Supply
5.7
30,507 active against 5,373 closings last month. Trailing-12 is 5.1 months. 9,470 listed in the last 30 days. 4,502 pending, 1,215 under contract (excluded from supply).
FMLS Residential · Closed + live inventory
FMLS Residential Market Report
What closed for how much, how long it took, and whether buyers or sellers have leverage right now. Closed series plus live inventory for months of supply and price-band mix.
Closed as of October 2026. Live inventory from the residential snapshot. 30,507 active.
Median close$395,000-1.2% YoY
Months of supply5.7Balanced · 5.1 trailing-12
Active inventory30,5074,502 pending
DOM33+0.0% YoY
Sale/list98.8%51.6% below list
Market temperature
Months of supply = active listings ÷ latest month closed. Pending and under contract are excluded (already committed). Trailing-12 uses the 12-month average sales pace. Under 4 = seller lean, 4–6 = balanced, above 6 = buyer lean.
Balanced
5.7 months of supply. In the 4–6 month band. Buyers have choices; well-priced homes still close close to list. 51.6% of closings were below list.
Pricing power
$395,000
FMLS-footprint median close is down 1.2% from a year earlier. Live median ask is $415,000. Sale-to-list at 98.8%.
Velocity
33 DOM
5,373 closings this month (-12.2% YoY). Days on market +0.0%. Homes that sit past 30 days are where negotiation usually appears.
$/SF
$187
Closed price per square foot up 0.2% YoY. Use this more than raw median when comparing neighborhoods of different sizes.
Leading signals
Softening
More homes are coming on than are selling, demand is not absorbing the stock, and closed sales are already showing more reductions and longer days on market. Expect more inventory and more negotiating room over the next 30–90 days. Closed prices lag, so the median has not fully reflected this yet.
New/closed above 1.2 means listings are arriving faster than sales. Pending/active under ~0.4 means demand is not absorbing the stock. Price reductions are up 18% over the last 6 months. DOM is up 30%. Monthly closings are down 16%. At 7.24% on a $395,000 median (20% down, 30-year), principal and interest is roughly $2,154/mo before taxes and insurance.
How homes actually closed
This is the closed distribution, not the median ratio. A high share below list with a high reduction rate usually means buyers have room on homes that have sat.
What this means if you are listing in the next 60 days
- Price to the closed median and $/SF in your specific county or neighborhood, not the FMLS-wide number. FMLS-wide live median ask is $415,000.
- With 5.7 months of supply, expect a median of about 33 days on market if priced correctly. Longer than that usually means the market is telling you the price is high.
- 51.6% of recent closings were below list and 41.7% of listings had already reduced. Concessions show up more on listings that have already sat.
- Check live inventory in your city or county for the actual competition before you set the number.
What this means if you are making an offer
- Supply is in the balanced band. 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 41.7% of recent closings had a price reduction.
- Use the neighborhood and ZIP pages for the micro-market, not the statewide median. Entry-level and higher-end often behave differently.
- Closed prices are lagging. Confirm current supply on the live inventory page before you assume the temperature has not shifted.
2021-102026-09
Where the inventory sits
Live listings by price band and property type. Use this to see which segments have the most competition right now.
Price bands
| Band | Listed | Share |
|---|---|---|
| Under $300k | 8,750 | 24.2% |
| $300–500k | 14,539 | 40.1% |
| $500–750k | 7,097 | 19.6% |
| $750k–1M | 2,767 | 7.6% |
| $1M+ | 3,071 | 8.5% |
Property types
| Type | Listed | Median ask |
|---|---|---|
| Single Family Residence | 28,582 | $444,900 |
| Townhouse | 4,657 | $359,900 |
| Condominium | 2,984 | $275,000 |
| Other | 1 | $339,000 |
Status mix: 30,507 active, 1,215 under contract, 4,502 pending. 9,470 new in the last 30 days.
Monthly series
FMLS-footprint closed Residential. Most recent months first. Medians require at least 5 priced closings in the month.
| Month | Closed | Median | $/SF | DOM | Sale/list | Below | Reduced |
|---|---|---|---|---|---|---|---|
| Sep 2026 | 5,373 | $395,000 | $187 | 33 | 98.8% | 51.6% | 41.7% |
| Aug 2026 | 5,848 | $399,000 | $186 | 30 | 99.0% | 50.1% | 41.0% |
| Jul 2026 | 6,659 | $415,000 | $190 | 27 | 99.2% | 48.3% | 38.5% |
| Jun 2026 | 7,381 | $415,307 | $192 | 24 | 99.3% | 47.4% | 36.1% |
| May 2026 | 7,208 | $414,900 | $193 | 21 | 99.4% | 45.8% | 33.4% |
| Apr 2026 | 6,625 | $413,000 | $192 | 24 | 99.4% | 46.8% | 33.4% |
| Mar 2026 | 6,497 | $399,000 | $189 | 29 | 99.2% | 48.2% | 35.9% |
| Feb 2026 | 4,905 | $399,900 | $188 | 41 | 99.0% | 50.4% | 38.0% |
| Jan 2026 | 3,816 | $390,000 | $182 | 44 | 98.4% | 56.7% | 43.9% |
| Dec 2025 | 6,077 | $392,800 | $185 | 38 | 98.7% | 53.9% | 44.8% |
| Nov 2025 | 4,920 | $394,000 | $187 | 33 | 98.8% | 52.6% | 43.3% |
| Oct 2025 | 6,157 | $395,000 | $185 | 32 | 98.9% | 51.6% | 42.9% |
| Sep 2025 | 6,118 | $399,900 | $186 | 33 | 98.8% | 52.3% | 44.1% |
| Aug 2025 | 6,181 | $405,000 | $190 | 30 | 98.9% | 51.2% | 41.8% |
| Jul 2025 | 6,624 | $410,000 | $191 | 27 | 99.2% | 47.7% | 39.2% |
| Jun 2025 | 7,159 | $415,000 | $195 | 22 | 99.5% | 45.7% | 35.2% |
| May 2025 | 7,176 | $408,000 | $194 | 21 | 99.9% | 43.5% | 33.8% |
| Apr 2025 | 6,748 | $405,000 | $195 | 21 | 100.0% | 43.0% | 32.9% |
| Mar 2025 | 6,068 | $400,000 | $192 | 27 | 99.5% | 45.3% | 35.3% |
| Feb 2025 | 4,907 | $391,370 | $190 | 35 | 99.0% | 49.6% | 37.5% |
| Jan 2025 | 4,129 | $390,000 | $188 | 38 | 98.9% | 51.3% | 41.1% |
| Dec 2024 | 5,844 | $400,468 | $190 | 33 | 99.1% | 49.3% | 41.4% |
| Nov 2024 | 5,241 | $400,000 | $192 | 28 | 99.1% | 48.5% | 39.4% |
| Oct 2024 | 6,005 | $399,900 | $192 | 27 | 99.2% | 47.5% | 38.8% |
Medians blank when a month has fewer than 5 priced closings. Sale-to-list clipped to 50–150%. Below = closed under 99% of list. Reduced = original list higher than final list.
By county
Latest month, with a volume-weighted 3-month median so one thin month cannot fake a move. Score is a closed-sale screening number (0–100, higher = more buyer room). Not a forecast. Sorted by closed volume.
Markets trending up and down
3-month volume-weighted median versus the same 3 months a year earlier. Minimum volume required. A big move can still be mix, not appreciation. Click through for the full series.
Cities
Trending up
- Milton+21.3%
- Brookhaven+18.9%
- Athens+12.3%
- Morrow+11.4%
- Griffin+10.7%
Trending down
- Auburn-12.9%
- Jonesboro-9.8%
- Dawsonville-9.7%
- Ball Ground-9.1%
- Loganville-8.3%
ZIPs
Schools
Trending down
- Carrollton-24.4%
- Union Grove-19.1%
- North Springs-18.2%
- South Atlanta-16.7%
- Jonesboro-15.7%
Investor markets
Renter-heavy ZIPs ranked by voucher yield. Each opens the ZIP report, with rent economics and closed sales. Open the finder →
Drill down
Every geography that clears the sample gate has its own series and a link to live inventory.
- Citiessample-gated
- ZIPssample-gated
- Schoolssample-gated
- Neighborhoodssample-gated
- Vacation homesmountain and lake
- Investor marketsrenter-heavy ZIPs
Questions
What does this residential market report cover?
Closed FMLS Residential listings aggregated monthly by county, city, ZIP, high school, and neighborhood, joined with live active inventory for months of supply and price-band segmentation. Only geographies with enough recent volume to publish a median are shown.
How is months of supply calculated?
Active listings only (not pending or under contract) divided by the latest month of closed Residential sales. A trailing-12 figure divides the same active count by the average monthly closings over the last 12 months, so one soft month does not swing the gauge. Under 4 months is generally seller-leaning; 4–6 is balanced; above 6 is buyer-leaning.
What does % below list mean?
The share of closed sales that closed below 99% of list price. Above list is above 101%. At list is 99–101%. Price-reduction rate is the share of closings where the original list price was higher than the final list price.
How far back does the data go?
The current closed series covers the last five years. Live inventory and price bands are current as of the residential snapshot.
How often is it updated?
Closed series monthly. Live inventory refreshes on the residential snapshot cadence. The as-of date is shown at the top of the page.
Can I cite these numbers?
Yes. Link back to jeffcrowecre.com/residential/trends and note the data is from FMLS, deemed reliable but not guaranteed.
What is the opportunity score?
A 0–100 screening score. Higher means more buyer room: softer year-over-year price, more reductions, longer days on market, more sales below list. On pages with live inventory it also uses months of supply, new listings versus closings, and the pending ratio. It is not a validated model and not an appraisal.