Annual Real Estate Roundup for 2025

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.

Robin Blass
Realtor, The Robin Blass Group

What are some key challenges in the current residential real estate market?
One of the biggest challenges right now is low inventory. Many homeowners are hesitant to sell due to higher interest rates compared to what they locked in years ago. This creates a competitive environment for buyers, especially in desirable neighborhoods. Additionally, pricing homes accurately has become more nuanced — balancing market demand with buyer affordability is key.

Are there any emerging trends in today’s market?
Yes, we’re seeing a shift toward more strategic pricing and creative financing options. Buyers are exploring rate buydowns and adjustable-rate mortgages to manage monthly costs. On the seller side, homes that are move-in ready and well-staged continue to attract strong interest. There’s also a growing emphasis on digital marketing and virtual tours, which help listings stand out in a crowded online space.

Can you give any specific advice to potential homeowners looking to buy this year?
Be prepared and act quickly. Get pre-approved, know your budget, and work with an experienced agent who understands the nuances of the local market. In a competitive environment, having a strong offer — sometimes with fewer contingencies — can make all the difference. Also, don’t be discouraged by interest rates; focus on finding the right home and consider refinancing later if rates drop.

Conversely, any advice for those looking to sell?
Presentation is everything. Homes that are clean, decluttered, and professionally staged tend to sell faster and for more money. Pricing is also critical — overpricing can lead to longer days on market and price reductions. Work with a trusted agent who can guide you through market trends, buyer expectations, and marketing strategies that maximize exposure and results.

Jon Shapiro
Associate Broker, RE/MAX Around Atlanta

What are some key challenges in the current residential real estate market?
The key challenges are we are currently navigating through a market day by day that we have not experienced before, and sellers’ and buyers’ mindsets can be very different. Sellers can be in the “I want to duplicate or beat the record-breaking sale that was possible for my neighbor last year even if not what current market conditions are showing.” Buyers are more sidelined as they are in a wait and see mode to see if prices and interest rates adjust down. It is our job as professionals through education to the consumers to bring the deals together in any market and successfully close. Your exact neighborhood is your market, so it is important to look specifically at what is possible for you and not get caught up in generalizations about the market. There are still many listings going over list price in the higher demand areas.

Are there any emerging trends in today’s market?
I see a more cost-conscious buyer than ever before. We have to acknowledge that the first-time homebuyer is now 40 years old, and this is up from 33, five years ago and 38 last year. Home ownership is becoming unaffordable for many. We are seeing the tipping point of affordability between higher interest rates, higher home prices, and higher home running costs like insurance, property taxes and utilities. Interest rates coming down about 1 percent over the past year is helping but in certain market segments we are seeing price adjustments to attract more buyers. There is no lack of interest in owning a home. It comes down to consumer confidence and affordability.

Can you give any specific advice to potential homeowners looking to buy this year?
Make sure you work with a lender ahead of looking and see what is comfortably affordable for you and get preapproved. The hottest homes go quickly, and you still might have to compete with multiple offers so, if needing a loan, have everything in order so the lender is ready to go. I would also carefully think through buying before you sell as the days on market are higher than in previous years and you need to be prepared to carry two homes for an unspecified period of time. Buying before you sell has many benefits as you get what you want before you give up what you have but consult with your realtor to make sure expectations are in line. Also, when buying, always look at what you are buying as a potential resale down the road. Many consumers in general in the frenzy of the past few years overpaid and maybe bought that “pink elephant” as the rate was good, but now in a more balanced market, even leaning toward a buyer’s market, that “pink elephant” is not faring well; there is even potential for selling for less than paid. This is why it is critical to work with an experienced sgent who can help you navigate your best purchase options.

Conversely, any advice for those looking to sell?
The buyers are watching home improvement shows and they are looking for the refreshed home that is well taken care of. I would go the extra mile in today’s market and have the home sparkle. It will pay off with a quicker sale at the best possible price. I also believe in having homes appraised by a bank-certified appraiser as there are many value algorithms that consumers look at today that can be rather inaccurate and can set a false expectation. The appraisal is the only thing a bank will look at to determine value, and I think it is important for us as listing agents to have this tool to better control the narrative with facts as needed.

Amy Barocas
Realtor, The Barocas & Feldman Team, Harry Norman Perimeter

What are some key challenges in the current residential real estate market?
One of the biggest challenges in the current residential real estate market north of Atlanta is its rapid and uneven pace of change. Market conditions can shift weekly and vary significantly from one neighborhood to the next. For example, while areas like Alpharetta may experience fierce competition and multiple-offer scenarios, nearby communities such as Sandy Springs or Dunwoody might offer buyers more negotiating power. This hyper-local variability means that a one-size-fits-all strategy simply doesn’t work. Success hinges on understanding these micro-markets and staying ahead of trends so clients can make confident, well-informed decisions — whether they’re buying or selling.

Are there any emerging trends in today’s market?
As the North Atlanta housing market continues to evolve, new trends are reshaping how buyers approach homeownership. One notable shift is the growing appeal of homes that offer potential for customization. While turnkey properties that are fully updated and “move-in ready” still attract multiple offers, homes requiring cosmetic updates are lingering longer on the market — presenting a unique opportunity for buyers with vision and a willingness to invest in renovations.
There’s a real chance for savvy buyers to find value in homes that need a little TLC, these properties often come at a more accessible price point and allow buyers to personalize their space.
Another significant trend is the increasing emphasis on lifestyle features. Since 2020, buyers have been prioritizing elements like outdoor living areas, flexible spaces for remote work, and walkability to local amenities such as restaurants and schools. It’s no longer just about square footage. People are looking for homes that support the way they live, work, and connect with their communities.

Can you give any specific advice to potential homeowners looking to buy this year?
Despite fluctuating interest rates and mixed media narratives, real estate experts urge buyers not to let uncertainty derail their homeownership goals. For those considering a purchase in North Atlanta, preparation and perspective are key.
Focus on what you can control, know your budget, identify your ideal location, and clarify your must-have features. When the right home comes along, being pre-approved and ready to act quickly can make all the difference — especially since well-priced homes are still moving fast.
We encourage buyers to think long-term. You can always renovate a home or refinance a mortgage down the road, but you can’t change the neighborhood or the lot. That’s why it’s so important to work with a realtor who understands the nuances of each community. They can help you uncover hidden value and negotiate with confidence.

Conversely, any advice for those looking to sell?
For homeowners preparing to sell in North Atlanta, presentation is more important than ever. With buyers increasingly drawn to homes that are move-in ready, even modest updates can make a significant impact on marketability and final sale price.
First impressions matter, homes that are clean, fresh, and well-maintained consistently attract stronger offers and tend to sell faster. Simple upgrades — like new light fixtures, fresh paint, updated cabinet hardware, or improved landscaping — can dramatically enhance a property’s appeal.
In today’s competitive environment, professional staging and high-quality marketing are essential. Our team understands buyer psychology. We help sellers showcase their homes in a way that resonates with today’s market, minimizing buyer objections and maximizing perceived value. It’s all about creating a space that buyers can instantly envision as their own.

Leigh & Michael Schiff
Real Estate Advisors, Ansley Real Estate Christie’s International

The single most important thing when choosing a realtor in today’s competitive market? Strategic competence.
Not charm. Not fancy signs. Not who sold your neighbor’s house. You need someone who can read the market like a chessboard and execute like a sniper — pricing, positioning, and negotiation have to be surgically precise.
That means your agent should:
Understand real-time data (not just comps from three months ago).
Market with intent — blending emotion, exposure, and timing to create leverage.
Negotiate with discipline, not desperation.
And above all, protect your money and your timeline as fiercely as if it were their own.
In short: don’t hire the friendliest face — hire the strategist who can outthink, outmarket, and outperform the competition.

What are some key challenges in the current residential real estate market?
The current Atlanta real estate market is grappling with several distinct challenges.
For first-time buyers, high interest rates and affordability remain primary hurdles, as escalating home prices continue to outpace local wage growth. This is further complicated by a critical lack of entry-level inventory, largely due to current homeowners being reluctant to sell and give up their low mortgage interest rates.
Meanwhile, sellers face shifting market dynamics. Buyers increasingly expect “turnkey” properties, necessitating pre-listing investment in home improvements. Setting realistic expectations for sellers is also key; as the market cools, we are seeing fewer multiple-offer scenarios and greater buyer leverage leading to increased price negotiability.
Lastly, the rate of contract terminations is notable. Currently, one in five contracts falls apart during the due diligence period. The main reasons cited for these terminations are home inspection/repair issues, financing contingencies, increased buyer leverage, and buyers simply changing their minds

Are there any emerging trends in today’s market?
The market is now transitioning toward a more balanced environment, effectively leveling the playing field for buyers after years of favoring sellers. A key indicator of this shift is the growing supply of active listings, which provides buyers with more options and has reduced the prevalence of intense bidding wars. While homes in excellent condition and priced correctly still attract multiple offers, the overall increase in inventory is leading to longer Days on Market (DOM), which, in turn, is giving buyers significantly more negotiating power.
The impact of rising DOM is highly localized. Comparing September 2024 to September 2025, the increase was most dramatic in central luxury areas: Midtown saw a jump of 47 days and Buckhead increased by 28 days. In contrast, suburbs like Johns Creek (+2 days), Alpharetta (+2 days), Roswell (+3 days), and East Cobb (+7 days) experienced much smaller increases, while Sandy Springs saw no change in DOM. Conversely, sellers retain an advantage in certain high-demand, walkable neighborhoods; DOM actually reduced by 21 days in Virginia Highlands and by 6 days in Morningside.
Furthermore, the condo and townhome market is experiencing a notable slowdown, with year-over-year statistics indicating significant declines: an increase of 23 days on market, a 2.5 percent decrease in median sales price, and an 8.5 percent decrease in sales volume.

Can you give any specific advice to potential homeowners looking to buy this year?
Regardless of market conditions, savvy buyers who are financing can gain a competitive edge. Buyers should aim to be pre-approved, not just pre-qualified. To truly stand out when presenting an offer, aim for full loan approval. This means your loan has been entirely underwritten by the lender, which allows you to remove the financing contingency, making your bid much stronger.
Buyers should leverage inventory now and not wait for interest rates to drop, as a subsequent rate drop will flood the market with more buyers and increase competition. It is more beneficial to secure a favorable price now and then plan to refinance if and when rates drop dramatically.
Lastly, if you find yourself in a non-competitive negotiation, consider asking the seller for a credit toward your closing costs. A buyer can then strategically use these seller-paid closing costs to buy down their interest rate. Consult with your lender to determine the cost of a rate buy-down, and your realtor can skillfully negotiate this crucial seller concession on your behalf.

Conversely, any advice for those looking to sell?
No matter the market conditions, we always believe that our clients need to win the “price war” and win the “beauty contest.” For sellers, this means getting your house in the best condition before listing, so potential buyers do not have any immediate concerns when they are touring your home, and having your home priced to sell strategically from day one. When interviewing realtors to list your home, it is important to ask what their average days on market is, their average sales price to list price ratio, and what they do to help you get your home ready before hitting the market. Sellers also need to know the current market conditions for the area they live in; as mentioned above, not all markets of Atlanta are equal, so ask your realtor to provide you with the current local market statistics. Remember, you only get one time to list your home for the correct price — you can never underprice a home, you can only overprice it.