November 2025 Market Update

 
 

What’s happening now
(last 3 months: Aug–Oct 2025)

  • $ / SF: $406/sf, +6.2% YoY vs Aug–Oct 2024 (~$382/sf).

  • Days on Market: 61 days avg, up from 47 in May–Jul 2025 and +11 days YoY.

  • Closed Sales: 177 in Aug–Oct (down from 237 in May–Jul; -18% YoY vs 215).

  • New Listings: 357 in Aug–Oct (slightly below 369 in May–Jul; below 379 YoY).

  • Months of Supply: roughly 5.0 (vs 4.0 in May–Jul and ~4.3 a year ago).

  • Active Listings (avg): ~294 the last 3 months (down from ~321 in May–Jul).

    • Note the nuance: actives averaged lower, but MOS rose because absorption slowed.

Year-to-date (Jan–Oct 2025)

  • Sales: 664 vs 730 in 2024 (-9%).

  • New Listings: 1,312 vs 1,282 in 2024 (+2%).

  • $ / SF: $402/sf vs $393/sf in 2024 (+2.3%).

  • DOM: 51.2 vs 49.5 in 2024 (a touch slower).

  • Expireds: 143 vs 126 in 2024 (+13%), another sign of tighter buyer scrutiny.

Latest monthly snapshot (Oct 2025)

  • Sales: 57 | New listings: 128 | Active: 284

  • $ / SF: $393 | DOM: 55 | MOS: 5.0

What it means for sellers

  • Price to today, not spring. With MOS ~5 and DOM ~61, buyers have time to compare. Over-reaching by even 3–5% is likely to extend days and invite reductions.

  • Presentation moves the needle. The $/sf premium is going to turnkey, well-located properties; invest in prep (paint, lighting, landscape, minor repairs) and professional media.

  • Win the first 10 days. Launch timing and strategy matter—your best buyers see it early.

  • Micro-market matters. Buckhead A-plus pockets are still commanding the highest $/sf; dated homes are sitting longer across the district.

Seller bottom line: It’s a balanced-leaning market: the best-prepared homes still achieve strong outcomes, but stretch pricing is getting punished.

What it means for buyers

  • More leverage than last spring. Higher DOM and ~5 months of supply mean you can negotiate on repairs, credits, or timing—especially on homes that are a few weeks old.

  • Use $/sf + condition math. With $/sf firming, assess renovation scope honestly and tie your offer to recent comps and the home’s condition.

  • Be offer-ready for the good ones. Turnkey listings in top micro-locations still draw early attention.

  • Watch the relists/older actives. Rising expireds often return to market—opportunities for value.

Buyer bottom line: Choice is improving, and while $/sf is firmer, the cooling pace gives you room to negotiate—especially beyond the first two weeks on market.