The market isn’t crashing. It’s correcting — and that’s actually healthy.

North Georgia Real Estate Market Update: What Buyers & Sellers Need to Know in 2026:

If you’ve been wondering whether now is the right time to buy or sell, you’re not alone. The headlines are loud, interest rate conversations are everywhere, and many families across North Georgia are trying to decide what move makes the most sense this year.

As a North Georgia Realtor, Cumming market specialist, and decorator, I believe data, not drama, should guide your decisions.

Here’s what’s actually happening in the local market right now:

What the Numbers Say

Let’s start with the most important data from our local MLS:

• Median Sales Price (Cumming): $576,568

• Median Sales Price (Dawsonville): $395,000

• Average Days on Market: 43

• Months of Inventory: 3.7

• Active Listings in Cumming: 355 (+3.3%)

• Active Listings in Dawsonville: 92 (+22.7%)

• Pending Sales: Down 4% across the entire Atlanta area

So what does that actually mean for you?

Are We in a Buyer’s Market or Seller’s Market?

With 3.7 months of inventory, we are in what’s considered a balanced market leaning slightly toward sellers.

A true buyer’s market typically starts around 6+ months of inventory. We’re not there.

However, we are no longer in the ultra-competitive, multiple-offer frenzy market of 2021–2022 in most cases.

This is what I call a strategic market.

Homes that are:

✔️ Priced correctly

✔️ Properly prepared

✔️ Professionally marketed

Those homes are still selling, often within that 43-day average.

Homes that are:

❌ Overpriced

❌ Dated

❌ Poorly presented

Are sitting.

This is where working with a Cumming market specialist truly matters.

What Does the Median Price Tell Us?

With the median price for homes in Cumming GA at $576,568, we’re seeing stability in the upper-mid to luxury tier. Meanwhile, homes in Dawsonville at a median of $395,000 continue to offer strong entry and move-up opportunities. Dawsonville’s 22.7% increase in active listings suggests more options are coming available, which is good news for buyers who’ve felt inventory was too tight. But here’s the key: More listings does not equal price drops. It simply means buyers have choices again, and when buyers have choices, preparation becomes everything!

What Does 43 Days on Market Mean?

An average of 43 days on market tells us something important:

We are in a more thoughtful market.

Buyers are:

• Taking time to compare properties

• Negotiating strategically

• Looking for value

The days of “list Friday, sold Sunday” are not the norm anymore.

But strong homes still move quickly.

I guide sellers through exactly what makes a property stand out in this type of market.

Why Are Pending Sales Down 4%?

Across the greater Atlanta area, pending sales are down 4%.

This is largely due to:

• Interest rate hesitation

• Affordability

• Buyers waiting for “perfect timing”

However, history consistently shows that those who wait for perfect often miss opportunity. When pending sales dip slightly but prices remain stable, it often signals a window of opportunity for buyers to negotiate without major price erosion. That’s strategic positioning.

Why Design Matters More Than Ever

This is where being both a realtor and decorator gives my clients an edge.

In a fast market, homes could sell “as-is.”

In a balanced market, presentation matters.

Warm neutrals.Updated lighting.

Lowered bar-height counters.

Refinished cabinetry.

Outdoor living enhancements.

These aren’t just Pinterest trends — they are return-on-investment decisions.

When I walk through a home, I’m not just looking at comps. I’m evaluating:

• Buyer psychology

• Emotional connection

• Visual flow

• Modern appeal

That’s the difference between sitting for 90 days and selling within 30–45.

Spotlight: Homes in Cumming GA

Cumming continues to hold strong due to:

• School systems

• Proximity to GA-400

• Lake Lanier lifestyle

• Strong resale values

The modest 3.3% increase in active listings shows stability, not oversaturation.

Move-in-ready homes are still highly competitive here.

If you’re considering selling in Cumming, pricing strategy and design preparation will be your biggest leverage tools.

Spotlight: Homes in Dawsonville

Dawsonville is seeing a larger 22.7% increase in active listings.

This signals growth and opportunity.

For buyers:

• More negotiating power

• More new construction inventory

• More options at a lower median price point

For sellers:

• Preparation and differentiation are critical.

This is not the time to test the market.It’s the time to position strategically.

So… Should You Buy or Sell Right Now?

Here’s the honest answer:

It depends on your goals.

You should consider selling if:

• You’ve built significant equity

• Your home no longer fits your lifestyle

• You’re ready to level up or simplify

You should consider buying if:

• You need more functional space

• You’re tired of waiting on rates

• You’re financially prepared

The key is not timing the market perfectly.

The key is having a clear strategy.

My Advice as a North Georgia Realtor

As a North Georgia Realtor and Cumming market specialist, I’m not here to pressure anyone into a move. I’m here to interpret the data, assess your situation, and help you make a decision that supports your long-term goals.

The market isn’t crashing.

It’s correcting.

And correction is healthy.

What’s Next?

If you’re curious about:

• What your home could sell for in today’s market

• How to prepare your home to stand out

• Whether Dawsonville or Cumming fits your next stage

• What you would net after selling

Let’s talk!

I’m Christina Kabo Moore, your local North Georgia Realtor, Cumming market specialist, and trusted Realtor and decorator.

Helping you love where you live — and move confidently when it’s time.