Georgia MLS · September 2026 Computed from closed records through 2026-10-30
Median sold · SF
$370,000-0.4%
monthly median
Same-home appreciation
+3.4%/yr
same home, bought 1-3 yrs ago
Days on market
36+5.9%
list → close, median
New contracts (September)
4,438-32.0%
pipeline thinning
Months of supply
n/a
buyer-leaning
Sold over list
13%+5.8%
buyer competition
Balanced, firm · Cooling
A single 0-100 read of seller vs. buyer advantage, blending months of supply, days on market, the share selling over list, and the share of active listings cutting price. September: flat prices year over year, leading indicators softening. Down 3 points from August (61). *August is estimated from that month's closed sales with supply and price-cut inputs held at current readings; from next month, prior scores are the published ones.
Prices are rising more than the 0% median shows — the market is selling smaller, lower-end homes.
The median was $370,000 (-0.4% YoY), but the same house, sold twice, moved +3.4% a year. The gap is mix: the share of sales under $200K went 10%→11% and $600K+ went 19%→18%. Read $/sq ft (+1.2%) and same-home resales — not the median — for what a home is really doing.
$370,000
Median price — flat YoY
-32%
New contracts vs a year ago — the pipeline is thinning
n/a
Of current active listings have cut their price (point-in-time, as of 2026-10-30)
Median flat YoY; same-home appreciation was +3.4%/yr — the headline understates it; smaller homes are what sold.
13% sold over list.
Growth (YoY median) led by Muscogee +67.2%, Rabun +30.0%; Richmond down 47.1%.
Active-under-contract and pending are tracked separately — AUC deals are contingent and can fall through; pending have cleared contingencies. The leading signal, new contracts, is down 32.0% YoY. And n/a of active listings have already cut price.
Single-family pipeline, September 2026
Stage
Count
What it means
Active (available)
41,131
Listed, not under contract
Active under contract
n/a
Contingent — still taking backups
Pending
n/a
Contingencies cleared — headed to closing
New under contract in September
4,438
By contract date — down 32.0% YoY
Months of supply
n/a
Active ÷ monthly closings — buyer-leaning
Listings failing to sell — over time
Pull rate — % of listings expired or withdrawn · by year
Share of listings leaving the market without closing.
In September, n/a listings expired, were withdrawn or canceled against n/a closings — roughly a n/a pull rate. A modest failed-listing share: most homes that list are finding a buyer.
Median vs. "sold twice" — what's the difference?
The median just averages whatever happened to sell that month: if a wave of larger, higher-end homes closes, it jumps even if no single house gained. Sold twice finds the identical house that sold 1-3 years ago and again in the last 12 months and compares the two prices — since it is the same home both times, and the hold is short, that gap is comparable with the 12-month median change. This month: median -0.4% YoY vs same-home +3.4%/yr across 3,668 short-hold pairs.
The 30-year fixed is about 7.40% (latest rate carried on our county pages), which puts the payment on the median single-family home at $2,049/month with 20% down, -0.4% from a year ago. Cash buyers were 20% of September closings, 41% of condos.
Rate: the figure our county scorecards carry (Freddie Mac PMMS via the national data lane). Payment: principal and interest only, 20% down, 30-year fixed.
What this means — for buyers & sellers
If you're buying
Move decisively on well-priced homes. 13% still sell over list and 36 days is the median wait.
Ask for concessions (rate buydowns, closing costs) — especially on new construction.
Don't wait for a crash. Same-home prices are still up ~3%; the market is steady.
If you're selling
Price correctly the first time. Homes that cut price sit; well-priced homes still go under contract in ~36 days.
Expect negotiation. 13% still sell over list, but the rest don't.
Condition matters more now. With buyers paying up, buyers pass on homes that need work.
By property type
Closed sales by property type, September 2026
Type
Closed
Median
YoY
$/sq ft
DOM
Cash
Single-family
6,390
$370,000
-0.4%
$175
36
20%
Townhouse
578
$332,732
+0.5%
$183
44
15%
Condominium
259
$284,900
+2.7%
$216
47
41%
Condos are softest (+2.7% YoY, 47 days) and most cash-reliant (41%). New construction was 15% of single-family closings.
New construction · share of single-family sales (12-mo rolling)
Now ~15% of single-family sales.
About one in 7 single-family sales is a brand-new home. The engine is the rate-lock: owners holding low-rate mortgages won't sell, so resale supply stays choked and builders fill the vacuum — buying the demand with incentives. It is the mix-shift from another angle: the market is increasingly selling newer homes, not just bigger ones.
County breakdown
Single-family by county — "YoY" = year-over-year change in median price
County
Closed
Median
YoY
vs 2022 peak
DOM
Cash
Gwinnett
558
$425,000
+0.0%
—
40
15%
Fulton
492
$493,750
+12.5%
—
32
20%
Cobb
470
$448,000
-0.2%
—
25
19%
Dekalb
395
$370,000
+5.9%
—
27
17%
Cherokee
254
$470,000
-6.9%
—
32
28%
Henry
239
$346,000
+1.8%
—
34
13%
Paulding
190
$357,450
+0.7%
—
39
15%
Forsyth
183
$600,000
-6.1%
—
42
19%
Hall
182
$427,495
-3.9%
—
45
25%
Coweta
179
$412,200
-3.2%
—
32
19%
Clayton
140
$226,000
-6.6%
—
21
25%
Fayette
123
$525,000
+0.3%
—
33
18%
Median-price YoY swings on low volume in small counties. "vs 2022 peak" compares this month's median to each county's highest 2022 month.
Price-band breakdown — sold, pending, active & new
All residential (single-family, condo & townhouse), Georgia MLS region, computed from individual records. Sold is bucketed by closed price; pending counts listings still under contract by the month they went under contract (by list price); active and new listings are the current snapshot by list price.
Sold listings — this month & year-to-date
Price band
2026
2025
%chg
YTD
YTD-1
%chg
Under 100,000
158
173
-8.7%
1480
1483
-0.2%
100,000-119,999
75
78
-3.8%
598
570
+4.9%
120,000-139,999
98
86
+14.0%
847
808
+4.8%
140,000-159,999
121
121
+0.0%
1115
1079
+3.3%
160,000-179,999
161
196
-17.9%
1435
1457
-1.5%
180,000-199,999
182
231
-21.2%
1732
1860
-6.9%
200,000-249,999
626
738
-15.2%
6199
6364
-2.6%
250,000-299,999
940
1081
-13.0%
9082
9108
-0.3%
300,000-399,999
1926
1991
-3.3%
18419
18598
-1.0%
400,000-499,999
1060
1210
-12.4%
11301
11087
+1.9%
500,000-749,999
1191
1295
-8.0%
11914
11855
+0.5%
750,000-999,999
374
435
-14.0%
4043
3927
+3.0%
1,000,000+
337
344
-2.0%
3448
3121
+10.5%
Totals
7249
7979
-9.1%
71613
71317
+0.4%
Pending — contracts written in September still open
No pending snapshot.
Active listings — current for-sale inventory
Price band
Count
Share
Under 100,000
671
1.6%
100,000-119,999
287
0.7%
120,000-139,999
473
1.1%
140,000-159,999
565
1.4%
160,000-179,999
851
2.1%
180,000-199,999
1137
2.8%
200,000-249,999
3230
7.9%
250,000-299,999
4698
11.4%
300,000-399,999
9416
22.9%
400,000-499,999
6370
15.5%
500,000-749,999
7485
18.2%
750,000-999,999
2886
7.0%
1,000,000+
3062
7.4%
Snapshot as of 2026-10-30 — 41,131 active residential listings.
New listings — came on market in September (still listed)
Price band
Count
Share
Under 100,000
0
0.0%
100,000-119,999
0
0.0%
120,000-139,999
0
0.0%
140,000-159,999
0
0.0%
160,000-179,999
0
0.0%
180,000-199,999
0
0.0%
200,000-249,999
0
0.0%
250,000-299,999
0
0.0%
300,000-399,999
0
0.0%
400,000-499,999
0
0.0%
500,000-749,999
0
0.0%
750,000-999,999
0
0.0%
1,000,000+
0
0.0%
0 listings with a September on-market date still active at the snapshot.
Single-family, Georgia MLS region. Computed from 6,390 closed records, cleaned for entry errors. "New contracts" = closings by purchase-contract month plus contracts still pending. "Received vs. original list" vs the first asking price; the gap to final list is the pre-sale price cut.
Does the Score work? A 20-year back-test
We computed a closed-sales version of the Momentum Market Score every month back to 2005 (pace, over-list share and price-cut discipline), then measured what the median price actually did over the next six months. It bottomed at 0 in October 2022 and peaked at 66 in May 2024; today it reads 37.
Momentum Market Score · 2005–2026
0 = deep buyer's market, 100 = frenzy.
What happened next · avg 6-mo price change by Score tier
Higher Score → stronger forward price growth, tier by tier. Correlation +0.25 across 37 monthly readings since 2005.
The live cover Score also blends months of supply and the active price-cut share, so the two differ slightly. Past performance is not a guarantee of future results.
Probability-weighted directional readings from this edition's leading indicators — new contracts (-32.0% YoY), active price cuts (n/a), days on market (up 5.9% YoY) and months of supply (n/a). The weights follow a fixed rule: an indicator moving strongly in one direction (10%+ YoY) is given 65/25/10; a moderate move 55/30/15; a weak or absent move 45/35/20. Each row sums to 100%.
Median priceheadline, YoY
●65% Flat to slightly lower ●25% Down 2-4% ●10% Up 2%+
Days on marketmarket pace
●55% Lengthening ●30% Flat ●15% Reverses
New contractsdemand, YoY
●65% Still falling ●25% Stabilizing ●10% Reverses
● Most likely ● Alternative ● Tail risk Directional model for discussion — not investment advice.
