Metro Atlanta September Housing Market Update

By Rachel Mooney

Rachel has built a reputation for making the complex process of buying and selling homes not only enjoyable but also financially rewarding. Her deep understanding of the local market, combined with her genuine passion for helping families transition through different stages of life, has allowed her to serve hundreds of clients with exceptional care and professionalism.

The Metro Atlanta housing market is shifting as we move into fall, and both buyers and sellers should pay close attention. Inventory is climbing, homes are taking longer to sell, and prices are beginning to flatten after years of rapid growth. These changes matter because they directly impact how you should price, market, or negotiate in today’s environment. Here’s what the latest data is showing and what it means for you.

1. Prices are flattening after steady growth. In Forsyth County, the median sales price is around $615,000. That is about 2.5% lower than this time last year. This may not sound like much, but for a seller, it could mean tens of thousands of dollars in value. Homes are also spending more time on the market, averaging 48 days compared to 28 days last year. When homes sit on the market for extended periods, buyers gain leverage, and sellers must adjust their expectations. While prices are not collapsing, the days of quick bidding wars and double-digit growth are clearly behind us.

2. Inventory is building as buyer demand cools. Fall and winter always bring slower buyer activity, but this year, we’re entering the season with more homes already available. That combination means supply will continue to rise, and as inventory builds, sellers will compete harder for fewer active buyers. We are already seeing more price reductions as a result. In some neighborhoods, especially at higher price points, the difference can be more pronounced, depending on the amount of inventory available in that segment of the market.

3. Interest rates remain mostly steady. Rates have been a major factor in the market this year, and right now they are moving sideways. Last week saw a slight dip, but overall, the changes are minor, typically a quarter of a point up or down. For buyers, this means that affordability is neither improving significantly nor deteriorating. For sellers, it means buyers remain cautious and focused on value since financing costs are not dropping enough to fuel a surge in demand.

4. Sellers need to price to lead, not chase. If you are selling this fall, pricing correctly at the start is more important than ever. Overpricing leads to longer days on market, followed by reductions that cost you momentum and money. On average, sellers who overshoot their target end up losing approximately 8% compared to those who price competitively from the outset.

The first 14 days are your best chance to capture attention. Buyers spend months looking online before contacting an agent, so by the time your home goes live, they already know whether it is worth seeing. Condition also matters. A pre-inspection, completed repairs, and easy showing access make your home stand out in a crowded market.

5. Buyers have more room to negotiate. This is one of the first seasons in years where buyers truly have the upper hand. More inventory means more options and more negotiating power. It is becoming increasingly common for sellers to cover closing costs, contribute to rate buy-downs, or adjust their price to facilitate a deal. If a seller rejects your first offer, do not get discouraged.

In many cases, they return a few weeks later, once the property has been idle with no activity. I have already seen this play out several times this year for my clients. Patience and flexibility are paying off.

6. A balanced market not seen since 2019. The last time Metro Atlanta had this kind of balance was in 2019, before the pandemic boom. That market was fair to both sides. Sellers could still command strong prices, but buyers had sufficient leverage to make informed decisions. We are now moving back into that territory, which creates opportunities for everyone. The key is knowing how to adjust your strategy for current conditions.

7. Why does the local data matter? While these trends show the bigger picture, real estate is always hyper-local. Your neighborhood could be moving faster or slower than the county average. That is why I track market data weekly and provide updates tailored to each client’s property and goals. Timing, pricing, and strategy all hinge on the numbers that matter most in your specific industry or market.

Understanding today’s numbers is the first step to making the right move in this market. If you plan to buy or sell this fall, please call or text me at 678-804-4733 or email me at rachel@rachelmooney.com. I will walk you through the latest data, explain how these shifts affect your timing and pricing, and help you create a clear plan for your next steps.