Residential · city
Woodstock market report
Closed sales series. Latest median $440,000 (-6.6% YoY). Balanced on live supply.
Closed sales through 2026-10. Live inventory is a current snapshot, not the closed month. 448 active · 27 under contract · 74 pending. Total residential listings by status: 549.
Data confidence: High. 1,592 closings in the last 12 months. Enough closings to read a trend.
Versus the broader market
Latest closed month only, not the 12-month figure above. The Georgia footprint is the macro context.
Opportunity score
0–100. Higher means more room for a buyer right now. Price change uses the 3-month median, not one month. Each part is scored 0–100, then weighted. Includes live supply and demand. Screening tool, not a forecast.
3-month volume-weighted median $459,151 (-3.6% vs same 3 months last year) on 365 closings. Latest month is $440,000. Confidence: High (365 closings in 3 months).
3-month $/SF is down 0.6% versus the same 3 months last year.
Active homes divided by last month’s closings. Under 4 favors sellers. Above 6 gives buyers more choices and more room.
3-month volume-weighted median versus the same 3 months a year ago. One month cannot swing this. A rising median with falling $/SF is usually mix, not appreciation.
New listings in 30 days versus last month’s closings. Above 1.2 means inventory is building. That usually softens the next 30–90 days.
Pending divided by active plus under contract. Not pending divided by active alone. Low means demand is not absorbing the stock.
Share of recent closings that had already cut the list price. High means sellers are adjusting. That is where negotiation usually appears.
Direction of days on market over the last 6 months, not the current DOM. A low score here means DOM is falling, which favors sellers even if supply is high.
4.4 months of supply on last month’s pace (448 active ÷ 101 closings). 3.4 months on the trailing-12 pace (average 133 closings a month). These are different windows.Balanced. Buyers have choices; well-priced homes still close close to list. 55.4% of last month’s closings were below list. Days on market are up 33% from a year ago.
How homes actually closed
Leading signals
These move before closed prices. Use them to see if the next 30–60 days look tighter or looser than last month’s closings.
New listings are outpacing sales and closed sales are already taking longer or reducing more. Expect more inventory and more negotiating room over the next 30–90 days.
If you own in Woodstock
High confidence. 1,592 closings in the last 12 months.
- This is the market your home sits in. It is too broad to be your only comp, and too local to ignore.
- City median is $440,000. Price your home off the neighborhood or school district, then check that it still makes sense against this number.
- 4.4 months of supply. Median days on market 31. That is how long a correctly priced listing is taking.
- If you are deciding whether to list, the useful question is what is for sale on your street and in your school district, not the citywide median. Homes for sale in Woodstock, GA →
What this means if you are listing in Woodstock
- Price to the closed median and $/SF here ($440,000, $213), not the market-wide number. This market is above the broader market by 11.4% on median.
- With 4.4 months of supply, expect about 31 days on market if priced correctly. Longer than that usually means the market is telling you the price is high.
- 55.4% of recent closings were below list and 43.6% of listings had already reduced. Concessions show up more on listings that have already sat.
- Check live inventory for the actual competition before you set the number. Homes for sale in Woodstock, GA →
What this means if you are making an offer
- Well-priced homes still close close to list; your better leverage is on homes that have sat.
- Your better leverage is on homes that have been listed 30+ days or have already reduced. About 43.6% of recent closings had a price reduction.
- This micro-market diverges from the broader market by 11%. Do not use the statewide median as your comp base.
- Closed prices lag 30–90 days. Confirm current supply on the inventory page before you assume the temperature has not shifted.
Live inventory mix
Current listings by price band and property type. Where the competition actually is right now.
Price bands
| Band | Listed | Share |
|---|---|---|
| Under $300k | 13 | 2.4% |
| $300–500k | 271 | 49.4% |
| $500–750k | 175 | 31.9% |
| $750k–1M | 57 | 10.4% |
| $1M+ | 33 | 6.0% |
Property types
| Type | Listed | Median ask |
|---|---|---|
| Single Family Residence | 434 | $526,950 |
| Townhouse | 97 | $413,900 |
| Condominium | 18 | $477,500 |
448 active, 27 under contract, 74 pending. 149 new in the last 30 days.
Median close price
Monthly series
Most recent months first. Medians require at least 5 closings in the month.
| Month | Closed | Median | $/SF | DOM | Sale/list | Below | Reduced |
|---|---|---|---|---|---|---|---|
| Oct 2026 | 101 | $440,000 | $213 | 31 | 98.5% | 55.4% | 43.6% |
| Sep 2026 | 119 | $450,000 | $218 | 31 | 98.9% | 50.4% | 41.2% |
| Aug 2026 | 145 | $480,000 | $211 | 27 | 98.9% | 51.7% | 40.0% |
| Jul 2026 | 149 | $515,000 | $207 | 17 | 99.5% | 42.3% | 36.2% |
| Jun 2026 | 164 | $462,500 | $213 | 18 | 99.7% | 41.5% | 37.2% |
| May 2026 | 192 | $479,000 | $211 | 16 | 99.4% | 43.2% | 28.6% |
| Apr 2026 | 158 | $450,750 | $216 | 17 | 100.0% | 39.9% | 34.2% |
| Mar 2026 | 140 | $437,500 | $209 | 30 | 98.9% | 52.1% | 40.7% |
| Feb 2026 | 123 | $457,500 | $220 | 34 | 98.5% | 57.7% | 35.0% |
| Jan 2026 | 80 | $425,000 | $209 | 41 | 98.6% | 55.0% | 40.0% |
| Dec 2025 | 126 | $500,000 | $213 | 31 | 99.0% | 50.0% | 36.5% |
| Nov 2025 | 95 | $445,000 | $210 | 25 | 98.9% | 55.8% | 45.3% |
| Oct 2025 | 143 | $470,990 | $215 | 23 | 99.7% | 42.7% | 39.9% |
| Sep 2025 | 130 | $472,500 | $211 | 19 | 98.7% | 57.7% | 36.2% |
| Aug 2025 | 143 | $485,000 | $219 | 28 | 98.9% | 53.8% | 42.7% |
| Jul 2025 | 134 | $490,000 | $214 | 20 | 99.5% | 44.0% | 40.3% |
| Jun 2025 | 137 | $525,000 | $214 | 16 | 100.0% | 43.1% | 33.6% |
| May 2025 | 158 | $482,500 | $212 | 8 | 100.0% | 39.9% | 27.8% |
| Apr 2025 | 146 | $485,500 | $221 | 9 | 99.6% | 43.8% | 27.4% |
| Mar 2025 | 126 | $503,425 | $218 | 18 | 100.0% | 42.1% | 31.7% |
| Feb 2025 | 88 | $457,250 | $219 | 32 | 99.1% | 46.6% | 35.2% |
| Jan 2025 | 67 | $540,000 | $221 | 38 | 99.2% | 44.8% | 40.3% |
| Dec 2024 | 116 | $527,500 | $224 | 32 | 98.9% | 51.7% | 40.5% |
| Nov 2024 | 107 | $535,000 | $230 | 18 | 100.0% | 41.1% | 30.8% |
Below = closed under 99% of list. Reduced = original list higher than final list.