As we enter January 2026, the Metro Atlanta real estate market is sending mixed signals. While the end of 2025 saw a dip in total closings, buyer interest has suddenly surged to levels we haven't seen since the height of 2021. With interest rates finally dipping toward the 5% range for well-qualified buyers, the "Great Wait" appears to be ending.
The Mortgage Landscape: Fives are the New Sixes
Mortgage rates finished 2025 at an average of 6.15%, but as of mid-January 2026, we are seeing 6.01% as the daily average. For buyers with strong credit, rates of 5.75% are becoming common without the need for points.
However, the real story is in New Construction. Builders are currently offering aggressive permanent rate buy-downs to compete with the resale market. It is common to find builder-backed rates at 3.99% or 4.875%. In some cases, builders are even layering "2-1 buy-downs" on top of those rates, meaning a buyer could start their first year with an interest rate as low as 1.99%.
Median Prices: A First in Years
For the first time in nearly a year, the overall Metro Atlanta median price has seen a slight downward adjustment to $423,000. While single-family homes have remained steady at $445,000, the dip is being driven by the condo and townhome sectors:
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Townhomes: Dropped from $395k to $387k.
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Condos: Dropped from $300k to $295k.
The 2026 Showing Surge
One of the most startling data points is the volume of showings. In December 2025, we saw nearly 58,000 showings across the metro area. This matches the frantic pace of 2021, yet the number of properties going under contract remains three times lower than that period.
What does this mean? People are "window shopping" at an incredible rate. They are testing the waters, visiting open houses, and preparing for a major spring move, but they are being highly selective about pulling the trigger.
The 10 Zip Codes Defying the Market
While the overall market is "balanced," these 10 areas are currently seeing high percentages of homes selling above list price. If you are looking in these zips, expect competition:
| Zip Code | Neighborhood/City | % Sold Above List |
| 30168 | Austell | 46% |
| 30106 | Austell | 43% |
| 30030 | Decatur | 41% |
| 30060 | Marietta (Near Square) | 39% |
| 30092 | Peachtree Corners | 39% |
| 30331 | South Fulton | 38% |
| 30047 | Lilburn | 33% |
| 30076 | Roswell | 31% |
| 30134 | Douglasville | 30% |
| 30135 | Conyers | 29% |
Strategic Takeaways for 2026
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For Sellers: To compete with new construction, be prepared to offer closing cost contributions. Currently, over 23% of successful sellers are paying an average of $9,000 in buyer closing costs.
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For Buyers: If you aren't tied to a "Hot Pocket" zip code, you have immense leverage. In the condo market, for example, the 7.9% pending ratio means you are often the only bidder and can negotiate significant discounts.
The "Spring Market" of 2026 is likely to start early. With showing activity already at 2021 levels, those who find a home before the March/April rush may avoid the next wave of competition.
