Greater Atlanta Real Estate Market Report: November 2025 Analysis for Buyers and Sellers

Metro Atlanta, Alpharetta, Roswell & East Cobb Housing Market Trends

Are you planning to buy or sell a home in Greater Atlanta? Understanding current market conditions in Metro Atlanta is crucial for making informed real estate decisions. This comprehensive November 2025 market analysis reveals critical insights that could save you thousands of dollars and months of frustration.

Metro Atlanta Real Estate Market Overview: November 2025

The Greater Atlanta housing market has undergone significant changes compared to last year. Here's what the latest data reveals for the Metro Atlanta 8-county area:

Key Metro Atlanta Housing Market Statistics

• Active Inventory: 11,887 listings (UP 14.8% from November 2024)
• New Listings: 3,607 (DOWN 6.5% year-over-year)
• Closed Sales: 2,517 (DOWN 12.3% from last year)
• Months of Supply: 4.7 months (increased from 3.6 months)
• Median Home Price: $447,000 (virtually unchanged, down 0.2%)
• Median Days on Market: 48 days (up 26.3% from 38 days)

What does 4.7 months of supply mean? This indicates a transitioning market. We've moved away from the intense seller's market of recent years but haven't reached buyer's market territory (typically 6+ months of supply). This creates opportunities for both strategic buyers and properly-positioned sellers.

The Most Important Number: 75% of Atlanta Homes Are Overpriced

The data reveals a startling truth about the Greater Atlanta real estate market: three out of four listings are overpriced.Here's the breakdown:

Listing Outcomes in Metro Atlanta (Per 100 Finalized Listings)

Overpriced Properties (75 out of 100):

• 46 listings failed (expired, withdrawn, or cancelled)
• 29 listings required price reductions before selling
  • Average sale price: 90.8% of original list price
  • Average time on market: 99 days

Correctly Priced Properties (25 out of 100):

• Sold without price reductions
• Average sale price: 100% of list price
• Average time on market: just 12 days

The takeaway? Proper pricing isn't just important—it's the difference between selling quickly at full price or sitting on the market for over three months while losing negotiating power.

Alpharetta Real Estate Market Analysis

Alpharetta continues to be one of Metro Atlanta's most desirable markets, showing stronger fundamentals than many surrounding areas.

Alpharetta Housing Market Statistics (November 2025 vs. 2024)

• Active Listings: 247 (up 37.2% from 180)
• Sold Listings: 83 (up 9.2% from 76)
• Months of Supply: 3.0 (up 25% from 2.4)
• Median Sale Price/List Price Ratio: 96.7%
• Median Days on Market: 26 (improved from 31 last year)

Alpharetta Listing Success Rate

Of every 100 finalized Alpharetta listings:

• 32 failed due to overpricing
• 27 required price reductions (40% of sold homes)
• 41 sold without price reductions at 99.4% of list price in just 9 days

Bottom line: Alpharetta's market is performing better than Metro Atlanta overall, with a 59% overpricing rate compared to 75% metro-wide. Properly priced Alpharetta homes sell quickly at near-list price, making pricing strategy essential.

Roswell Real Estate Market Trends

The Roswell housing market is experiencing more significant adjustments compared to last year, with increased competition and longer marketing times.

Roswell Housing Market Statistics (November 2025 vs. 2024)

• Active Listings: 294 (up 19.0% from 247)
• Sold Listings: 59 (down 9.2% from 65)
• Months of Supply: 5.0 (up 31.6% from 3.8)
• Median Sale Price/List Price Ratio: 93.3% (down 3.4%)
• Median Days on Market: 61 (up dramatically from 21 last year—a 190.5% increase)
• Failed Listing Rate: 49.6% (up 11.5%)
• Median Seller Concessions: $9,800 (up from $5,000)

Roswell Listing Outcomes

Per 100 finalized Roswell listings:

• 50 failed due to overpricing
• 25 required price reductions (49% of sold homes)
  • Sale price: 87.2% of list price
  • Days on market: 114
• 25 sold without reductions at 98.7% of list price in 15 days

Key insight: Roswell's market has slowed considerably, but correctly priced homes still sell quickly. The dramatic increase in days on market highlights the importance of competitive pricing from day one.

East Cobb Real Estate Market Report

East Cobb presents one of the more challenging market conditions in Metro Atlanta, with the highest concentration of seller competition.

East Cobb Housing Statistics (November 2025 vs. 2024)

• Active Listings: 208 (up 51.8% from 137)
• Sold Listings: 68 (up 21.4% from 56)
• Months of Supply: 3.1 (up 29.2% from 2.4)
• Median Sale Price/List Price Ratio: 95.0% (down 3.2%)
• Median Days on Market: 45 (up 125% from 20 last year)
• Failed Listing Rate: 43.3% (up 7.7%)
• Median Seller Concessions: $10,500 (up from $8,000)

East Cobb Pricing Reality

Per 100 finalized East Cobb listings:

• 43 failed due to overpricing
• 30 required price reductions (53% of sold homes)
  • Sale price: 89.1% of list price
  • Days on market: 103
• 27 sold without reductions at 100% of list price in 8 days

Market takeaway: East Cobb has seen inventory surge by over 50%, creating significant seller competition. Properties that aren't priced correctly face an uphill battle, while well-priced homes continue to attract buyers quickly.

Comparing to Pre-Pandemic "Normal": The 2019 Benchmark

To understand today's market in context, let's compare November 2025 to November 2019—before the pandemic disrupted real estate markets:

Then vs. Now: Metro Atlanta Market Comparison

What this tells us: We have similar inventory levels to 2019, but on a much higher price base. Homes are taking longer to sell, and there's more competition among sellers. However, we're not seeing significant price declines—just a recalibration of expectations.

What the Greater Atlanta Market Means for Home Sellers

If you're planning to sell your home in Metro Atlanta, Alpharetta, Roswell, or East Cobb, here's your strategic action plan:

Critical Selling Strategies for 2025

1. Price it right from day one – The data is unambiguous: 75% of listings are overpriced, leading to failed sales or eventual price reductions that cost you both time and money.
   
   
2. Understand your local market – Each submarket performs differently. Alpharetta moves faster than Roswell; East Cobb has more competition than a year ago.
   
   
3. Be prepared for concessions – 67.5% of sellers are now offering concessions (average $9,000). This is part of today's market reality.
   
   
4. Don't rely on outdated comps – What your neighbor sold for in 2022 is irrelevant. Current market conditions demand current pricing strategies.
   
   
5. Market time matters – Overpriced homes sit for 99 days vs. 12 days for correctly priced properties. Every extra day on market weakens your negotiating position.
   
   

The Cost of Overpricing

When you overprice your Atlanta-area home:

• You'll likely sell at only 90.8% of your list price after reductions
• Your home will sit on the market for 99+ days
• You have a 46% chance of the listing failing entirely
• Buyers will assume something is wrong with the property

What the Greater Atlanta Market Means for Home Buyers

If you're looking to buy a home in Metro Atlanta, you have more opportunities than you've had in years:

Strategic Buying Tips for Atlanta Homebuyers

1. You have negotiating power – With 4.7 months of supply and 75% of listings overpriced, buyers are no longer competing in bidding wars.
   
   
2. More choices available – Active inventory is up 14.8%, giving you more options to find the right home.
   
   
3. Don't be afraid to negotiate – 67.5% of sellers are offering concessions. There's room for negotiation on both price and terms.
   
   
4. Act quickly on properly priced homes – Well-priced properties still sell in 12 days. When you find a good deal, don't hesitate.
   
   
5. Focus on value, not just price – With median prices stable at $447,000, focus on getting the right home at fair market value rather than waiting for dramatic price drops.
   
   

Buyer Opportunities by Area

• Alpharetta: Strong demand, faster sales, more competitive—be ready to move quickly
• Roswell: More negotiating room with 5 months of supply and longer market times
• East Cobb: Highest inventory growth creates opportunities for patient, strategic buyers

Atlanta Real Estate Market Forecast: What's Ahead?

The Greater Atlanta market appears to be stabilizing rather than experiencing a dramatic correction. Here's what the data suggests:

• No price crash expected – Median prices remain stable despite increased inventory
• Continued balance – We're likely to remain in the 4-6 month supply range
• Pricing becomes more critical – As competition increases, pricing strategy will determine success or failure
• Local variations continue – Premium areas like Alpharetta will outperform, while other markets may soften further

The market favors neither buyers nor sellers exclusively—it rewards those who understand current conditions and act strategically.

Take Action: Your Next Steps in the Atlanta Real Estate Market

Whether you're buying or selling in Greater Atlanta, Alpharetta, Roswell, or East Cobb, success in this market requires expertise, strategy, and accurate local market knowledge.

Ready to Make Your Move?

For Sellers:

• Get a comprehensive, data-driven pricing analysis for your home
• Learn how to avoid the 75% of overpriced listings
• Discover strategies to sell at top dollar in the shortest time

For Buyers:

• Access exclusive insights on properly priced properties
• Understand which neighborhoods offer the best value
• Receive guidance on negotiation strategies that work in today's market.
  
  

Contact Us Today for Your Free Market Analysis

• 💬 Don't navigate this complex market alone. The difference between an average agent and a market expert can mean tens of thousands of dollars and months of your time. Let’s talk about your plans. Whether you’re buying, selling, or both, I’ll help you move with confidence. Reach out to North Atlanta Realtor, Rana Tayara to get started, create your personalized plan.
  
  Rana Tayara, Realtor® | Real Estate Advisor
  Serving the Greater Atlanta Area — Roswell, Alpharetta, Milton & Johns Creek
  
  📱 Call/Text: 678.294.3838
  ✉️ Email:        ranatayara@kw.com
  🌐 Website:  www.RanaTayara.com

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