Decatur, GA housing market

Meanwhile, sales volume moved in the opposite direction. October 2025 was the peak month with 199 closings; January 2026 was the trough with 112. The most recent three months (June–August 2026) averaged 133 sales per month versus 179 in the first three months — a 25.7% decline. The market is doing fewer deals at more volatile prices.

Supply-side dynamics confirm the shift. Active listings peaked at 1,068 in November 2025 before settling into the 850–910 range through 2026. But months of supply has trended upward: from 4.99 in October 2025 to 6.39 in August 2026. The pending-to-active ratio tells the same story — it peaked at 0.337 in May 2026 but has since fallen to 0.256, meaning a smaller share of listed homes are finding buyers each month.

The negotiation data reveals where the market's center of gravity sits. With 69.3% of sales closing below list and a median sale-to-list ratio of 96.4%, Decatur is a market where sellers who price to the market can still transact, but those who reach for premium pricing face extended timelines. The 10.9% of sales that closed above list — roughly 205 transactions — represent the competitive tier: well-positioned, well-priced homes that attracted multiple offers.

Speed is the market's most revealing metric. The median DOM of 31 days is misleading because the distribution is bimodal. 401 homes sold in 7 days or fewer (21.3%), and another 233 sold in 8–14 days (12.3%). At the other end, 590 homes — 31.3% of all sales — took 64 days or longer. The gap between the fast third and the slow third is not a matter of days; it is a matter of months.

Property type creates parallel markets. Single-family homes (1,452 sales, 76.8% of volume) sold in a median of 27 days at a median price of $329,000. Townhouses (218 sales) sold slower — 35 days — but at a higher median price of $415,001 and the strongest sale-to-list ratio of any type (97.1%). Condos (191 sales) were the slowest at 45 days and the cheapest at $239,000, yet commanded the highest price per square foot at $224.50. These are not variations on a single market; they are distinct markets with different buyers, different economics, and different velocity.

The age paradox is one of the most counterintuitive findings in the data. Pre-1950 homes — just 7.8% of sales — sold in a median of 16 days, the fastest of any era, at a median price of $582,500. Meanwhile, homes built in 2020 or later (6.9% of sales) took a median of 41 days despite a median price of $549,209. The newest inventory is not the most liquid. The 2010–2019 cohort (89 sales) achieved the highest median price at $650,000 and the strongest sale-to-list ratio at 98.5%, but represented only 4.7% of transactions.

The HOA gap is real but modest. Homes with an HOA (26.7% of sales) had a median price of $347,000 versus $310,000 for those without — an 11.9% difference. But HOA properties also took slightly longer to sell (33 days vs. 30 days). This is a correlation, not a causal relationship; HOA properties tend to be newer, larger, and in different subdivisions than non-HOA properties.

What the data does not show is equally important. This dataset covers 12 months of history and does not contain multi-year seasonality data, lot sizes, or named brokerages. It cannot answer whether the January trough is a recurring seasonal pattern or a one-time event. It cannot calculate rental yields, mortgage-rate sensitivity, or inventory absorption rates beyond what the months-of-supply metric already captures. Any claim about Decatur's market beyond these 12 months would be speculation, not analysis.

These are median list prices for active listings in October 2026, not sale prices, and the listing counts are small — the 30035 figure rests on just three active listings and should be read as directional only.

The 30030/30033 pair sits at the top of the price ladder, with 30030's Decatur subdivision listing at $377,610 and 30033's Medlock Park at $360,000. The 30032 and 30034 corridors sit materially lower — Belvedere Park at $310,000 and Chapel Hill at $255,000 — while 30035's Leslie Estate, at $210,000, is the lowest-priced of the five. The spread between the highest and lowest representative subdivision is roughly $167,600 in list price, or about 80% of the lower figure.

Price per square foot tells a different story than headline price. Belvedere Park (30032) carries a median of $211.22/sqft — higher than Medlock Park's $184.33 in 30033 — even though its median list price is $50,000 lower. That gap reflects smaller homes: buyers in 30032 are paying more per foot for less house. Chapel Hill (30034) is the cheapest on both measures, at $255,000 and $139.64/sqft.

Speed is the sharpest divider. Leslie Estate (30035) shows a median DOM of 8, York Place (30032) 11, Willa Heights (30032) 12, and Haverhill (30033) 13 — all well inside the citywide median of 31 days. At the other end, Leisure Woods (30034) sits at 237 days, Saratoga Lake Townhomes (30034) at 216, Glendale Acres (30032) at 173, and Snapfinger Manor (30035) at 142. Winnona Park (30030), despite a $749,000 median list price, shows 122 days — the slowest of the high-priced subdivisions and a reminder that price tier and liquidity do not move together.

Citywide, the market is cooling on volume even as prices hold. The first three months of the window (September–November 2025) averaged 179 sales per month; the most recent three (June–August 2026) averaged 133, a decline of 25.7%. The 12-month median price moved just -1.6% from the first month to the last, but the path was volatile: the peak month was May 2026 at $439,950 and the trough was January 2026 at $276,000, a swing of more than $160,000. The most recent month, August 2026, closed at a median of $300,000 — below the 12-month median of $320,000.

Supply is loosening. August 2026 ended with 876 active listings, 238 new listings, 224 pending sales, and 137 closings, producing 6.39 months of supply. A year earlier, October 2025 showed 988 active listings and 4.99 months of supply. The pending-to-active ratio has drifted from 0.2196 in October 2025 to 0.256 in August 2026, meaning a slightly larger share of the standing inventory is under contract — but with months of supply up roughly 28%, the market is carrying more unsold weight than it was.

The top of the price ladder. MODA Decatur (30030) leads at a median list price of $899,900 across 7 current listings, with a median of $286.59/sqft and 54 days on market. Great Lakes (30030) follows at $824,950 across 4 listings, carrying the highest per-foot figure in the entire high-price group at $333.56/sqft, with 66 days on market. Sargent Hills (30033) lists at $787,450 across 4 listings at $256.47/sqft and 30 days. Winnona Park (30030) sits at $749,000 across 5 listings with the highest per-foot figure anywhere in the snapshot at $396.57/sqft — and 122 days on market, the slowest of any subdivision above $700,000. Ridgeland Park (30030) rounds out the top five at $699,000 across 3 listings, $363.92/sqft, and just 21 days on market. Note the pattern: the two highest per-foot subdivisions in the top price tier, Winnona Park and Ridgeland Park, differ by more than 100 days in median DOM. Price per foot does not predict speed here.

The bottom of the price ladder. Orchard Lane (30034) lists at a median of $80,000 across 5 listings at $70.42/sqft with 65 days on market. Leisure Woods (30034) lists at $89,000 across 3 listings at $162.11/sqft — a striking per-foot figure for an $89,000 list price, implying very small units — and 237 days on market, the slowest in the dataset. Saratoga Lake Townhomes (30034) lists at $90,000 across 5 listings at $76.63/sqft and 216 days. Abbey Road (30034) lists at $95,000 across 7 listings at $79.74/sqft and 78 days. Decatur Square (30030) lists at $152,750 across 4 listings at $217.21/sqft and 87 days. Four of the five cheapest subdivisions by list price are in 30034, and three of those five have sat more than 200 days.

The fastest-moving subdivisions. Leslie Estate (30035) shows a median of 8 days on market across 3 current listings at a $210,000 median list price and $157.50/sqft. York Place (30032) shows 11 days across 3 listings at $270,000 and $162.26/sqft. Willa Heights (30032) shows 12 days across 4 listings at $330,450 and $235.62/sqft. Haverhill (30033) shows 13 days across 3 listings at $369,900 and $248.59/sqft. Churchill Downs (30034) shows 17 days across 7 listings at $525,000 and $152.52/sqft. Every one of these rests on three to seven active listings, so the medians are fragile — a single new listing or a single price cut could move them substantially. What they do suggest is that well-priced listings in the $210,000–$525,000 range across 30032, 30033, 30034, and 30035 are being absorbed quickly, while the citywide median sits at 31 days.

The slowest-moving subdivisions. Leisure Woods (30034) at 237 days, Saratoga Lake Townhomes (30034) at 216, Glendale Acres (30032) at 173 across 9 listings at $285,345 and $161.74/sqft, Snapfinger Manor (30035) at 142 across 3 listings at $173,900 and $106.56/sqft, and Winnona Park (30030) at 122 across 5 listings at $749,000 and $396.57/sqft. Glendale Acres is the most instructive of these: nine active listings, a mid-market list price, and a median of 173 days — nearly six months. That is not a pricing-tier problem; it is a specific-location problem.

What the subdivision layer reveals that the citywide numbers do not. The citywide median DOM of 31 days is an average of two very different markets. In the fastest subdivisions, listings are moving in 8 to 17 days. In the slowest, they are sitting for 122 to 237 days. The gap between Leslie Estate (8 days) and Leisure Woods (237 days) is 229 days — more than seven months — within the same city. The citywide median describes almost no individual subdivision well.

The per-foot data also exposes a pricing anomaly worth flagging. Leisure Woods (30034) lists at $89,000 but carries a median of $162.11/sqft, higher than Chapel Hill's $139.64/sqft at a $255,000 list price. Saratoga Lake Townhomes lists at $90,000 at $76.63/sqft. Two subdivisions in the same ZIP, both under $100,000 in list price, differ by more than 2x in price per foot. That is a unit-size story, not a location story, and it means buyers comparing 30034 subdivisions on headline price alone will misread what they are actually getting.

By property type. Single Family accounted for 76.8% of transactions — 1,452 sales — at a 12-month median of $329,000, $190/sqft, 27 days on market, and a median sale-to-list of 96.77%. Townhouse was 11.5% (218 sales) at a median of $415,000.50, $203.50/sqft, 35 days, and 97.11% sale-to-list. Condo was 10.1% (191 sales) at a median of $239,000, $224.50/sqft, 45 days, and 94.34% sale-to-list. "Others" was 1.5% (29 sales) at a median of $220,000, 89.5 days, and 86.85% sale-to-list.

Three things stand out. First, Single Family is not just the largest segment — it is also the fastest, at 27 days versus 35 for Townhouse and 45 for Condo. Second, Condo carries the highest price per square foot in the market at $224.50, above Townhouse's $203.50 and Single Family's $190, yet it sells slowest of the three major types and at the weakest sale-to-list ratio (94.34%). Condo buyers are paying the most per foot and negotiating the hardest. Third, the "Others" category — 29 sales, 89.5 days, 86.85% sale-to-list — is a small, illiquid residual that behaves nothing like the rest of the market; with 29 transactions it should not be used to draw broad conclusions.

By price band. The dominant band is $200,000–$250,000, which captured 15.4% of transactions — 291 sales. The distribution is heavily weighted toward the middle: the $150,000–$200,000 band added 232 sales, $250,000–$300,000 added 235, $300,000–$350,000 added 181, and $350,000–$400,000 added 176. Together, the $150,000–$400,000 range accounts for 1,115 of 1,890 sales, or roughly 59% of the market. At the top, the $1M+ band recorded 98 sales — more than the $900,000–$950,000 band (13), the $950,000–$1M band (17), and the $850,000–$900,000 band (19) combined. The luxury tail is thin but not negligible.

Where the market is actually happening. It is happening in $150,000–$400,000 single-family homes in the 30032 and 30034 corridors, with a smaller, faster, higher-priced pocket in 30030 and 30033. The 30030 subdivisions — Decatur, MODA Decatur, Great Lakes, Winnona Park, Ridgeland Park, Decatur Square — span a $152,750 to $899,900 list-price range within a single ZIP, which is the widest internal spread of any ZIP in the snapshot. The 30034 subdivisions — Chapel Hill, Waldrop Station, Orchard Lane, Leisure Woods, Saratoga Lake Townhomes, Abbey Road, Churchill Downs — span $80,000 to $525,000 and include both the fastest-moving subdivision in the dataset (Churchill Downs, 17 days) and the slowest (Leisure Woods, 237 days). Concentration by ZIP is real, but concentration by subdivision within a ZIP is often sharper still.

Townhouses carry the highest median price of any type at $415,000.50 — roughly $86,000 above the single-family median and $176,000 above the condo median. That is not a size story: townhouses also post a higher median price per square foot ($203.50) than single-family homes ($190). The combination of a higher absolute price and a higher per-foot price suggests Decatur's townhouse stock is skewed toward newer, larger, or better-located attached product rather than toward entry-level attached housing.

Condos are the inverse. They have the lowest median price of the three major types ($239,000) but the highest median price per square foot ($224.50) — about 18% above single-family on a per-foot basis. That is the classic signature of a small-footprint product: buyers are paying a premium per foot for a smaller unit, and the total check stays low because the unit is small. Condos are also the slowest of the three major types to sell (45 days median) and carry the weakest sale-to-list ratio (94.34%), meaning the typical condo seller conceded roughly 5.7% off the asking price.

Single-family homes are the fastest and the most liquid. A median of 27 days on market is 8 days faster than townhouses and 18 days faster than condos. With 1,452 sales, single-family is also where the overwhelming majority of buyer choice sits.

The "Others" bucket is a caution, not a segment. At 29 sales it is too small to rank against the three main types, and its median price per square foot is reported as zero, which indicates missing or unusable square-footage data for that group rather than a genuine $0 valuation. Its 89.5-day median DOM and 86.85% median sale-to-list ratio are the weakest readings in the dataset, but with 29 transactions these figures should be treated as directional only. The practical read: non-standard property types in Decatur are slow, heavily discounted, and thinly traded.

Why the segments differ, based on what the data shows: the ordering of median price (Townhouse > Single Family > Condo) does not match the ordering of price per square foot (Condo > Townhouse > Single Family). That divergence is the single most useful structural fact in the type analysis. It means the three segments are not simply "cheap, medium, expensive" versions of the same product — they are different products with different buyer pools, different unit sizes, and different negotiation dynamics. Condo buyers are paying up per foot for small units and negotiating hardest; townhouse buyers are paying up in absolute terms for attached product that is priced above the single-family median; single-family buyers are getting the most square footage per dollar and the fastest, most competitive transaction process.

Bedrooms: the 3-bedroom home is the market's center of gravity, and 5-bedroom homes are the anomaly

Three-bedroom homes are nearly half the market — 928 of 1,890 sales, or 49.6%. Add four-bedroom homes and you have 77.3% of all transactions. The Decatur market is, in volume terms, a 3-and-4-bedroom market.

The 5-bedroom segment is the standout. It posts the highest median sale-to-list ratio of any bedroom count (99.12%), the fastest median DOM (20 days), and a median price of $625,000 — more than double the 3-bedroom median. Only 143 homes sold in this band, so it is a smaller sample than the 3- and 4-bedroom tiers, but 143 transactions is large enough to treat the pattern as real rather than noise. Five-bedroom homes in Decatur are selling at essentially asking price and doing so faster than any other bedroom count.

The ≤2-bedroom segment is the mirror image. It has the weakest sale-to-list ratio (94.92%), the slowest median DOM (45 days), and the lowest median price ($240,000). With 253 sales this is a substantial sample, not a rounding error. Small-unit sellers are facing the longest marketing periods and the deepest concessions in the market.

The ≥6-bedroom tier is the most expensive but not the fastest. At a $710,000 median it tops the price ranking, but its 28-day median DOM is slower than the 5-bedroom segment's 20 days and its 98.08% sale-to-list ratio sits below the 5-bedroom figure. With only 29 sales, this is a thin segment and should be read with caution — but the direction is clear: beyond five bedrooms, price keeps climbing while liquidity stops improving.

Bathrooms: bathroom count is the strongest single predictor of price in this dataset

The price gradient across bathroom counts is steeper than across any other characteristic in the dataset. Moving from 1 bath to 2 baths adds $96,000 to the median. Moving from 2 to 3 adds $203,000. Moving from 3 to 4 adds $541,950. The 4-bathroom median of $1,039,950 is more than five times the 1-bathroom median of $199,000.

Liquidity improves with bathroom count, up to a point. One-bathroom homes take a median of 41 days to sell; 2-bathroom homes 33 days; 3-bathroom homes 26 days; 4-bathroom homes 17.5 days. The 5-bathroom group shows a 6-day median DOM and a 100.00% sale-to-list ratio, but that is based on 13 sales and should not be treated as a reliable market signal. The ≥6-bathroom group (6 sales) is similarly too small to rank.

Negotiation strength peaks at 3 bathrooms. The 3-bathroom segment posts a 98.15% median sale-to-list ratio on a healthy 415 sales — the largest sample among the higher-bathroom tiers. That is a stronger reading than the 4-bathroom segment (97.46%) and far stronger than the 1-bathroom segment (94.38%). Three-bathroom homes are the point at which Decatur buyers stop extracting concessions and start competing.

Bedroom-bathroom combinations: the 5-bed/4-bath configuration is the fastest-selling product in Decatur

The 5-bedroom / 4-bathroom combination is the fastest-moving configuration in the dataset: a median of 11.5 days on market and a 99.36% median sale-to-list ratio across 44 sales. That is roughly five times faster than the slowest configuration (≤2 beds / 1 bath at 54 days) and nearly six percentage points stronger on sale-to-list than the weakest configuration (3 beds / 1 bath at 93.17%).

The 3-bed / 1-bath configuration is the weakest negotiation position in the market. A 93.17% median sale-to-list ratio across 168 sales means the typical seller in this configuration accepted roughly 6.8% below asking. That is the lowest reading among all configurations with a meaningful sample size.

Square footage explains part of the price spread but not all of it. The 4-bed / 2-bath configuration has a median of 2,016 square feet and a $291,700 median price; the 4-bed / 3-bath configuration has a median of 2,449 square feet and a $525,000 median price. The 3-bath version is 21% larger but 80% more expensive. The extra bathroom and the extra square footage together are associated with a far larger price step than size alone would suggest.

The ≥6-bed / Other configuration is the most expensive product in the dataset at a $1,440,000 median and a median of 5,051 square feet, with a 100.00% sale-to-list ratio and a 12-day median DOM. But this is 9 sales. It is a genuine signal about the top of the Decatur market, not a reliable segment statistic.

Year built: pre-1950 homes sell fastest; 2010–2019 homes sell closest to asking; 2020+ homes are the slowest

Pre-1950 housing is the fastest-selling vintage in Decatur at a 16-day median DOM — 13 days faster than the 1950–1979 cohort that makes up more than half the market, and 25 days faster than the 2020+ cohort. Pre-1950 homes also carry the second-highest median price ($582,500) on a relatively small 146-sale base. The pattern is consistent with a buyer pool that values older, established housing stock and competes for it.

2010–2019 construction commands the highest median price of any era at $650,000 and the strongest median sale-to-list ratio at 98.45%. With 89 sales this is a modest sample, but the reading is internally consistent: the highest price and the strongest negotiation outcome in the same cohort.

2020+ construction is the slowest-selling vintage at a 41-day median DOM — 12 days slower than 1980–1999 stock and 25 days slower than pre-1950 stock. Its median price of $549,209 is the second-highest in the dataset, and its 97.89% sale-to-list ratio is respectable. The picture is of a segment that is priced at the top of the market but is not clearing as quickly as older or 2010s-era product. With 129 sales this is a meaningful sample.

2000–2009 construction posts the weakest sale-to-list ratio of any era at 95.86% across 223 sales. That is the largest sample among the weaker-negotiation cohorts and the most reliable signal of softness in the era analysis.

The volume story matters as much as the price story. The 1950–1979 era accounts for 982 of 1,890 sales — 52.2% of the entire market. Decatur's transaction volume is overwhelmingly a mid-century housing stock story. Any buyer or seller operating in that cohort is competing in the deepest part of the market.

HOA: HOA properties carry an 11.9% price premium but sell three days slower

HOA-associated properties had a median sale price of $347,000 versus $310,000 for non-HOA properties — a difference of $37,000, or 11.9%. They also posted a marginally stronger median sale-to-list ratio (96.77% vs. 96.36%) and a marginally slower median DOM (33 days vs. 30 days).

This is a correlation, not a causal finding. The dataset does not contain HOA fee amounts, amenity packages, or the property-type mix within each HOA group, so it cannot establish that an HOA causes a higher price. What the data does show is that HOA-associated properties in Decatur are, on average, more expensive, sell slightly closer to asking, and take slightly longer to sell. The most likely structural explanation supported by the rest of the dataset is composition: townhouses and condos — which are more likely to carry HOA obligations — include the highest per-foot product in the market, and that mix difference would push the HOA group's median price up independent of any HOA effect.

The practical read for buyers: an HOA property in Decatur is not a discount purchase. The practical read for sellers: HOA status is not associated with a faster sale in this data — if anything, the HOA group is marginally slower.

Price bands: the $200K–$250K band is the single largest concentration of transactions, and the $250K–$300K band is where sellers hold firm

The $200K–$250K band is the dominant price band, with 291 sales and a 15.4% share of the market. Add the adjacent $150K–$200K band (232 sales) and the $250K–$300K band (235 sales), and the $150K–$300K corridor accounts for 758 sales — 40.1% of all transactions. Decatur's market is concentrated in the $150K–$300K range.

The $1M+ band is the second-largest single band by count at 98 sales, larger than every band between $400K and $950K individually. That is a notable structural feature: the top of the Decatur market is not a thin tail. It is a substantial, active segment with nearly as many transactions as the $400K–$450K band (104) and more than the $500K–$550K band (86).

Negotiation behavior varies sharply by price band. The $250K–$300K band shows the strongest seller positioning in the dataset: 60 sales at exactly list price, 32 sales at −2%, and 28 at −4%, with only 8 sales below −20%. That is a band where sellers are holding price and buyers are meeting it. By contrast, the $150K–$200K band shows 65 sales below −20% and 28 at list — a far more concession-heavy distribution. The $200K–$250K band sits in between, with 37 sales at list and 35 at −4%.

The $1M+ band has its own negotiation signature. It shows 20 sales at list, 17 at −2%, and 12 at −4%, but also 2 sales below −20% and 2 above +20%. The high end of the Decatur market is not uniformly firm or uniformly soft — it is a band where outcomes are more dispersed than in the mid-market.

The $350K–$400K band shows a notable cluster of above-list sales: 11 sales above +20%, plus 6 at +2%, 2 at +4%, 2 at +6%, and 2 at +8%. That is the strongest concentration of above-list outcomes of any band with a substantial sample. The $300K–$350K band also shows 9 sales above +20%. These two bands — $300K–$400K — are where Decatur buyers are most likely to face competition above asking.

What this means for each audience

Buyers: The fastest-moving, most competitive product in Decatur is the 5-bedroom / 4-bath configuration (11.5-day median DOM, 99.36% sale-to-list) and pre-1950 housing (16-day median DOM). If you are shopping in those segments, expect to move quickly and to pay close to asking. The softest segments are condos (45-day median DOM, 94.34% sale-to-list), ≤2-bedroom homes (45-day median DOM, 94.92% sale-to-list), and the 3-bed / 1-bath configuration (93.17% sale-to-list). Those are where negotiating leverage sits.

Sellers: The $250K–$300K band is the strongest pricing environment in the dataset, with 60 of 235 sales at exactly list. The 2000–2009 vintage is the weakest negotiation cohort (95.86% median sale-to-list across 223 sales). If you own a 3-bed / 1-bath home, the data says the typical seller in your configuration accepted about 6.8% below asking — price accordingly or invest in the second bathroom.

Agents: The bathroom-count gradient is the sharpest pricing lever in the dataset — the step from 3 baths ($498,000 median) to 4 baths ($1,039,950 median) is larger than the step from 1 bath to 3 baths combined. Listing conversations that frame a home's bathroom count against these medians will be grounded in the actual transaction record. The 5-bedroom segment's 99.12% sale-to-list ratio and 20-day median DOM is the strongest listing story in the market.

Investors: The condo segment's combination of the highest price per square foot ($224.50) and the weakest sale-to-list ratio (94.34%) on a 45-day median DOM describes a segment where entry pricing is high relative to size and exit liquidity is the weakest of the three major types. The $1M+ band's 98 sales make the top of the Decatur market a genuinely active segment rather than a one-off tail. The 2020+ vintage's 41-day median DOM against a $549,209 median price is the clearest case in the data of new construction not clearing at the pace its price point would suggest.

What moves fast. The strongest velocity signal in the data is age. Pre-1950 homes — 146 sales, 7.8% of the market — had a median DOM of just 16 days, the fastest of any era, and a median sale price of $582,500. That combination of speed and price is the clearest "seller's market" pocket in Decatur: older, character-rich housing stock is drawing competitive, fast offers. Bedroom count reinforces the pattern. Five-bedroom homes (143 sales) had a median DOM of 20 days and the strongest sale-to-list ratio of any bedroom tier at 99.12%. The 4-bed/3-bath configuration (213 sales) moved in a median of 23 days at 98.04% of list, and the 5-bed/4-bath segment (44 sales) was the fastest configuration in the dataset at a median of 11.5 days and 99.36% of list. Large, well-appointed homes are where Decatur sellers retain real pricing power.

What sits. The slowest segments are small and/or atypical. Homes with two or fewer bedrooms (253 sales) had a median DOM of 45 days and the weakest bedroom-tier sale-to-list ratio at 94.92%. The 1-bathroom cohort (308 sales) took a median of 41 days and closed at 94.38% of list. The slowest configuration in the dataset is the ≤2-bed/1-bath pairing (132 sales): a median of 54 days and 95.14% of list. Property type tells the same story — condos (191 sales) had a median DOM of 45 days and a median sale-to-list of 94.34%, while the small "Others" category (29 sales) was slowest of all at 89.5 days and 86.85% of list. Notably, the newest housing stock is not the fastest: 2020+ construction (129 sales) had a median DOM of 41 days, slower than every era except 1980–1999. New builds are priced at a median of $549,209 and are taking longer to clear than 1950s–1970s resale homes.

Where buyers have room. The negotiation data by price band shows the deepest discounts concentrated in the lower and middle tiers. In the $150–200K band, 65 of 232 transactions closed more than 20% below list, and 28 closed at list — a distribution with a heavy left tail. The $200–250K band, the single most active price tier at 15.4% of all sales, shows 34 sales more than 20% below list against 37 at list, with the bulk of activity clustered between −8% and 0%. The $100–150K band is even more lopsided: 23 of 65 sales closed more than 20% below list, with only 9 at list and 2 above. These are the tiers where a buyer's opening offer well below ask is most likely to be met with a counter rather than a rejection.

Where sellers hold. The $1M+ band behaves differently from everything below it. Of 98 transactions, 20 closed at list, 17 closed between 0% and −2%, and 12 between −2% and −4% — a tight cluster near par. Premiums are also more common here: 5 sales at +2%, 4 at +4%, and a scattering up to +16%. The $250–300K band shows a similar concentration at par (60 sales at 0%), but with a notable 7 sales above +20%, suggesting a bimodal pattern where some properties in this tier are aggressively underpriced and bid up. The $350–400K band has 47 sales at list and 11 above +20%, another sign of competitive pockets within an otherwise negotiable tier.

HOA and negotiation. HOA properties (505 sales, 26.7% of the market) had a median sale-to-list of 96.77% versus 96.36% for non-HOA homes — a difference of less than half a percentage point, and a median DOM of 33 days versus 30. The HOA premium in median price ($347,000 vs. $310,000, an 11.9% gap) is not accompanied by a meaningful negotiation advantage. Buyers of HOA homes are not paying up relative to list; they are simply buying a different, more expensive product.

The velocity-negotiation link. The data shows a clear relationship between speed and pricing outcome. The fastest segments — 5-bed/4-bath at 11.5 days, pre-1950 at 16 days, 4-bath at 17.5 days — all carry sale-to-list ratios at or above 97.5%. The slowest segments — ≤2-bed/1-bath at 54 days, 1-bath at 41 days, condos at 45 days — all sit below 95.2%. Speed and pricing power travel together in Decatur. A home that is still on the market at 45 days is, on average, already a 5% discount from where it started.

Prices: a winter floor and a spring spike. The median sale price followed a more volatile path than volume. The trough month was January 2026 at a median of $276,000; the peak was May 2026 at $439,950. The largest month-over-month move was February 2026, when the median jumped 21.4% from January's floor to $335,000. The 12-month median was $320,000, and the most recent month, August 2026, printed a median of $300,000 — 6.3% below the 12-month figure and 31.8% below the May peak. The 3-month median price (June–August 2026) was 15.5% below the prior three months (March–May 2026), a sharp reversal from the spring run-up. Over the full window, the median price span change was −1.6%, meaning the market ended the year roughly where it started on a median basis despite the dramatic intra-year swings.

The spring spike deserves scrutiny. May 2026's $439,950 median is 37.5% above the 12-month median and 59.4% above the January trough. That is a large move for a single month, and it coincided with a relatively modest sales count of 140. A high median on moderate volume suggests a mix shift — a larger share of high-priced closings that month — rather than a broad-based repricing. The subsequent months (June at $353,000, July at $299,900, August at $300,000) gave back most of the gain, which supports the mix-shift interpretation. Buyers and sellers should not treat the May figure as a new baseline.

Inventory and supply. Active listings declined from 1,068 in November 2025 to a low of 852 in February 2026, then stabilized in the 850–910 range through August 2026. Months of supply moved inversely: it was 4.99 in October 2025, spiked to 7.85 in January 2026, fell to 4.59 in March 2026, and drifted back up to 6.39 by August 2026. The pending-to-active ratio — a measure of how quickly the standing inventory is being absorbed — peaked at 0.3366 in May 2026 and had fallen to 0.256 by August 2026. That is a meaningful cooling signal: the market was absorbing inventory at its fastest rate in May and has since slowed.

What this means for the year ahead. The observed pattern is a fall-and-winter slowdown, a spring surge in both price and absorption, and a summer fade. Whether that repeats in 2027 cannot be determined from a single year of data. What the data does show is that the market entered the final quarter of the window with rising supply, falling absorption, and a median price below both the 12-month figure and the spring peak. The seasonal pattern is real within this window; its recurrence is not established.

Where relative value sits. Condos carried the highest median price per square foot in the market at $224.50 across 191 sales, but the lowest median sale price of the three major types at $239,000 — and they took a median 45 days to sell at 94.3% of list, the weakest sale-to-list ratio of any property type. That combination — high $/sqft, low entry price, long marketing time, meaningful discount — is where a patient buyer with a condo-tolerant brief has the most room to negotiate. Single Family, by contrast, moved in a median 27 days at 96.8% of list across 1,452 sales, offering less margin but far more liquidity.

What buyers should watch. The 64+ day bucket holds 590 of 1,887 sales (31.3%) — nearly a third of the market takes over two months to clear. Meanwhile 401 sales (21.3%) closed within 7 days. Decatur is not one market; it is a fast tier and a slow tier running simultaneously. Buyers who lose repeatedly in the 0–14 day tier should redirect toward the 64+ day cohort, where the seller has already absorbed two months of carrying cost. The 2020+ built segment is a specific watch item: 129 sales, median 41 days, the slowest era in the dataset despite being the newest — new construction is not clearing at the pace its price point implies.

So what: A Decatur buyer under $200K should open at 15–20% below list and expect to land there; a buyer above $500K should expect to pay near list and move fast, because that tier is where the 99%+ sale-to-list ratios live.

Pricing sensitivity by segment. The 250–300K band is the most disciplined in the market: 60 of 235 sales (25.5%) closed at exactly list, and only 8 (3.4%) went more than 20% under. The 350–400K band is similarly anchored, with 47 of 176 sales (26.7%) at list. Contrast the 150–200K band, where 65 of 232 sales (28.0%) went more than 20% below list. Pricing discipline appears to matter most at the bottom of the market, where overpricing is punished hardest.

New construction versus existing. Homes built 2020 or later: 129 sales, median $549,209, median 41 days, 97.9% of list. Homes built 2010–2019: 89 sales, median $650,000, median 24.5 days, 98.5% of list. The newer cohort is priced lower but sells slower and at a weaker ratio than the 2010s cohort — new construction is competing on price, not on speed.

HOA dynamics. HOA properties: 505 sales, median $347,000, median 33 days, 96.8% of list. Non-HOA: 1,385 sales, median $310,000, median 30 days, 96.4% of list. HOA homes carried an 11.9% higher median price but sat three days longer. This is a correlation in the observed transactions, not evidence that HOA status causes either outcome.

So what: A seller with a 3-bed/1-bath or a 2000–2009 build should price to the 93–96% clearing range from day one rather than list high and chase the market down; a seller with a 5-bedroom or pre-1950 home can hold closer to list and expect a fast close.

Where homes are sitting. The slowest subdivisions by median days on market: Leisure Woods 30034 at 237 days (3 active listings), Saratoga Lake Townhomes 30034 at 216 days (5 listings), Glendale Acres 30032 at 173 days (9 listings), Snapfinger Manor 30035 at 142 days (3 listings), and Winnona Park 30030 at 122 days (5 listings). Note the sample sizes — these are small active-listing counts, not transaction volumes, and should be read as directional.

Where negotiation margins are largest. The 150–200K band produced 65 sales more than 20% below list out of 232 total. The 100–150K band produced 23 of 65. The 200–250K band produced 34 of 291. Agents working the sub-$250K corridor are routinely negotiating double-digit discounts.

Where the market is shifting. Sales volume fell from an average of 179 per month in the first three months of the window (2025-09 through 2025-11) to 133 per month in the most recent three (2026-06 through 2026-08), a 25.7% decline. Months of supply rose from 4.99 in 2025-10 to 6.39 in 2026-08. Pending-to-active improved from 0.2196 to 0.256 over the same comparison. Median price moved from $305,000 in 2025-09 to $300,000 in 2026-08, a span change of -1.6%, but the path was violent: a trough of $276,000 in 2026-01, a peak of $439,950 in 2026-05, and a 21.4% month-over-month jump in 2026-02.

So what: Agents should concentrate prospecting in the 150–300K corridor and the 30030/30032 subdivisions where listing density is highest, and should prepare sellers in the 2000–2009 build cohort and 3-bed/1-bath configuration for a 93–96% clearing reality.

Where discounts are largest. The 150–200K band saw 65 of 232 sales (28.0%) close more than 20% below list. The 100–150K band saw 23 of 65 (35.4%). The 200–250K band saw 34 of 291 (11.7%). The sub-$250K corridor is where asking and clearing prices diverge most.

Older housing stock. Homes built 1950–1979 represent 982 sales (52.2%) at a median $294,450 and median 29 days. Pre-1950 homes represent 146 sales (7.8%) at a median $582,500 and median 16 days. The 1980–1999 cohort is 311 sales (16.5%) at a median $272,000 and median 39 days — the slowest-moving era with meaningful volume.

Price trends worth noting. The 12-month median price span change was -1.6%, but the 3-month versus prior-3-month change was -15.5% while the 6-month versus prior-6-month change was +15.5%. The peak month was 2026-05 at $439,950; the trough was 2026-01 at $276,000. That is a $163,950 swing within a single 12-month window — significant volatility in the median, driven by mix as much as by price level.

What deserves further investigation. The 64+ day bucket holds 590 sales (31.3%) — a large pool of properties that took over two months to clear, which is where extended-marketing-time acquisition opportunities concentrate. The 2020+ built cohort (129 sales, median 41 days, 97.9% of list) is the slowest era despite being newest, which may indicate new-construction inventory competing against itself. This dataset does not contain rental, income, or expense data, so no yield, cap rate, or return calculation is possible.

So what: An investor should focus diligence on the sub-$250K price bands and the 30034 subdivisions where list prices are lowest and marketing times longest, and should treat the 64+ day cohort as the primary sourcing pool — while recognizing that this dataset cannot speak to rental performance.

3. The cheapest third of the market is where sellers lose the most ground. Of 232 sales in the $150–200K band, 65 (28.0%) closed more than 20% below list. In the $50–100K band, 15 of 29 sales (51.7%) closed more than 20% below list. At the other end, the $1M+ band recorded 20 at-list closings and 17 within −2%, with only 2 sales more than 20% below list. The practical read: list-price discipline matters far more below $200K than above $1M, where buyers and sellers converge tightly around ask.

4. Townhouses are Decatur's price leaders but not its speed leaders. Townhouses posted the highest median sale price of any property type at $415,000.50 across 218 sales, and the strongest median sale-to-list at 97.11%. Yet their median days on market was 35 — eight days slower than single-family homes, which sold in a median of 27 days across 1,452 sales at a lower median price of $329,000. The premium product is not the fast product.

5. Condos carry the highest price per square foot in the city while selling for the lowest median price among the three main types. Condos recorded a median of $224.50 per square foot across 191 sales — above townhouses at $203.50 and single-family at $190.00 — but a median sale price of just $239,000, and the slowest median DOM of the three at 45 days. Condo buyers are paying the most per foot for the least house, and waiting longest to close.

6. Pre-1950 homes are the fastest-selling segment in Decatur and the second most expensive. Homes built before 1950 sold in a median of 16 days across 146 sales — 13 days faster than the 1950–1979 cohort (median 29 days, 982 sales) and 25 days faster than 1980–1999 stock (median 39 days, 311 sales). Their median price of $582,500 trails only the 2010–2019 cohort's $650,000. Age here is not a discount; it is a liquidity advantage.

7. Newer construction is the slowest-moving inventory in the city. Homes built in 2020 or later recorded a median DOM of 41 days across 129 sales — the slowest of any era — despite a median price of $549,209. The 2010–2019 cohort, by contrast, sold in a median of 24.5 days with the strongest median sale-to-list of any era at 98.45%. The newest vintages are priced like premium product but are not clearing like it.

8. Five-bedroom homes are the tightest segment in the market. Five-bedroom properties sold in a median of 20 days across 143 sales — faster than any other bedroom count, including the ≤2-bedroom segment's 45 days — and posted the strongest median sale-to-list of any bedroom count at 99.12%. Their median price of $625,000 is second only to the ≥6-bedroom cohort's $710,000. The 5-bed / 4-bath combination is the extreme case: 44 sales, median $1,150,000, median DOM 11.5, median sale-to-list 99.36%.

9. The 3-bed / 1-bath configuration is the weakest position a seller can hold. Across 168 sales, 3-bed / 1-bath homes posted a median sale-to-list of 93.17% — the lowest of any beds-and-baths combination with meaningful volume — against a median price of $201,000 and median DOM of 31.5 days. Compare that to 3-bed / 2-bath (635 sales, 96.84% sale-to-list, $295,000 median) and the gap is roughly 3.7 percentage points of list price, or about $7,400 on a $200,000 home.

10. HOA properties carry an 11.9% median price premium but no speed advantage. Homes with an HOA recorded a median price of $347,000 across 505 sales versus $310,000 for the 1,385 no-HOA sales — an 11.9% gap. Their median DOM was 33 days versus 30 for no-HOA, and their median sale-to-list was 96.77% versus 96.36%. The HOA premium in this data is a price premium, not a liquidity premium; HOA homes sold marginally slower and negotiated almost identically.

Price has been volatile month to month without a clear directional trend. The 12-month median is $320,000. The peak median month was May 2026 at $439,950; the trough was January 2026 at $276,000. The largest single-month move was February 2026, up 21.4% from January. The most recent month, August 2026, printed a median of $300,000 — flat against July's $299,900 (0.0% month-over-month) but below the 12-month median.

The supply picture has loosened. August 2026 closed with 876 active listings, 238 new listings, 224 pending sales, and 137 homes sold, producing 6.39 months of supply. A year earlier, October 2025 showed 988 active listings, 217 pending, 198 sold, and 4.99 months of supply. The pending-to-active ratio has moved from 0.2196 in October 2025 to 0.256 in August 2026, and peaked at 0.3366 in May 2026.

What the data shows, without extrapolation: the market is absorbing fewer transactions per month than it did at the start of the window, supply measured in months has risen from roughly five to roughly six and a half, and the median price has oscillated within a $164,000 band ($276,000 to $439,950) without establishing a sustained direction. The 6-month-vs-prior-6-month median gain of 15.5% and the 3-month-vs-prior-3-month decline of 15.5% are both real and both describe the same 12 months — they reflect the timing of high-end closings, not a single underlying price trend. Whether the recent volume decline persists or reverses is not determinable from this dataset.

Are Decatur home prices rising or falling? Over the full 12-month window, the median sale price moved from $305,000 in September 2025 to $300,000 in August 2026, a decline of 1.6%. The path was not linear: prices rose 15.5% comparing the most recent six months to the prior six, but fell 15.5% comparing the most recent three months to the prior three, reflecting a spring spike that has since unwound.

How fast are homes selling in Decatur? The 12-month median days on market was 31 days. Just over a third of sales — 33.6% — went under contract within 14 days, while 31.3% took 64 days or longer.

What is the median price per square foot in Decatur? The 12-month median price per square foot was $197, against an average home size of 1,898 square feet. Condos carried the highest median price per square foot of any property type at $224.50, while single-family homes were lowest at $190.

How much negotiating room do Decatur buyers have? Of 1,882 transactions with a recorded list price, 69.3% closed below asking, 19.8% closed at list, and 10.9% closed above list. The median sale-to-list ratio for single-family homes was 96.8%, meaning the typical house sold for roughly 3% under its asking price.

Which Decatur property type sells fastest? Single-family homes sold fastest, with a 12-month median of 27 days across 1,452 sales. Condos were slowest among the major types at 45 days across 191 sales, and townhouses sat in between at 35 days across 218 sales.

Which Decatur property type has the highest median price? Townhouses posted the highest 12-month median sale price of the major types at $415,000.50 across 218 sales, ahead of single-family homes at $329,000 and condos at $239,000.

Do HOA properties sell for more in Decatur? Homes with an HOA recorded a 12-month median sale price of $347,000 versus $310,000 for homes without one — an 11.9% gap across 505 and 1,385 sales respectively. HOA homes also took slightly longer to sell, with a median of 33 days versus 30 days.

How much does a Decatur home cost per bedroom? The 12-month median was $240,000 for homes with two or fewer bedrooms (253 sales), $299,900 for three-bedroom homes (928 sales), $355,000 for four-bedroom homes (519 sales), $625,000 for five-bedroom homes (143 sales), and $710,000 for homes with six or more bedrooms (29 sales).

Which Decatur homes sell fastest by bedroom count? Five-bedroom homes moved fastest, with a 12-month median of 20 days across 143 sales, and also achieved the strongest median sale-to-list ratio at 99.1%. Homes with two or fewer bedrooms were slowest at 45 days and weakest on price at 94.9% of list.

How much does a Decatur home cost per bathroom? The 12-month median sale price was $199,000 for one-bath homes (308 sales), $295,000 for two-bath homes (1,048 sales), $498,000 for three-bath homes (415 sales), $1,039,950 for four-bath homes (82 sales), and $1,226,000 for five-bath homes (13 sales).

What is the most common home configuration in Decatur? Three-bedroom, two-bath homes dominated with 635 sales, or 33.9% of the market, at a 12-month median price of $295,000 and a median of 1,571.5 square feet. The next most common was four-bedroom, two-bath at 272 sales (14.5%).

How does the age of a Decatur home affect its price? Homes built between 2010 and 2019 recorded the highest 12-month median sale price at $650,000 across 89 sales, while homes built between 1980 and 1999 were lowest at $272,000 across 311 sales. Pre-1950 homes were the fastest-selling era at a median of 16 days across 146 sales.

What share of Decatur's housing stock is pre-1980? Homes built before 1980 accounted for 60.0% of sales — 146 pre-1950 homes (7.8%) and 982 homes from 1950–1979 (52.2%). Homes built in 2020 or later made up 6.9% of sales at a 12-month median price of $549,209.

Which Decatur ZIP code has the most active listings? ZIP 30030 (Decatur proper) had the most active listings at 29, with a median list price of $377,610 and a median of 25 days on market. ZIP 30032 followed with 23 active listings at a median list price of $310,000.

Which Decatur subdivisions have the highest list prices? Among subdivisions with active inventory, MODA Decatur (30030) carried the highest median list price at $899,900 across 7 active listings, followed by Great Lakes (30030) at $824,950 across 4 listings and Sargent Hills (30033) at $787,450 across 4 listings.

Which Decatur subdivisions have the lowest list prices? Orchard Lane (30034) had the lowest median list price at $80,000 across 5 active listings, followed by Leisure Woods (30034) at $89,000 and Saratoga Lake Townhomes (30034) at $90,000.

Which Decatur subdivisions have the highest price per square foot? Winnona Park (30030) led at $396.57 per square foot across 5 active listings, followed by Ridgeland Park (30030) at $363.92 and Great Lakes (30030) at $333.56. The lowest was Orchard Lane (30034) at $70.42 per square foot.

Which Decatur subdivisions sell fastest? Leslie Estate (30035) had the shortest median days on market at 8 days across 3 active listings, followed by York Place (30032) at 11 days and Willa Heights (30032) at 12 days. These are small samples and should be read as directional.

Which Decatur subdivisions take longest to sell? Leisure Woods (30034) had the longest median days on market at 237 days across 3 active listings, followed by Saratoga Lake Townhomes (30034) at 216 days and Glendale Acres (30032) at 173 days across 9 listings.

How much inventory is available in Decatur right now? As of August 2026, Decatur had 876 active listings, 238 new listings, 224 pending sales, and 137 homes sold, equating to 6.39 months of supply. A year earlier, in October 2025, supply stood at 4.99 months with 988 active listings.

Is the Decatur market getting more or less competitive? The pending-to-active ratio rose from 0.2196 in October 2025 to 0.256 in August 2026, indicating slightly more of the available inventory is moving into contract. However, average monthly sales fell from 179 in the first three months of the window to 133 in the most recent three, a 25.7% decline.

What is the most common price band in Decatur? The $200,000–$250,000 band was the single largest segment at 15.4% of sales, with 291 transactions. The $250,000–$300,000 band followed at 235 sales, and the $150,000–$200,000 band at 232 sales.

Where in Decatur do buyers get the deepest discounts? The deepest discounting appeared in the $150,000–$200,000 band, where 65 sales closed more than 20% below list. In the $200,000–$250,000 band, 34 sales closed more than 20% below list, and in the $100,000–$150,000 band, 23 did.

Which Decatur price band sees the most above-list sales? The $1M+ band had the most above-list activity, with 20 sales closing at list and 24 closing above list across the band. The $350,000–$400,000 band saw 11 sales close more than 20% above list.

What percentage of Decatur homes sell within a week? 21.3% of Decatur sales went under contract within 7 days, and 48.4% within 28 days, based on 1,887 transactions with recorded days on market. At the other end, 31.3% took 64 days or longer.

What is the median sale-to-list ratio in Decatur? The 12-month median sale-to-list ratio was 96.8% for single-family homes, 97.1% for townhouses, and 94.3% for condos. Across all transactions with a recorded list price, 69.3% sold below asking.

How large is the typical Decatur home? The average home sold in Decatur over the 12-month period measured 1,898 square feet with 3.3 bedrooms and 2.4 bathrooms. The median price per square foot was $197.

Which Decatur subdivision has the most active inventory? Decatur (30030) itself had the most active listings at 29, followed by Belvedere Park (30032) at 23 and Medlock Park (30033) at 21. These are current active-listing counts, not sales.

What is the median list price in Belvedere Park? Belvedere Park (30032) had a median list price of $310,000 across 23 active listings, with a median of 58 days on market and a median price per square foot of $211.22.

What is the median list price in Medlock Park? Medlock Park (30033) had a median list price of $360,000 across 21 active listings, with a median of 58 days on market and a median price per square foot of $184.33.

What is the median list price in East Lake Terrace? East Lake Terrace (30032) had a median list price of $400,000 across 17 active listings, with a median of 27 days on market and a median price per square foot of $247.60.

What is the median list price in Spring Valley? Spring Valley (30032) had a median list price of $299,900 across 18 active listings, with a median of 57 days on market and a median price per square foot of $180.34.

What is the median list price in Chapel Hill? Chapel Hill (30034) had a median list price of $255,000 across 13 active listings, with a median of 39 days on market and a median price per square foot of $139.64.

What is the median list price in Waldrop Station? Waldrop Station (30034) had a median list price of $190,900 across 13 active listings, with a median of 42 days on market and a median price per square foot of $124.97.

What is the median list price in Meadowdale? Meadowdale (30032) had a median list price of $230,820 across 13 active listings, with a median of 31 days on market and a median price per square foot of $190.82.

What is the median list price in University Heights? University Heights (30033) had a median list price of $435,000 across 12 active listings, with a median of 66 days on market and a median price per square foot of $230.29.

What is the median list price in Clairmont Place? Clairmont Place (30033) had a median list price of $220,000 across 15 active listings, with a median of 40 days on market and a median price per square foot of $254.27.

How many months of supply does Decatur have? Decatur had 6.39 months of supply in August 2026, up from 4.99 months in October 2025. The highest reading in the 12-month window was 7.85 months in January 2026, and the lowest was 4.59 months in March 2026.

When did Decatur home prices peak in the past year? The median sale price peaked at $439,950 in May 2026. The trough was $276,000 in January 2026. The largest single-month jump was a 21.4% increase in February 2026.

When did Decatur sales volume peak in the past year? Sales volume peaked at 199 closings in October 2025 and bottomed at 112 in January 2026. The most recent month, August 2026, recorded 137 closings.

What is the median price of a Decatur condo? Condos recorded a 12-month median sale price of $239,000 across 191 sales, with a median of 45 days on market and a median sale-to-list ratio of 94.3%. Condos also had the highest median price per square foot of any type at $224.50.

What is the median price of a Decatur townhouse? Townhouses recorded a 12-month median sale price of $415,000.50 across 218 sales, with a median of 35 days on market and a median sale-to-list ratio of 97.1%.

What is the median price of a single-family home in Decatur? Single-family homes recorded a 12-month median sale price of $329,000 across 1,452 sales, with a median of 27 days on market and a median sale-to-list ratio of 96.8%. They made up 76.8% of all Decatur sales.

Which Decatur subdivision has the highest price per square foot? Winnona Park (30030) had the highest median price per square foot among subdivisions with active inventory at $396.57 across 5 listings, followed by Ridgeland Park (30030) at $363.92 across 3 listings.

Which Decatur subdivision has the lowest price per square foot? Orchard Lane (30034) had the lowest median price per square foot at $70.42 across 5 active listings, followed by Saratoga Lake Townhomes (30034) at $76.63 and Abbey Road (30034) at $79.74.

How many Decatur homes are listed with an HOA? 26.7% of Decatur sales — 505 transactions — involved properties with an HOA, while 73.3% (1,385 sales) had no HOA. HOA properties had a 12-month median price of $347,000 versus $310,000 for non-HOA properties.

What is the median days on market for Decatur homes built before 1950? Pre-1950 homes sold in a median of 16 days across 146 sales, the fastest of any era. Homes built in 2020 or later were slowest at 41 days across 129 sales.

What is the median sale-to-list ratio for Decatur homes built between 2010 and 2019? Homes built between 2010 and 2019 achieved the strongest median sale-to-list ratio at 98.5% across 89 sales, while homes built between 2000 and 2009 were weakest at 95.9% across 223 sales.

How many Decatur homes sold for more than $1 million? 98 sales closed at $1 million or more during the 12-month period, representing 5.2% of all Decatur transactions. The $1M+ band also saw the most above-list activity of any price band.

How many Decatur homes sold for under $150,000? 101 sales closed below $150,000 — 7 in the $0–$50,000 band, 29 in the $50,000–$100,000 band, and 65 in the $100,000–$150,000 band. Together they represented 5.3% of all Decatur sales.

What is the most common bathroom count in Decatur? Two-bath homes dominated with 1,048 sales, or 56.0% of the market, at a 12-month median price of $295,000. One-bath homes followed at 308 sales (16.5%) and three-bath homes at 415 sales (22.2%).

Which Decatur homes have the highest price per square foot by bedroom count? The three-bedroom, one-bath configuration had the smallest median square footage at 1,186 square feet with a median price of $201,000, while six-or-more-bedroom homes with three or more baths reached a median of 5,051 square feet at $1,440,000.

How competitive is the $250,000–$300,000 price band in Decatur? The $250,000–$300,000 band recorded 235 sales, with 60 closing exactly at list price and 32 closing within 2% below list. Seven sales in this band closed more than 20% above list.

How competitive is the $350,000–$400,000 price band in Decatur? The $350,000–$400,000 band recorded 176 sales, with 47 closing exactly at list and 11 closing more than 20% above list. Twenty sales closed within 2% below list.

What share of Decatur sales are single-family homes? Single-family homes accounted for 76.8% of Decatur sales (1,452 transactions), followed by townhouses at 11.5% (218), condos at 10.1% (191), and other property types at 1.5% (29).

How long do Decatur condos take to sell? Condos sold in a median of 45 days across 191 sales, the slowest of the three major property types. Single-family homes sold in 27 days and townhouses in 35 days.

How long do Decatur townhouses take to sell? Townhouses sold in a median of 35 days across 218 sales, slower than single-family homes at 27 days but faster than condos at 45 days.

What is the median price per square foot for Decatur single-family homes? Single-family homes recorded a 12-month median price per square foot of $190 across 1,452 sales, the lowest of the three major property types. Condos led at $224.50 and townhouses at $203.50.

How many active listings does Decatur have right now? As of August 2026, Decatur had 876 active listings and 238 new listings, with 224 pending sales and 137 homes sold during the month. That produced 6.39 months of supply.

How does Decatur's August 2026 inventory compare to a year ago? Active listings fell from 988 in October 2025 to 876 in August 2026, a decline of 112 listings. Pending sales rose slightly from 217 to 224 over the same comparison, while months of supply increased from 4.99 to 6.39.

What is the median list price in Decatur's 30030 ZIP code? ZIP 30030 had a median list price of $377,610 across 29 active listings, with a median of 25 days on market and a median price per square foot of $207.41.

What is the median list price in Decatur's 30032 ZIP code? ZIP 30032 subdivisions carried median list prices ranging from $230,820 in Meadowdale to $400,000 in East Lake Terrace, with Belvedere Park at $310,000 and Spring Valley at $299,900.

What is the median list price in Decatur's 30033 ZIP code? ZIP 30033 subdivisions carried median list prices ranging from $220,000 in Clairmont Place to $787,450 in Sargent Hills, with Medlock Park at $360,000 and University Heights at $435,000.

What is the median list price in Decatur's 30034 ZIP code? ZIP 30034 subdivisions carried median list prices ranging from $80,000 in Orchard Lane to $525,000 in Churchill Downs, with Chapel Hill at $255,000 and Waldrop Station at $190,900.

Which Decatur subdivision has the most expensive listings? MODA Decatur (30030) had the highest median list price at $899,900 across 7 active listings, with a median of 54 days on market and a median price per square foot of $286.59.

Which Decatur subdivision has the cheapest listings? Orchard Lane (30034) had the lowest median list price at $80,000 across 5 active listings, with a median of 65 days on market and a median price per square foot of $70.42.

How many Decatur homes are currently pending sale? 224 homes were pending sale in August 2026, against 876 active listings — a pending-to-active ratio of 0.256. That ratio was 0.2196 in October 2025.

What is the median days on market in Decatur's 30030 ZIP code? ZIP 30030 subdivisions had median days on market ranging from 21 days in Ridgeland Park to 122 days in Winnona Park, with Decatur proper at 25 days and Moda Decatur at 54 days.

What is the median days on market in Decatur's 30032 ZIP code? ZIP 30032 subdivisions had median days on market ranging from 11 days in York Place to 173 days in Glendale Acres, with Belvedere Park at 58 days and East Lake Terrace at 27 days.

What is the median days on market in Decatur's 30033 ZIP code? ZIP 30033 subdivisions had median days on market ranging from 13 days in Haverhill to 66 days in University Heights, with Medlock Park at 58 days and Clairmont Place at 40 days.

What is the median days on market in Decatur's 30034 ZIP code? ZIP 30034 subdivisions had median days on market ranging from 17 days in Churchill Downs to 237 days in Leisure Woods, with Chapel Hill at 39 days and Waldrop Station at 42 days.

How many Decatur homes sold above asking price? 10.9% of transactions with a recorded list price closed above asking, based on 1,882 sales. The $1M+ band had the most above-list closings of any price band.

How many Decatur homes sold at exactly asking price? 19.8% of transactions with a recorded list price closed at exactly list, based on 1,882 sales. The $250,000–$300,000 band had 60 at-list closings, the most of any band.

How many Decatur homes sold below asking price? 69.3% of transactions with a recorded list price closed below asking, based on 1,882 sales. The $150,000–$200,000 band had the most deep discounts, with 65 sales closing more than 20% below list.

What is the total dollar volume of Decatur home sales? Decatur recorded $777,801,000 in total transaction volume across 1,890 sales during the 12-month period ending August 2026. The highest-volume month was April 2026 at $80,227,250.

Which month had the highest Decatur sales volume? October 2025 had the most closings at 199, followed by September 2025 at 197 and December 2025 at 196. The lowest was January 2026 at 112.

Which month had the highest Decatur median price? May 2026 recorded the highest median sale price at $439,950. The lowest was January 2026 at $276,000.

How does Decatur's current median price compare to six months ago? The most recent six months recorded a median 15.5% higher than the prior six months. However, the most recent three months were 15.5% below the prior three months, and the August 2026 median of $300,000 was unchanged from July 2026.

What is the median price per square foot in Decatur's subdivisions? Among subdivisions with active inventory, median price per square foot ranged from $70.42 in Orchard Lane (30034) to $396.57 in Winnona Park (30030). East Lake Terrace (30032) recorded $247.60 and Churchill Downs (30034) recorded $152.52.

How many Decatur homes have five or more bedrooms? 172 sales involved homes with five or more bedrooms — 143 with exactly five (7.6%) and 29 with six or more (1.5%). Five-bedroom homes had a 12-month median price of $625,000 and sold in a median of 20 days.

What is the median price of a five-bedroom home in Decatur? Five-bedroom homes recorded a 12-month median sale price of $625,000 across 143 sales, with a median of 20 days on market and a median sale-to-list ratio of 99.1% — the strongest of any bedroom count.

What is the median price of a home with four or more bathrooms in Decatur? Four-bath homes recorded a 12-month median sale price of $1,039,950 across 82 sales, five-bath homes $1,226,000 across 13 sales, and six-or-more-bath homes $1,892,950 across 6 sales. Four-bath homes sold in a median of 17.5 days.

Which Decatur subdivision has the most active listings under $250,000? Waldrop Station (30034) had 13 active listings at a median list price of $190,900, and Meadowdale (30032) had 13 at $230,820. Orchard Lane (30034) had 5 at $80,000 and Abbey Road (30034) had 7 at $95,000.

Which Decatur subdivision has the most active listings above $700,000? MODA Decatur (30030) had 7 active listings at a median list price of $899,900, Winnona Park (30030) had 5 at $749,000, Great Lakes (30030) had 4 at $824,950, and Sargent Hills (30033) had 4 at $787,450.

**How many Decatur homes sold in the $300,000