Real Estate Roundup for Fall 2026

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.

Leigh Schiff
Real Estate Advisor, The Schiff Team

What are some key challenges in the current residential real estate market?
I don’t think the biggest challenge is interest rates or inventory. It’s expectations. There isn’t one Atlanta real estate market right now. There are dozens of micro-markets, and they’re behaving very differently. We can see multiple offers on one property and very little activity on another a few streets away. Buyers haven’t disappeared. They’ve become harder to impress. They have more information, more choices and more patience. Sellers who understand that are still getting very good results.

Are there any emerging trends in today’s market?
The middle is getting squeezed. Buyers will still compete for exceptional homes that are priced correctly, and there are opportunities to negotiate on homes that have been sitting. It’s the homes caught somewhere in between that are struggling. We’re also seeing buyers place a much higher value on condition. They aren’t just calculating the purchase price anymore. They’re calculating what they’ll have to spend after closing, how much work a house needs and whether they actually want to take it on. Today’s buyer will pay for exceptional. They just won’t overpay for average.

What advice would you give someone looking to buy this year?
Don’t make the mistake of thinking a buyer’s market means every house is a bargain. More inventory gives you choices and leverage, but the best houses can still attract multiple buyers. Know which kind of property you’re looking at before you negotiate. And don’t focus exclusively on price. Sometimes the smartest deal is negotiated through terms, timing, inspections or other pieces of the transaction. The goal isn’t to “win” against the seller. The goal is to make a very good real estate decision.

What advice would you give someone looking to sell?
Don’t test the market. The market will test you. We tell our sellers it’s a price war and a beauty contest, and today you really do have to win both. Buyers decide quickly whether your home represents value, and the first few days/weeks are incredibly important. If the market isn’t responding, don’t spend 60 or 90 days defending your price. Listen to the data and adjust. A great marketing campaign can’t fix the wrong price. But the right price, exceptional presentation and a very intentional launch can create something every seller wants: competition. That’s where strategy changes the outcome.

Eydie Koonin
Realtor, The Pailey and Eydie Group

What are some key challenges in the current residential real estate market?
One of the key challenges in today’s residential real estate market is pricing a property correctly from the moment it hits the MLS System. Sellers can sometimes have unrealistic expectations on what they can sell their home for and still believe their home should sell within a few days, when average days on market have increased to around 40 days. I believe the market provides valuable feedback: if a property has had 10 showings without an offer, or 10 days without a showing, it is time to seriously consider a price adjustment. Pricing strategically from the beginning helps attract buyers, generate interest, and ultimately reduce the time a property sits on the market. Finding properties in the $1M – $2M market in great school districts is always a challenge. There are just too many buyers for the same properties.

Are there any emerging trends in today’s market?
One emerging trend I’m seeing with my buyer clients in 2026 is the continued demand for usable outdoor living space. Screened-in porches remain very popular, and I often point out that adding windows can transform the space into a room that can be enjoyed 365 days a year. Buyers are also looking for functional, low-maintenance backyards. Sometimes that simply means clearing brush, adding turf, and creating a clean, green space that can actually be used and enjoyed. Outdoor living continues to be high on buyers’ wish lists.

What advice would you give someone looking to buy this year?
My advice to potential homeowners is not to try to “time” the market and wait for the “perfect” interest rate. No one has a crystal ball, so if you want to move or need to move, I recommend working with a professional top producing agent who can be your partner throughout the home purchase. If rates go up, you will be happy that you locked in when you did and if rates go down significantly, refinancing may be a good option. My husband and I bought our first home together when interest rates were over 14 percent so I would take today’s rates over 14 percent all day long.

What advice would you give someone looking to sell?
A number one strategy that a seller should use to sell their home is to price it correctly for the condition that the property is in on the day it hits the market. Those first 10 days are critical and if the home is staged, photos and video look great, then you will get buyers to take a look in-person at the property. Buyers are very savvy. They have been educating themselves on the market for a long time and if a property is “mispriced,” then they will sit back until the price drops and then make a move. Also, when a seller invests significantly in updating kitchens, bathrooms or other areas of the home and then decides to sell soon afterwards, there’s a good chance they won’t recoup the full amount of their investment. They simply may not have owned the property long enough to fully realize the value of those improvements. However, those updates can still make the home more appealing to buyers, helping it sell more quickly and potentially attract stronger offers.

Jodi Fink Halpert
Real Estate Consultant, Berkshire Hathaway HomeServices

What are some key challenges in the current residential real estate market?
Affordability, and the fact that Metro Atlanta is no longer one market. Higher borrowing costs have reshaped purchasing power, particularly for move-up buyers. Outcomes now vary widely by neighborhood, condition, floor plan and price range. A turnkey home in a desirable location still moves quickly. A home with deferred maintenance, a dated interior or an aspirational price will sit. We have more inventory but not falling values. Buyers are spending more than they used to, and they are selective about what they get for it. In 25 years, I have rarely seen preparation separate outcomes this sharply.

Are there any emerging trends in today’s market?
Balance is returning without a downturn. Buyers have more choice, yet pricing has held. Turnkey commands a premium. Updated kitchens and baths, newer systems, real workspace, and a well-maintained home are worth actual money right now, and luxury buyers are unforgiving about renovation quality.

Any specific advice for potential homeowners looking to buy this year?
Buy on your timeline and your payment comfort, not on a prediction about rates. A refinance can be an opportunity later. It should never be the reason the purchase works.
Get a fully underwritten preapproval before you tour seriously. It sharpens your true monthly number, including taxes, insurance and HOA dues, and it strengthens your offer. The best homes still draw multiple offers and being able to minimize financing contingencies is crucial.
Be patient but decisive. More inventory means more opportunity, but the strongest listings go quickly.
Use flexibility where it exists. On a home that has sat several weeks, structure an offer around price, closing costs, repairs, or a rate buydown. On a new, exceptional listing, lead with clean terms.
Separate cosmetic from costly. Paint, lighting and finishes are manageable. Roof age, drainage, foundation, HVAC and insurability deserve real scrutiny, and I raise that distinction as early as possible.

Conversely, any advice for those looking to sell?
Before a seller spends a dollar, we have a serious conversation about goals, price, and condition. We look at which improvements actually move the number and which ones don’t. The gap between what the home is worth today and what it’s worth prepared is the real return and seeing that number turns an emotional decision into a business one.
Price from current hyperlocal comparables and live competition, not the highest sale on the street. The goal is a number that appraises, not one that flatters.
Prepare before listing. Most of my work happens before a house goes live, which is why I want sellers to bring me in early. I have worked with the same stager for two decades, and my sellers get a written room-by-room plan instead of vague advice to declutter. Paint, lighting and staging cost relatively little and change how a house shows more than anything else.
Read feedback quickly. Light showing traffic and no second showings are data, not bad luck.
Negotiate strategically. Price is rarely the only thing on the table. Once I know what matters most to you, whether that is timing, certainty, or a clean close, I can trade for it.