What’s Really Going On in Georgia’s Real Estate Market?
Lately, it feels like everyone’s talking about the housing market—whether it’s mortgage rates, home prices, or just how long listings are sitting before they sell. With so much noise out there, we wanted to cut through the confusion and break it all down for you.
In this month’s market update, we’re taking a closer look at where Georgia stands right now—what’s under contract, what’s selling, what’s not—and how that compares to this time last year. We’re also diving into the economic trends that are shaping buyer and seller behavior across the state.
📊 Statewide Housing Market Snapshot
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Homes Under Contract:
Roughly 11,500 homes are currently under contract across Georgia, reflecting a small decline compared to this time last year—signaling a slight cooling in buyer urgency as inventory continues to build. -
Homes Recently Sold:
Sales activity remains steady, with over 9,700 homes sold statewide in January and similar numbers expected through March and April. That’s up around 7% from early 2024, showing buyer confidence is still strong despite broader economic uncertainties. -
Active Listings:
Inventory has risen notably, with Georgia seeing a 7–8% increase in available homes year-over-year. This marks the fourth consecutive month of inventory growth and gives buyers more options compared to the competitive landscape of 2021–2023. -
Median Home Price:
The median sales price in Georgia is holding steady at around $374,500. While prices have plateaued in some areas, others—especially more rural or suburban counties—are still experiencing gradual appreciation. -
Days on Market:
Homes are averaging about 60 days on the market, which is up slightly from last year. This trend points to a more balanced market where buyers have a bit more breathing room to make decisions.
📈 Year-Over-Year Market Trends
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Inventory Up, Competition Down:
The increase in inventory is helping cool the intense bidding wars of recent years. While homes are still moving, buyers today have more leverage than they did in 2022 and early 2023. -
Prices Stabilizing Across Georgia:
Compared to this time last year, most markets across Georgia are seeing flat or modest growth in pricing, rather than the double-digit spikes we saw during the peak of the pandemic housing surge. -
Rural & Suburban Momentum:
Smaller counties—including many parts of North and Northeast Georgia—continue to attract attention for their affordability and space. These areas have seen steady, organic price growth and remain popular among both first-time buyers and relocating retirees.
💡 What’s Influencing the Georgia Market?
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Mortgage Rates Holding Steady:
Rates are hovering between 5.5% and 6%, creating a sense of stability for buyers and investors. While not at historic lows, they’re far more predictable than they were through most of 2023. -
Affordability Pressures Are Real:
Incomes haven’t kept up with housing costs. Buyers in Georgia now need to earn around $100K annually to afford a median-priced home, compared to about $60K just five years ago. This is putting pressure on middle-income families and slowing entry-level home buying in some areas. -
Construction Costs & Regulation:
Government regulations and high construction costs continue to impact the pricing of new builds. Nearly 27% of a new home’s final price is tied to regulatory-related costs—higher than the national average. -
In-Migration Driving Demand:
Georgia continues to benefit from population growth, particularly in suburban and semi-rural communities. Buyers relocating from more expensive states like Florida, California, and New York are still finding value in Georgia’s market, especially outside of large metros.
🏘️ Final Thoughts from Modern Heart Realty
We’re seeing a return to a more balanced housing market across Georgia. While sellers still benefit from healthy demand, today’s buyers have more options and negotiating power than they’ve had in recent years. In Jackson County and surrounding areas, homes with updated features, good acreage, or strong school districts continue to move quickly—but overall, we’re seeing more thoughtful decision-making on both sides.
If you’re thinking about buying, selling, or investing this spring or summer, it’s a great time to re-evaluate your strategy and take advantage of the shifting market.
Let’s talk about your goals and see how we can help you make the most of the current landscape.
Modern Heart Realty – Helping you navigate Georgia’s market with heart, hustle, and local expertise.