Atlanta Housing Market Update | February 2025

Dan Smigrod

Let's dive into the Metro Atlanta housing market update for February 2025. Residential sales took a dip—down 10.7% compared to last February, which is a significant decline. This could mean buyers are feeling less confident or, maybe, they're, perhaps, just standing by for better deals. It's tough to say exactly, but fewer transactions could potentially put some pressure on sellers to adjust their prices.

Dan Smigrod

Now, speaking of prices, the median sales price in February held steady at $415,000. No change there, same as last year. But—and this is interesting—the average sales price actually went up. It climbed 4.8% to $517,000. So what’s going on here? This suggests that the higher-end of the market is seeing more activity. It’s not that every home got more expensive—it’s just that there might've been more of those higher-priced properties selling in February compared to the year before.

Dan Smigrod

And I think this is a good moment to clarify the difference between median and average prices. Median means half of the homes sold for less and half sold for more, while average is the total sales prices added together and divided by the number of sales. They're both useful, but median gives a better sense of what a typical buyer might pay, while the average might get skewed by luxury sales on the high end.

Dan Smigrod

So let’s talk about housing inventory because this is one of the most striking changes we’ve seen. In February, the Atlanta area had 15,858 homes on the market, which is up a whopping 44% from the same time last year. That’s a pretty big jump. It’s the kind of number that makes you stop and ask—what does this really mean?

Dan Smigrod

Now, a big increase like this could be great news for buyers. More choices on the market often give them a little more leverage. But at the same time, at what point do we start talking about oversupply? Too many options can sometimes lead to homes sitting longer or even price adjustments if sellers feel the pressure to compete. And that’s something to watch closely as we head into the spring months.

Dan Smigrod

Now, new listings are up too — 7,328 in February. That’s a 7% bump from last year, plus a slight increase compared to January. This kind of growth, it’s not totally unexpected. I mean, this time of year you usually see sellers gearing up for spring, which is typically the hottest season for real estate. But even so, this kind of steady month-over-month increase could suggest we’re setting up for some really active months ahead. It’ll be interesting to see how these trends play out when buyers start diving in heavier during spring.

Dan Smigrod

And just to put this all in context, historically, inventory levels have seen their fair share of ups and downs here in Metro Atlanta. Counties like Cobb and Cherokee, for example, tend to stand out during times like this. These areas have consistently shown strong buyer interest, partly because of their mix of suburban charm and, well, relative affordability compared to some of the central urban areas. If you’re looking for a potential investment, these might still be worth keeping an eye on.

Dan Smigrod

Let’s shift gears and talk about what “days on market” and housing supply are really telling us about the Metro Atlanta market right now. A 3.5-month supply—this is what we call balanced territory. It’s not strongly favoring either buyers or sellers, which means we’re kinda, well, holding steady. It gives both parties an even footing. Buyers aren’t faced with crazy competition, and sellers aren’t desperate either.

Dan Smigrod

But look, the number of days homes spend on the market—this is one of the best indicators of buyer activity. If homes sit longer before selling, it could mean buyers are being more cautious, or maybe they’re taking their time to weigh their options with this increased inventory. On the flip side, shorter days on market often signal a more energized buyer pool. So, keeping an eye on this metric could help predict whether prices might shift up or down in the near future.

Dan Smigrod

And this kind of balanced market isn’t new for Metro Atlanta. If we look back to previous periods like this, there are lessons for both buyers and sellers to take away. For buyers, it’s a chance to negotiate without as much pressure. And for sellers, pricing your home realistically becomes even more important, since that’s often the deciding factor in a market that’s not tipping in anyone’s favor.

Dan Smigrod

For example, back in past years with stable market conditions, we saw that homes in neighborhoods with good schools or easy commutes tended to sell faster even without aggressive pricing. So, understanding what makes a property stand out is still key. These trends, they really don’t change much over time.

Dan Smigrod

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Dan Smigrod

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Dan Smigrod

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Dan Smigrod

Postscript to today's podcast. Dan Smigrod produced this episode by providing Jellypod with a media release from Atlanta REALTORS Association.. Jellypod generated an outline that Dan then edited; then generated a script that Dan lightly edited as well. And, you have been listing to an AI clone of Dan's voice ... created by Jellypod.