2026 Winter 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.

Kelsey Barocas
Realtor, The Barocas & Feldman Team

What are some key challenges in the current residential real estate market?
Market fragmentation is one of the biggest challenges right now. Some neighborhoods and price points are highly competitive, while others require more patience and precision. This makes hyper-local expertise more important than ever. Understanding which homes are likely to attract multiple offers – and which may need a different approach – can significantly impact outcomes. Overall, success in today’s market depends less on broad headlines and more on localized data, timing, and tailored strategy.

Are there any emerging trends in today’s market?
Buyers are being more thoughtful and selective, focusing on quality, location, and long-term value rather than rushing decisions. Homes that are well-maintained, properly priced, and thoughtfully presented continue to perform very well. There is also increased interest in functional living spaces – home offices, flexible floor plans, and outdoor areas remain priorities. Additionally, many buyers are taking a longer-term view, purchasing with the intent to stay put and build equity rather than treating a home as a short-term move.

Can you give any specific advice to potential homeowners looking to buy this year?
My biggest advice to buyers is to be prepared, very patient, and strategic. Getting fully pre-approved with a trusted local lender helps buyers understand their true purchasing power and move confidently when the right opportunity comes along. It’s important to focus on fundamentals such as location, layout, and structural integrity – elements that tend to hold long-term value regardless of market conditions. At the Barocas & Feldman Team, we guide our clients through neighborhood-level trends and help them evaluate opportunities beyond surface-level appeal, ensuring they make informed decisions that align with both their lifestyle and long-term goals.

Conversely, any advice for those looking to sell?
For sellers, pricing and presentation are everything. Today’s buyers are informed and discerning, so homes must be positioned correctly from day one. That means strategic pricing based on current market data – not past peaks – along with strong marketing and thoughtful preparation. Simple improvements, decluttering, and professional presentation can make a significant difference. It’s also important for sellers to be flexible and open to feedback during the process. When homes are marketed with intention and guided by realistic expectations, they can still achieve excellent results in today’s market.

Eydie Koonin
Realtor, The Pailey and Eydie Group
What are some key challenges in the current residential real estate market?
When we speak about the residential real estate market, we need to speak about our local market vs. national market. Although inventory is beginning to accumulate, and the absorption rate is around four months, there is still not enough of “good inventory.” What does that mean? Most buyers today are not interested in renovating a home after purchase. They would rather pay more money and have the home “move in ready” when they shop for properties.
We see sellers that still believe that they can price a property above where it should be for the condition that it’s in. The last quarter of 2025 sales were slow, so we are lacking good comps to use to price new listings.

Are there any emerging trends in today’s market?
Today’s buyer wants lifestyle over location. In other words, they want kitchens that feel like living spaces and not just a place to cook and serve food. Outdoor living spaces are just as popular as ever, especially if there are doors that push all the way back for that indoor/outdoor feel. Bonus rooms are hot again and any adaptable space that could be an office, art room, reading room or playroom.

Can you give special advice to homeowners looking to buy this year?
First of all, interview a few buyer’s agents and see who you are compatible with. Is this agent available on short notice to show you properties? Is the agent familiar with the area you want? Does this agent have a good track record on closing deals representing buyers? I’ve worked with buyer agents that push so hard for unrealistic repairs and/or compensation that they actually got in the way of the buyer purchasing the home they wanted so badly. Don’t forget that the buyer is the client and the agent should help facilitate the home purchase for them, not get in the way of a deal. The most important advice is for the buyers to inspect, inspect, inspect. Atlanta has old sewer pipes and every buyer should pay for a sewer scope to make sure the pipes are solid and nothing is blocking them. Winter is a wonderful time to look for a house because what you see right now is the worst your view will ever be.

Can you give any advice for those that want to sell?
Don’t wait. Hire an agent now who can help you get your home in listing condition, including staging if necessary. Don’t wait for the spring market because Atlanta’s market runs 365 days a year. Sell what you have and not what the house could have. Just the other day, I closed on a townhouse that had previously been listed as a three-bedroom, but in actuality it was a two-bedroom with an amazing enormous closet off the owner’s bathroom. Originally, that was the third bedroom, but no longer. I listed it as a two-bedroom, three full and two half-baths. We went under contract very quickly because the person that bought the property always turns one bedroom into a closet for all of her clothes and shoes, but it was already done at this property. She bought it just for the closet.

Melanie White
Realtor, Harry Norman Realtors
What are some key challenges in the current residential real estate market?
Today’s market is very different than in past years and presents many challenges. Inventory has grown, giving buyers more options, but the prices remain higher than many households’ income. The price gap between buyers and sellers was challenging in 2025 and will continue in 2026. Many sellers have unrealistic pricing expectations from prior years, and buyers are more cautious after affordability pressures. This makes negotiations longer, creating more days on the market and closings harder. In 2025, we had more contracts fall out than we have in a decade. In December alone, Atlanta ranked the highest number of cancelled contracts at 22.5 percent.

Are there any emerging trends in today’s market?
Inventory is a challenge, as buyers’ demands are changing. Working remotely remains popular for many, and buyers are looking for homes that provide ample office space. We have seen an increase in popular inside and outside and relaxation areas, as well as luxurious outside entertainment areas and Zen gardens. As climate change and sustainability concerns rise, trends for energy efficient and more sustainable homes are in demand, as well as energy efficient appliances.
In today’s market trends, we are seeing the increase of virtual tours and 3D walk through options, making it easy for local and international buyers to tour and purchase homes without stepping inside the front door. The quick emergence of AI-driven platforms is a rapidly growing trend. These platforms are enhancing searches, personalizing listings, predicting market trends, and streamlining processes.

Can you give special advice to homeowners looking to buy this year?
Homebuyers in 2026 will face many challenges. As the interest rates have been fluctuating for a few years, in 2026, we hope to see some stabilization. Buyers need to keep a close eye on interest rates and how they can affect their payments. Saving for the downpayment is still key, but buyers also need to consider saving for inspections, closing costs, and potential renovations. Mortgage lenders will continue to value strong credit and a score of 740 or higher to give you more interest rate options. Adjustable-rate mortgages are becoming more popular as many buyers are attracted to the initial lower interest rates and monthly payment ARM’S offer. Especially if they plan to move before the fixed rate period ends.

Conversely, any advice for those looking to sell?
Sellers should choose a real estate agent who understands the evolving dynamics of the 2026 housing market and can help position their home effectively. Look for agents who are tech-savvy and have experience with digital marketing tools and virtual showings. Sellers should have a realistic initial price to attract more offers. They should have the home market ready, maximize curb appeal, declutter the home and add energy-efficient features that are attractive to buyers. Updated lighting, appliances, kitchens, bathrooms, and HVAC are very important to have a home ready to sell.
Our market is transitioning from years of frenzy over the last few years to a balancing of the market. Modest pricing, and rising inventory. The easing of mortgage rates has and will continue to improve affordability, encouraging more transactions. The market in 2026 shows signs of optimism.

Lauren Blass
Realtor, The Robin Blass Group, Harry Norman Perimeter
What are some key challenges in the current residential real estate market?
There will always be challenges in any real estate market, but right now a few key issues stand out. For sellers, the biggest challenge is understanding what today’s buyers truly value. Pricing the home correctly from day one is crucial — especially if the goal is to sell within 45 days. Buyers are more informed than ever, and they instantly compare condition, updates, and overall value across the market.
For buyers, the challenge is understanding the full financial picture before they begin shopping. Beyond the purchase price, there are inspection costs, surveys, appraisals, closing costs, and the down payment to consider. And finding the right mortgage program is essential—there is no onesizefitsall option. Each buyer’s financial situation, goals, and timeline will determine what loan product is best.
In short, today’s market requires preparation on both sides: sellers need to price strategically, and buyers need a clear understanding of their total costs and financing options.

Are there any emerging trends in today’s market?
In our market, we’re seeing a mix of opportunities for today’s buyers. Many older homes are coming on the market — some needing cosmetic updates, others requiring more significant repair. While these properties can come with big challenges, they can also be a real windfall for savvy buyers who are willing to invest time and money to create longterm value.
At the same time, we’re beginning to see new construction popping up in established neighborhoods. These homes offer modern features, better energy efficiency, and the benefit of living in a welllocated, alreadydeveloped community. For buyers, this creates a unique blend of choices — whether you prefer a project with potential or a turnkey, newer build with today’s conveniences.

Can you give any specific advice to potential homeowners looking to buy this year?
Buying a home today starts with understanding the full process — and it’s evolved a lot over the years. One of the most important first steps is securing strong financing before you begin your search. In this market, being fully preapproved gives you the confidence to act quickly and positions you as a serious buyer.
From there, partnering with a trusted real estate advisor is essential. A great agent will help you navigate changing market conditions, identify opportunities, and point out potential concerns you might not catch on your own. Remember, a home can look amazing online, but photos don’t always tell the whole story. You need someone who can help you look “behind the curtain” to truly assess the property’s condition, value, and longterm potential.

Conversely, any advice for those looking to sell?
Preparing your home for the market is a must. From boosting curb appeal and adding fresh paint to updating kitchens and bathrooms or partnering with a professional stager — these steps create the “wow” factor buyers are looking for. When a home feels inviting and movein ready, buyers can instantly picture themselves living there. And often, it’s not just about the list price — it’s about the emotional connection a wellprepared home creates.