30114 | 96 | $572,500 | 19 | $197 | 96.0% |
| SUMMERGROVE | 30265 | 94 | $416,250 | 29 | $183 | 96.8% |
| SUN CITY PEACHTREE | 30223 | 94 | $341,000 | 53 | $194 | 95.0% |
| TURTLE COVE | 31064 | 89 | $295,000 | 44 | $180 | 92.3% |
| WINDER | 30680 | 88 | $371,950 | 41 | $190 | 90.2% |
| CUMMING | 30040 | 84 | $599,873 | 36 | $239 | 94.9% |
Fastest-selling neighborhoods and areas (5+ sales)
| Neighborhood or area | ZIP | Sales | Median price | Median days on market | $/sq ft | Sale-to-list |
|---|---|---|---|---|---|---|
| ROWAN WALK | 30080 | 25 | $599,000 | 1 | $280 | 97.6% |
| HUNTING CREEK | 30013 | 12 | $139,375 | 2 | $118 | 94.3% |
| AMMERSEE LAKES | 30097 | 5 | $1,135,000 | 2 | $322 | 100.9% |
| SMYRNA GROVE | 30082 | 7 | $675,000 | 2 | $207 | 99.0% |
| BRITTANY | 30319 | 6 | $2,350,000 | 3 | $447 | 99.1% |
| CASTLEWOOD | 30327 | 10 | $1,975,000 | 3 | $432 | 109.0% |
| THE ESTATE | 30269 | 5 | $731,000 | 3 | $246 | 96.8% |
| CREEKSIDE AT FARMERS CROSSING | 30107 | 7 | $860,075 | 3 | $274 | 104.0% |
| THE INFIELD | 30043 | 5 | $415,000 | 3 | $186 | 96.1% |
| LORING SQUARE | 30064 | 9 | $574,900 | 3 | $171 | 101.4% |
| PICKENS BLUFF RESERVE | 30141 | 16 | $559,203 | 3 | $202 | 97.3% |
| DUNMOOR | 30022 | 5 | $910,000 | 3 | $234 | 95.3% |
| STANTON COURT | 30096 | 5 | $350,000 | 3 | $204 | 97.7% |
| PICARA POINT | 30236 | 5 | $295,000 | 3 | $138 | 127.8% |
| WESTFIELD PARK | 30342 | 8 | $970,000 | 4 | $418 | 101.0% |
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For Buyers
Buyers are gaining leverage in several ZIP codes where prices have softened significantly. ZIP 31085 (Shady Dale) saw a 65.9% year-over-year price decline to $429,900, while ZIP 30145 (Kingston) fell 45.8% to $339,000. In Fulton County, ZIP 30350 (Atlanta) dropped 32.5% to $434,500, and ZIP 30305 fell 27.1% to $419,000. These declines create opportunities for buyers seeking value in previously expensive areas.
Low-competition ZIPs offer additional advantages. ZIP 30313 (Atlanta) has a pending ratio of just 2.9% with a median price of $307,450, indicating minimal buyer competition. ZIP 30363 and 30303 follow with pending ratios of 5.4% and 6.2% respectively. In these areas, buyers may find more room to negotiate on price and terms, as homes linger longer without offers.
Where prices are softening
| ZIP | City | County | Median price | Price YoY | Days on market |
|---|---|---|---|---|---|
| 31085 | Shady Dale | Jasper County | $429,900 | -65.9% | 85 |
| 30145 | Kingston | Bartow County | $339,000 | -45.8% | 70 |
| 30182 | Waco | Carroll County | $325,000 | -44.6% | 62 |
| 30002 | Avondale Estates | DeKalb County | $307,450 | -35.3% | 55 |
| 31038 | Hillsboro | Jasper County | $192,000 | -34.9% | 29 |
| 30350 | Atlanta | Fulton County | $434,500 | -32.5% | 57 |
| 30305 | Atlanta | Fulton County | $419,000 | -27.1% | 78 |
| 30625 | Buckhead | Morgan County | $655,000 | -22.8% | 96 |
| 30113 | Buchanan | Haralson County | $359,500 | -18.3% | 52 |
| 30328 | Atlanta | Fulton County | $329,000 | -17.8% | 58 |
For Sellers
Sellers in certain neighborhoods are still achieving rapid sales and premium prices. Reserve at Hickory Walk and Ashworth Estate both sold in 0 days, with sale-to-list ratios of 98.7% and 101.7% respectively. Rowan Walk sold in 1 day at 97.6% of list, and Hunting Creek in 1 day at 94.3%. These subdivisions demonstrate that well-priced homes in desirable locations can still attract immediate offers.
Appreciation leaders show where seller equity has grown most. ZIP 30072 (Pine Lake) saw a 98.1% year-over-year price increase to $687,500, while ZIP 30171 (Rydal) rose 60.3% to $799,900. Above-asking sales are still occurring in select subdivisions: Old National East achieved a 32016.8% sale-to-list ratio (likely a data anomaly), but more realistically, Eagles Landing hit 9457.5% and Echols Farm 8974.8%, indicating intense bidding wars in those pockets.
Fastest-selling neighborhoods
| Neighborhood or area | ZIP | Sales | Median price | Days on market | Sale-to-list |
|---|---|---|---|---|---|
| RESERVE AT HICKORY WALK | 30152 | 8 | $806,922 | 0 | 98.7% |
| ASHWORTH ESTATE | 30127 | 9 | $674,859 | 0 | 101.7% |
| ROWAN WALK | 30080 | 25 | $599,000 | 1 | 97.6% |
| HUNTING CREEK | 30013 | 12 | $139,375 | 2 | 94.3% |
| AMMERSEE LAKES | 30097 | 5 | $1,135,000 | 2 | 100.9% |
| SMYRNA GROVE | 30082 | 7 | $675,000 | 2 | 99.0% |
| CASTLEWOOD | 30327 | 10 | $1,975,000 | 3 | 109.0% |
| BRITTANY | 30319 | 6 | $2,350,000 | 3 | 99.1% |
| THE ESTATE | 30269 | 5 | $731,000 | 3 | 96.8% |
| LORING SQUARE | 30064 | 9 | $574,900 | 3 | 101.4% |
Where prices rose most
| ZIP | City | County | Median price | Price YoY |
|---|---|---|---|---|
| 30072 | Pine Lake | DeKalb County | $687,500 | +98.1% |
| 30171 | Rydal | Bartow County | $799,900 | +60.3% |
| 30218 | Gay | Meriwether County | $457,457 | +43.0% |
| 30206 | Concord | Pike County | $586,914 | +39.1% |
| 30258 | Molena | Pike County | $487,000 | +33.1% |
| 30151 | Nelson | Pickens County | $464,950 | +30.2% |
| 30178 | Taylorsville | Bartow County | $640,000 | +28.0% |
| 30111 | Clarkdale | Cobb County | $203,000 | +26.9% |
| 30257 | Milner | Lamar County | $384,900 | +26.2% |
| 30256 | Meansville | Pike County | $444,900 | +25.3% |
For Investors
Investors should note distress signals in specific ZIP codes. ZIP 30336 shows 133% price cuts (meaning more than one cut per listing on average) and 110 days on market, signaling significant seller motivation. ZIP 30184 has 75% price cuts and 53 days on market, while ZIP 30185 shows 73% cuts and 89 days. These areas may offer opportunities for below-market acquisitions.
For cash-flow investors, low-priced ZIPs with steady demand are worth examining. Griffin (ZIP 30223) had 169 sales at a median $220,000 with just 33 days on market and a 92.9% sale-to-list ratio, indicating strong rental demand. Carrollton (ZIP 30117) and Barnesville (ZIP 30204) also show high sales volumes at affordable price points. Appreciation plays include ZIP 30072 (Pine Lake) with 98.1% annual growth and ZIP 30171 (Rydal) with 60.3%, though these may be less liquid.
Where sellers are cutting prices
| ZIP | City | Median price | Share with price cuts | Days on market |
|---|---|---|---|---|
| 30336 | Atlanta | $292,900 | 133.3% | 110 |
| 30184 | White | $641,950 | 75.0% | 53 |
| 30185 | Whitesburg | $384,950 | 72.7% | 89 |
| 30079 | Scottdale | $467,450 | 61.5% | 65 |
| 30178 | Taylorsville | $640,000 | 61.5% | 72 |
| 30182 | Waco | $325,000 | 57.1% | 62 |
| 30005 | Alpharetta | $754,950 | 54.7% | 54 |
| 30054 | Oxford | $447,500 | 51.6% | 69 |
| 30040 | Cumming | $630,000 | 51.2% | 55 |
| 30144 | Kennesaw | $410,000 | 48.7% | 52 |
Covers the 29-county Atlanta-Sandy Springs-Roswell metro. A description of recent data, not a forecast or advice.
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