Learn more about the housing market in Georgia

Every state is unique when it comes to the real estate market. That’s why it’s critical to understand the market you live or operate in. Whether you’re renting, buying or selling, it will impact many aspects of your life.  

Key Takeaways

1. Georgia’s housing market is stabilizing heading into 2026, with moderating price trends, rising inventory, and cooling sales activity compared to peak pandemic years.
2. Homes are spending more time on the market, and inventory levels in many regions are approaching balanced conditions, giving buyers more negotiating room than before.
3. Long-term appreciation remains strong, but short-term pricing has flattened or declined slightly in parts of the state as affordability pressures and higher borrowing costs weigh on demand.
4. Rental affordability challenges persist, particularly in Atlanta and Savannah, even as rent growth has slowed and new multifamily supply has helped rebalance the market.

Georgia Housing Market Overview 

Georgia remains more balanced than many states’ markets as it enters 2026, with homes taking around 47 days on average to go pending — near national norms. Inventory levels are rising, with about 59,496 active listings in November 2025, up over 13% year-over-year, giving buyers more choices than in recent years.

Long-term home price trends show Georgia has experienced steady value growth over the past decade, though more recent data suggest year-over-year prices were slightly down or flat in late 2025, reflecting moderating conditions in a maturing market.

Despite improved supply, limited inventory remains an issue in many metro areas, which helps sustain price levels even as growth slows. Some regions have approaching four to six months of supply, edging closer to a balanced market and reducing intense seller dominance compared to earlier years.

Overall, the Georgia housing market looks more stable and balanced than in recent peak years, with moderate price movement, rising inventory, and typical market velocity near national averages, making it a healthier environment for buyers and sellers alike in 2026.

Georgia Housing Market Trends 

To understand the Georgia real estate market, it’s important to keep up with trends. Let’s look at some key ones in the state: 

Note: These statistics are based on Redfin’s monthly housing data from November 2025. 

Median Home Price 

Georgia’s median home price is $373,800, according to Redfin’s monthly housing market data from November 2025. This is a decrease of about 7.3% since November of last year. The median home price for a house in America was $433,175 in November of 2025, which puts Georgia below the national median.

Number of Homes Sold in November 2025 

In November, there were 8,293 homes sold in Georgia, down 7.3% from last year according to the Redfin dataset. Thus, Georgia’s market has cooled off a little bit. It’s also important to keep in mind that this number might be inflated compared to other months since nationally speaking, sales usually peak during the spring and summer months and slow considerably in the winter. In fact, the National Association of Realtors (NAR) predicts that in February and March alone, sales activity increases by as much as 34% and prices by 3%. 

Median Days on Market (DOM) 

Days on market (DOM) is the average length of time a home remains listed on the market before being put under contract. A lower DOM signals an extremely competitive seller’s market with more pressure on buyers to come in with higher offers and remove contingencies. A higher DOM signals a buyer's market with slower sales and less leverage for sellers. 

The current median DOM in Georgia is 68 days. This is over the national average, which sits at 53 days, so Georgia homes spend more days on the market compared some other states.

New Supply Statistics 

Housing supply has spiked by 13.2% since 2024, with 59,496 homes listed in November. There are six months of supply right now, which far exceeds the four to five months of supply experts generally say is best. 

In 2023 and 2024, supply didn’t change at all year-over-year. Experts hoped that this trend would course-correct a bit throughout the year, and luckily it has as Georgia heads into 2026.  

Property Tax Rate 

The average property tax rate in Georgia is 0.92%, according to Rocket Mortgage. This places Georgia’s average property tax rate near the middle of the pack in the United States (includes District of Columbia). It’s important to point out that property taxes vary widely depending on the specific county of Georgia and the value of the home, so this average rate may or may not be indicative of your situation. 

Foreclosure Rate in October of 2025

In October of 2025, 1 in every 4,073 homes experienced a foreclosure filing (according to recent data from ATTOM). Based on this data, Georgia’s foreclosure rate is on the higher end nationwide. Georgia poses a bit of a problem ranking at number 15 in the country for foreclosure rates, and it is something to keep an eye on. 

Hottest Local Markets in Georgia 

The Georgia real estate market has several noteworthy markets. Here are three of the most noteworthy: 

1. Atlanta

The capital of Georgia is the most populated city in the state going into 2026. It’s home to a diverse population and a robust economy. Its rich history, vibrant nightlife, and wide-ranging food options make it a desirable destination for lots of people. 

The Atlanta housing market has shifted from its rapid, fiery growth phase to a more balanced state as it moves into 2026. While the metro was once among the hottest markets in the South, Redfin data shows moderate year-over-year price movement and slowing sales activity, with the November 2025 median home sale price around $440,495, up about 8.5% from the prior year and homes taking roughly 63 days to sell, reflecting cooler conditions than peak years.

Local reports indicate that inventory has increased and buyers have more choices, and sellers are adjusting expectations accordingly, signaling a healthier rebalancing rather than a continued frenzy. Zillow data also show slightly lower overall Atlanta home values on certain indexes.

While some forecasters predicted modest appreciation through 2025 and into 2026, others note that price growth may remain flat or slightly down in parts of the metro as inventory grows and affordability pressures persist. Overall, Atlanta is a desirable market due to job opportunities and population growth, but buyers and sellers should be prepared for less dramatic price increases and more negotiation room compared with the past few years.

2. Savannah

Savannah is a quintessential southern city in Georgia. It’s the eldest city in the state with a population of around 150,000. It’s known for pristine parks, old southern architecture, and lots of history. 

The real estate market is fairly competitive with home prices rising 2.5% compared to last year. The number of homes sold has stabilized since last year, and is a strong market going into 2026.

3. Athens

This busy college town boasts a rich artistic and musical heritage. The University of Georgia is the largest college in the state. Athens isn’t just for students, though, the music scene attracts plenty of visitors and out-of-towners.  

The median home price in Athens as of November this year was $336,000, which is 2.0% decrease compared last year. Athens has a DOM of 51 days, but this still means houses go quicker than in many other parts of Georgia. Thus, the city is more of a seller’s market as 2026 approaches.

Factors Impacting the Georgia Housing Market 

Georgia’s 2026 market is influenced by macroeconomic trends and more granular economic factors specific to the state. 

Mortgage Rates 

High mortgage rates are a continuing difficulty for would-be homeowners in the United States. Georgia’s average rates for 30-year mortgages in June of 2024 are steadily around the national average at 6.29%. Higher interest rates deter borrowing and discourage those who already own homes from putting their homes on the market. Many homeowners across the nation report feeling “tied” to their current homes, as it is unlikely they will secure a mortgage rate as low as their current one if they move to a new property. Prospective buyers in Georgia would be wise to monitor mortgage rates in the coming months for a better understanding of how they impact the housing market. 

Inflation and Cost of Living 

Mortgage rates relate directly to inflation, another massive contributing factor to the affordability of housing and the status of housing markets in general. Inflation has increased the cost of living for many across the U.S., including in Georgia. This means fewer people can truly afford to limit housing costs to less than the recommended 30% of their monthly income.  

Population Changes and Demographics 

Recent Census Bureau population estimates show that Georgia’s population growth outpaces the national average, reflecting strong economic and job growth that attracts newcomers from across the country. Metro areas like Atlanta added over 64,000 new residents from 2024 to 2025, contributing significantly to statewide population gains.

Domestic migration trends also point to Georgia as a major destination for people moving from higher-cost states such as California, Florida, and Texas, particularly in suburban and exurban counties where population increases are among the highest in the nation.

Economic Health 

The top contributing sector to Georgia’s GDP was Real Estate, Rental, and Leasing. in 2025 with a growth of 3.5%. The residential growth rate was 36th in the nation, and the building permits growth was 4.6% in 2025.

Georgia’s unemployment rate has remained relatively low, indicating a tight labor market, with the state’s jobless rate around 3.4% through late 2025, below the national average. This strength in employment supports ongoing housing demand and broader economic activity.

Georgia Housing Market Forecast 2026

Extensive demand mixed with a small growth in supply could signal some potential opportunities coming soon in the market as we head into 2026.

Most experts believe Georgia will see a continued increase in housing prices, though. Thus, the outlook points to a sellers’ market for the foreseeable future.  

Likelihood of Georgia Housing Market Crash  

Most experts don’t see a crash anytime soon for the GA housing market. As supply continues to increase and interest rates decline, the market should stabilize a little bit. Demand still outpaces supply, and that doesn’t seem likely to change soon. 

Georgia is somewhere towards the middle when it comes to affordability. Tradingpedia created a map showing home affordability with personal income as a percentage of median home price (the higher the percentage, the more affordable the state), and Georgia came in at 16.38%. For instance, nearby states Alabama (19.54%) and South Carolina (15.35%) sit barely on opposite sides of the Peach State. 

Forecast for The U.S. Housing Market 

Now that we’ve looked at Georgia’s housing market, let’s zoom out a little bit. What about the U.S. housing market? What do you need to keep an eye on in the coming years? 

The United States' current median existing-home sale price is around $415,200 per the National Association of Realtors. The inventory, though, remains low. A balanced market typically has a 5-to-6-month supply, but the current figure is 3 months, keeping conditions constrained.

We’re currently in a seller’s market with buyers looking at continued rising house prices—although they are rising at a slower pace compared to previous years.. The same trend can be seen with renters. Housing continues to appreciate, in general.

Dr. Lawrence Yun, Chief Economist and Senior Vice President of Research, National Association of Realtors, believes the housing market will appreciate 15 to 25% over the next five years. He thinks that the seller’s market will continue because housing inventory will remain low. In 2026, he predicts that existing home sales will rise an additional 13%. Yun expects mortgage rates to stabilize at the lower end of the current 6-7% range through 2025 and 2026 as the Federal Reserve continues gradual rate cuts. There's an anticipation of a more balanced market in the coming years, with moderate price growth and a greater amount of Americans re-entering the market.

Hybrid work also impacts the housing market. This shift in work culture means suburbia will continue to grow. States like Texas, the Carolinas, Tennessee, and Florida should see continual growth.

The number of single-family homes built decreased over the past couple years while the number of multi-family homes increased due to lower prices and a demand for affordable housing. Year-to-date single-family housing starts were down about 7.1% in 2025, whereas starts for buildings with five or more units were up roughly 14.5% Higher mortgage rates and inflation (affecting price of materials) were the main causes.

Lower income households continue to struggle in the current housing market. This trend appears likely to continue into the foreseeable future. According to the National Association of Home Builders, approximately 74.9% of U.S. households were unable to afford a newly built median-priced home in 2025. Without enhanced supply or helpful subsidies, the outlook is that many Americans will still wrestle with housing affordability in the years to come.

Georgia Rental Market 

The rental and buying market are obviously closely linked. When home prices fall, landlords are more likely to buy properties to rent out. Home prices and rental prices are correlated as well because a hot market means prices rise.  

Renter affordability remains a major concern in the U.S. and in Georgia heading into 2026. According to a report from the Joint Center for Housing Studies at Harvard University, millions of renter households continue to spend more than 30 percent of their income on rent and utilities, a level historically associated with cost-burdened households. This trend persists even as rent growth has slowed from its 2021–2022 peaks.

While rental markets cooled through 2024 and 2025 due to new multifamily supply and weakening demand, rent increases in many metro areas still outpace wage growth, particularly in high-demand Georgia markets such as Atlanta and Savannah. Elevated rent levels relative to local incomes continue to put pressure on household budgets.

Higher borrowing costs have also weighed on developers, with the Federal Reserve’s Senior Loan Officer Opinion Survey reporting that a large share of lenders saw weaker demand for multifamily loans and tighter underwriting standards, which has constrained new rental supply.

As a result, even though the rental market is more balanced than during the pandemic surge, affordability challenges remain widespread across the country and in Georgia, affecting renters across income levels.

Georgia’s current rental market is influenced by these trends, but not dominated by them. Below are just a few of the current trends (as of June 2024) for Georgia’s rental market based on data pulled from Zillow: 

Georgia Rental Market Key Trends 

• Median rent: $1,900
• Month-over-month rent change: -$1 

• Year-over-year rent change: -$50 

• Available rentals: 27,453 

On average, Georgia isn’t overly affordable or overly expensive compared to the rest of the country in 2026.

Conclusion 

The Georgia housing market going into 2026 reflects a mix of stability and lingering affordability challenges, making it important for buyers, sellers, and investors to stay informed about shifting conditions. Trends in home prices, inventory levels, migration, and mortgage rates will continue to shape market activity across the state, and local variations mean outcomes can differ significantly by region and metro area. Staying aware of both statewide and neighborhood-level trends will be essential for informed decision-making in the year ahead.

FAQs

What is the overall outlook for Georgia’s housing market in 2026?

Georgia is expected to see moderate price movement and gradually improving inventory, with most markets leaning slightly toward sellers but trending closer to balanced conditions than in previous years.

Are home prices in Georgia rising or falling?

Statewide data shows mixed movement. Long-term prices are still higher than earlier in the decade, but year-over-year prices were flat or slightly down in late 2025 in several areas as the market cooled.

Is Georgia currently a buyer’s market or a seller’s market?

Most regions remain seller-leaning, but rising supply, longer days on market, and moderating demand have created more opportunities for buyers, especially outside the highest-growth metros.

How are mortgage rates affecting the Georgia market?

Mortgage rates remain higher than pre-pandemic levels, which has slowed sales activity and kept some homeowners from listing. At the same time, easing rate trends in late 2025 have supported more stable buyer activity heading into 2026.

What challenges remain for renters in Georgia?

Even though rent growth has cooled, rents still outpace income growth in many metros, particularly in Atlanta and Savannah, meaning affordability pressures continue for a large share of renters going into 2026.