2026 End-of-Year Real Estate Roundup

The AJT asked a panel of local realtors to discuss the current state of the Metro Atlanta real estate market. Topics included key challenges in the current residential market, emerging trends, and advice for both buyers and sellers. Read on to find out about Atlanta’s current real estate market.

Jody Mekyten
Realtor, Berkshire Hathaway Home Services | Georgia Properties

What are some key challenges in the current residential real estate market?
Atlanta’s residential real estate market continues to present challenges, particularly with higher mortgage rates, shifting conditions, and seasonal changes. Affordability remains a concern, while market uncertainty has caused some buyers to take a more cautious approach.
We’re also seeing an increase in days on market, with homes taking longer to sell and buyers becoming more selective. This is especially evident as we enter November, when activity traditionally slows due to holiday schedules, travel, and year-end commitments.
However, Atlanta is not a one-size-fits-all market. Conditions vary significantly by neighborhood, price point, and property type. Understanding these local nuances is more important than ever.

Are there any emerging trends in today’s market?
Homes priced appropriately from the beginning tend to attract stronger interest and sell more quickly. Buyers are placing greater emphasis on value, functionality, and long-term livability.
In new construction, I’m seeing a shift away from all-white and gray interiors toward warmer, more inviting spaces with natural wood tones, softer neutrals, and added texture. Spa-inspired bathrooms remain desirable, often incorporating touches of color. I also love that homeowners are becoming more adventurous with design! Laundry rooms, powder rooms, and bar areas are perfect places for bold colors, interesting wallpaper, or unexpected finishes.
Beyond aesthetics, thoughtful layouts, well-designed kitchens, dedicated sculleries, smart storage, and flexible living spaces remain priorities. Multigenerational living and adaptable floor plans are also gaining attention as buyers consider how their homes will function for years to come.

What advice would you give someone looking to buy this year?
For buyers considering a purchase before year-end, I encourage them not to overlook opportunities in a slower market. Some sellers become more motivated, particularly when their homes have been listed for an extended period, creating opportunities to negotiate favorable terms.
That said, a slower market doesn’t mean every home is negotiable. A desirable new listing that checks all the boxes and is priced well can still attract significant interest. Buyers actively searching during this season tend to be more serious about purchasing.
My biggest piece of advice is to be prepared. Get pre-approved, understand your budget, and know your priorities so you can act confidently when the right home comes along.
Real estate isn’t just about timing the market. It’s about finding the right home, understanding its value, and making an informed decision with guidance from an agent who knows the local market.

What advice would you give someone looking to sell?
How you position your home from day one can make all the difference.
The first few weeks on the market are often the most important, as a new listing typically receives the greatest attention during this time. That’s why strategic pricing and strong presentation are essential.
I always tell my sellers that their home needs to tell a story, but not necessarily their story. It needs to tell the story of the next buyer and help them envision their life in that space. Thoughtful staging, neutralizing paint colors, minimizing clutter, and creating an inviting atmosphere allow the home’s best features to shine.
Often, smaller updates make the biggest difference. Not every home needs a major renovation; the key is identifying improvements that offer the greatest impact and return on investment.
Finally, listen to what the market is telling you. If showings are limited or buyer interest isn’t translating into offers, be willing to reassess your strategy and make adjustments.

Pauline Miller
Managing Director/New Development, Compass Development Marketing Group

What are some key challenges in the current residential real estate market? 
The most challenging condition in today’s market is affordability for buyers who are obtaining financing to purchase their home. The increase in values since 2022 along with a 7 percent-plus interest rate causes the payment to be out of reach for most households. This condition mostly affects home values under $800,000; however, we are starting to see buyers pause and approach purchases with caution from $1 million to $2 million due to the same conditions.

Are there any emerging trends in today’s market? 
The suburbs are becoming urbanized with higher density housing around vibrant town centers. Boomers are still the leading demand for new housing, and love staying planted where they’ve grown their family and chosen family friend groups. Watch for outdated office parks becoming vibrant mixed-use neighborhoods for all ages and property types. Houses, condos, apartments, coworking spaces, parks, retail and entertainment venues.

What advice would you give someone looking to buy this year? 
All buyers should consider a longer-term hold for home purchases when feasible. Make sure the home meets the needs of your family not just today, but for the next 10 years and longer.  The home you purchase must be able to accommodate life changes; bringing grandma home, having more children, kids staying in the nest longer than expected.

What advice would you give someone looking to sell?
Buyers are more discerning than ever before and with the increased inventory they have choices. Your home should be updated mechanically, deferred maintenance tended to, and your home should be in pristine condition before putting it on the market. And, of course, hire a realtor that specializes in your location and is an expert on the nuances of your particular market.

The Barocas & Feldman Team

What are some key challenges in the current residential real estate market?
In the Alpharetta, Roswell, Dunwoody, and Sandy Springs markets, one of the biggest challenges is the growing disconnect between buyer expectations and the homes available for sale. Buyers are no longer making quick decisions and are often looking for homes that are updated, move-in ready, and priced appropriately. At the same time, inventory has increased significantly, with year-end active listings rising from just 276 homes in 2021 to approximately 1,220 in 2026, while average days on market have increased from 21 to 34 days. As a result, sellers face more competition and must invest in preparing their homes for sale, particularly in key areas such as kitchens and baths. While pricing remains strong, buyers have become more selective, making condition, presentation, and strategic pricing more important than ever.

Are there any emerging trends in today’s market?
The market is moving toward a more balanced environment after several years of intense seller-driven activity. Inventory levels have returned to pre-pandemic norms, giving buyers more choices and time to evaluate their options. At the same time, average sale prices remain near historic highs, reaching approximately $836,000 in 2026, but price growth has slowed compared to the rapid increases seen between 2020 and 2024. Another notable trend is the emergence of highly localized “micro markets.” Conditions can vary dramatically from one neighborhood, school district, or price point to another, making broad market generalizations less useful. Well-prepared, updated homes continue to attract strong interest and can still receive multiple offers, while homes that require significant updates often experience longer marketing times and increased price sensitivity from buyers.

What advice would you give someone looking to buy this year?
My advice is to start by having a detailed conversation with your lender and running multiple mortgage scenarios. Explore options such as buying down the interest rate, negotiating seller concessions to help with closing costs, and comparing loan programs to find the best fit for your financial goals.
Many buyers are waiting for home prices or interest rates to drop significantly, but that’s unlikely in the Atlanta market. While some individual homes may see price reductions, the overall market remains strong. Atlanta continues to benefit from a healthy job market, steady population growth, and strong housing demand. The market has slowed from the frenzy of recent years, but it is still fundamentally strong.
It’s also important to keep interest rates in perspective. According to Freddie Mac’s historical data, the 50-year average mortgage rate is approximately 7.7 percent, while today’s rates are around 7.24 percent. Although rates are higher than the historically low levels seen during the pandemic, those 2 percent to 3 percent rates were an extraordinary event and are unlikely to return anytime soon. By comparison, rates reached well into the double digits during the 1980s.
Rather than trying to perfectly time the market, buyers should focus on purchasing a home they can comfortably afford today. Homeownership allows you to begin building equity immediately, while rent payments build wealth for a landlord instead of the tenant. As rates fluctuate in the future, homeowners may have opportunities to refinance and lower their monthly payments while benefiting any appreciation in their home value.
Additionally, many consumers are earning higher incomes today than they were just a few years ago, creating opportunities for buyers who may be more financially prepared than they realize. For qualified buyers, this may be one of the best opportunities to enter the market, secure a home that meets their needs, and begin building long term wealth through home

What advice would you give someone looking to sell?
In today’s competitive real estate market, sellers need to be proactive and strategic from the very beginning. The first step is partnering with a trusted real estate professional to develop a customized plan for bringing the property to market. Together, sellers should carefully evaluate the home’s condition, identify improvements that will deliver the greatest return, and focus on creating the move-in ready experience today’s buyers expect. From pricing and presentation to staging and marketing, preparation is key. Sellers who work closely with their real estate advisor throughout the process are better positioned to attract qualified buyers, maximize their home’s value, and navigate the transaction smoothly through a successful closing.