Once a poster child for real estate growth, metro Atlanta is now showing clear signs of cooling. Home prices have edged downward by about 2% over the past year, and the surge in inventory is becoming impossible to ignore. Listings have jumped nearly 50% compared to this time last year, giving buyers more room to negotiate while sellers adjust expectations.
Houses that once vanished off the market in weeks are now spending closer to 28 days listed, up from around 20 just months ago. That slowdown is amplifying in certain neighborhoods, with more homes lingering and more price cuts emerging.
Adding to the shift, a surprising migration pattern is unfolding: for the first time in decades, more people are moving out of Atlanta than coming in. High housing costs, worsening traffic, and a budding tech and data center boom are pushing residents toward smaller, more affordable cities in nearby states.
All told, this isn’t a crash—but a market maturing. If you’re buying, it’s now a more balanced playing field with better leverage. If you’re selling, pricing smart and staging well matters now more than ever. Either way, a careful, data-informed approach is now key.