The overall numbers on Georgia's real estate market look steady on the surface, but the real story is in how dramatically conditions shift once you break the market down by price band.
The Headline Numbers
Across all combined counties and property types, the median sales price sits at $399,900, with 5.8 months of total supply overall. Sellers are also getting close to their full asking price, with a median sales to list ratio of 97.1 percent. On paper, that reads as a balanced market. In practice, that balance depends entirely on which price band you're looking at.
Where Homes Move Fastest
The $900,000 to $1.99 million range is the clear standout for speed, with a median of just 21 days on market. Homes in the $400,000 to $499,000 range aren't far behind at 30 days, and even homes under $100,000 move in a median of 38 days. Buyer demand is strongest in that upper mid to lower luxury tier, and sellers in that range are seeing the quickest turnaround in the entire market.
Where Inventory Piles Up
The luxury segment tells a very different story. Properties over $3 million are sitting on a massive 14.2 months of supply, more than double the supply in the under $100,000 and $400,000 to $499,000 bands, both of which sit around 6 months. That's a significant inventory overhang at the top of the market, meaning sellers in that tier are competing against far more competition and far less urgency from buyers.
The Failed Listing Rate
Perhaps the most striking number in this report is the failed listing rate, sitting at 47.9 percent overall. Nearly half of all listings during this period did not successfully close. That's a reminder that getting a home under contract and getting it to the closing table are two very different challenges, and pricing, condition, and market positioning all play a role in which side of that number a listing lands on.
What This Means If You're Buying or Selling
If you're selling in the $400,000 to $999,000 range, this data suggests you're in a strong position, with fast sales and prices holding close to asking. If you're selling above $3 million, expect a longer runway and more competition, which means pricing and presentation matter even more. And if you're buying at any level, the high failed listing rate is worth remembering: a home going under contract doesn't guarantee it will close, so staying prepared and flexible can put you in a stronger position when the right opportunity comes along.
Want to know how your specific price range and neighborhood compare to these numbers? Let's talk through what this market data means for your next move.