Residential · county
Dawson market report
Closed sales series. Latest median $420,000 (-6.6% YoY). Buyer-leaning on live supply.
Closed sales through 2026-10. Live inventory is a current snapshot, not the closed month. 292 active · 7 under contract · 25 pending. Total residential listings by status: 324.
Data confidence: High. 609 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 $434,552 (-5.1% vs same 3 months last year) on 134 closings. Latest month is $420,000. Confidence: Moderate (134 closings in 3 months).
3-month $/SF is up 3.9% versus the same 3 months last year. Median and $/SF are moving apart. That is usually a change in what sold, not pure appreciation or depreciation.
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.
10.1 months of supply on last month’s pace (292 active ÷ 29 closings). 5.8 months on the trailing-12 pace (average 51 closings a month). These are different windows.Buyers have more room, especially on homes that have sat past 30 days. 65.5% of last month’s closings were below list. Days on market are up 2% 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.
More homes are coming on than are selling. If pendings do not pick up, sellers lose leverage.
If you own in Dawson
High confidence. 609 closings in the last 12 months.
- The county is context, not a price for your house. A county median blends starter homes and estates.
- County median is $420,000. Use your city, school district, or subdivision for the number. Use the county to see if the broader market is tightening or loosening.
- 10.1 months of supply countywide, 5.8 on the trailing-12 pace. The heading is loosening. That tells you about leverage, not your home’s value.
- Before you list or refinance against a number, pull the city and neighborhood pages and the live inventory. Homes for sale in Dawson County, GA →
What this means if you are listing in Dawson
- Price to the closed median and $/SF here ($420,000, $228), not the market-wide number. This market is above the broader market by 6.3% on median.
- With 10.1 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.
- 65.5% of recent closings were below list and 41.4% 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 Dawson County, GA →
What this means if you are making an offer
- Supply is elevated. You have more room than in a seller’s market, especially on homes past 30 days.
- Your better leverage is on homes that have been listed 30+ days or have already reduced. About 41.4% of recent closings had a price reduction.
- Confirm the number against the neighborhood or ZIP page, not just the city or market-wide median.
- 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 | 4.0% |
| $300–500k | 137 | 42.3% |
| $500–750k | 79 | 24.4% |
| $750k–1M | 45 | 13.9% |
| $1M+ | 50 | 15.4% |
Property types
| Type | Listed | Median ask |
|---|---|---|
| Single Family Residence | 283 | $574,900 |
| Townhouse | 40 | $366,945 |
| Condominium | 1 | $565,000 |
292 active, 7 under contract, 25 pending. 76 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 | 29 | $420,000 | $228 | 31 | 98.3% | 65.5% | 41.4% |
| Sep 2026 | 45 | $440,000 | $191 | 28 | 98.8% | 55.6% | 42.2% |
| Aug 2026 | 60 | $437,500 | $204 | 35 | 98.7% | 51.7% | 36.7% |
| Jul 2026 | 44 | $400,500 | $211 | 61 | 98.4% | 54.5% | 63.6% |
| Jun 2026 | 48 | $419,950 | $206 | 23 | 98.8% | 52.1% | 20.8% |
| May 2026 | 49 | $435,000 | $199 | 38 | 98.2% | 66.7% | 34.7% |
| Apr 2026 | 67 | $414,900 | $207 | 30 | 98.8% | 53.7% | 41.8% |
| Mar 2026 | 67 | $434,900 | $188 | 41 | 98.6% | 55.4% | 43.3% |
| Feb 2026 | 39 | $414,000 | $190 | 43 | 97.1% | 64.1% | 30.8% |
| Jan 2026 | 38 | $399,000 | $196 | 50 | 97.2% | 71.1% | 50.0% |
| Dec 2025 | 76 | $422,450 | $189 | 49 | 98.4% | 54.7% | 55.3% |
| Nov 2025 | 47 | $455,000 | $211 | 43 | 98.7% | 53.2% | 51.1% |
| Oct 2025 | 66 | $449,900 | $199 | 30 | 97.8% | 60.9% | 31.8% |
| Sep 2025 | 57 | $465,000 | $193 | 31 | 98.0% | 63.2% | 36.8% |
| Aug 2025 | 42 | $461,450 | $200 | 32 | 99.2% | 47.6% | 47.6% |
| Jul 2025 | 47 | $410,000 | $198 | 32 | 98.9% | 55.3% | 46.8% |
| Jun 2025 | 63 | $450,000 | $197 | 30 | 98.9% | 50.8% | 31.7% |
| May 2025 | 46 | $486,450 | $199 | 36 | 99.0% | 50.0% | 50.0% |
| Apr 2025 | 42 | $440,000 | $195 | 18 | 100.0% | 40.5% | 31.0% |
| Mar 2025 | 52 | $479,000 | $198 | 26 | 98.2% | 55.8% | 34.6% |
| Feb 2025 | 43 | $458,990 | $189 | 32 | 98.9% | 58.1% | 34.9% |
| Jan 2025 | 31 | $450,000 | $184 | 35 | 100.0% | 41.9% | 51.6% |
| Dec 2024 | 50 | $427,995 | $204 | 34 | 97.7% | 66.0% | 58.0% |
| Nov 2024 | 41 | $427,500 | $198 | 36 | 98.1% | 56.1% | 46.3% |
Below = closed under 99% of list. Reduced = original list higher than final list.