November Intown Market Report
By Bill Adams, President
As we move towards the end of 2025, the Intown Atlanta Single Family market shows some signs of cooling. This month, the Average Sales Price (ASP) for the market is $824,945. This is a 7% increase over the last year and a 12% increase over the last 24 months. The ASP is up by about $2,300 from October’s Average Sales Price and down about $5,400 from September’s number. The Number of Days on the Market is up to 43 days, a year-over-year increase of 11% and a two-year increase of 28%. In a bit of positive news, 1,357 houses sold in the last year. Although this is a 7% year-over-year decrease and a 9% decrease over the last two years, this number is better than the figures from September and October and may be the beginning of a trend for an increasing number of transactions.
The good news is that the market is showing signs of cooling and stabilizing rather than collapsing. Demand remains supported by strong fundamentals: a healthy job market, population growth, and the fact that Atlanta remains more affordable compared to many other large metros.
Inventory has increased, which gives more choice to buyers. That is shifting the balance a bit more toward buyers.
For some neighborhoods, values are still increasing. Seventeen of the Intown markets experienced a year-over-year increase in Average Sales Price. Compared to several decades ago, the schools are better, crime rates are down and there are an overwhelming number of retail options available.
On the negative side, year over year, home values in many parts of Intown Atlanta are down slightly. Twenty-two communities in this report have experienced a decrease in the Average Sales Price over the last year.
Homes are staying on the market longer, and the “seller’s market” conditions are loosening: more price reductions, more concessions to buyers.
High mortgage interest rates, when combined with historically high home prices are continuing to limit how much buyers can afford, which suppresses demand.
A good way to describe the Intown Atlanta single-family market is as a market in transition after several years of rapid price escalation, the pace has cooled into something of a more balanced marketplace. Prices are holding rather than sharply rising, and in many neighborhoods have pulled back slightly. At the same time inventory and buyer leverage are improving relative to the peak seller market. For sellers, it means more realistic pricing and patience is required as buyers have more negotiating power. For buyers, affordability remains a challenge. Expanding inventory means there is slightly less urgency than a year or two ago when it was more of a seller’s market.
Next month I will peer into my slightly cloudy crystal ball to make predictions about the 2026 Atlanta Intown Residential Market.
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