Georgia Market at a Glance: January 2026 Numbers
Looking for houses for sale in Georgia, USA? Here’s what sets the 2026 market apart: there’s more inventory than at any point in the last six years, and prices have finally stabilized. Buyers have options, but knowing where the real opportunities are is critical.
- Median sale price statewide: $369,000 (down 1.9% year-over-year)
- Total active listings: 56,979 (up 15.1% from last year)
- Median days on market: 74 (up 11% YOY)
- Sale-to-list price ratio: 98.5% (most sellers accept less than asking)
What does this mean? More choice, a bit more time to decide, and the chance to negotiate — all keys to finding the right property in Georgia.
| Area | Median Price | Inventory | Median Days on Market |
|---|---|---|---|
| Statewide | $369,000 | 56,979 | 74 |
| Atlanta Metro | $405,000 | 33,600 | 72 |
| White County | $330,167 | N/A | 66 |
Where Buyers Find the Gaps: Inventory, Prices & Negotiation Room
2026’s Georgia housing market is defined by gaps: gaps between asking and selling price, gaps in inventory levels across neighborhoods, and gaps between what’s on public portals and what’s on our exclusive MLS feed. This is your chance to get ahead.
- Inventory is up statewide, but it’s not evenly distributed. Popular counties (Fayette, Coweta, Fulton) have surged, while some rural areas remain tight.
- Sellers are pricing more competitively: the average sale closes at 98.5% of list, opening the door to successful negotiation.
- Homes stay on the market longer, especially over $400K, giving buyers more leverage and the ability to compare options.
At The Brewer Group, we track these micro-trends to help you move first on properties with real potential. Our clients recently closed on Peachtree City homes at 2-3% below list — savings that add up fast.
Spotlight on Georgia Communities: What’s Actually Available in 2026
Georgia isn’t one-size-fits-all (this is key). The right move is to match your budget and lifestyle to the community where gaps in inventory line up with your goals. Here’s how the landscape looks now:
- Peachtree City: Consistently in demand for top schools, golf cart paths, and quick Atlanta access. See available homes at Peachtree City Listings.
- Senoia: Historic charm meets new builds. Strong mix of investment and family buyers. Browse Senoia houses at Senoia Listings.
- Newnan: Inventory is up sharply — especially for homes $350K-$500K. See what’s active at Newnan Listings.
- Sharpsburg, Brooks, Fayetteville, Tyrone: All offer a blend of rural space and suburban perks. Each has unique price and inventory gaps — see more options at Our Active Listings.
If you’re not sure where your needs fit, our local team matches your budget and wish list to communities where you’ll find the most value and room to negotiate.
What You Get for Your Money: Home Types & Price Ranges
The choices are broader in 2026, but some property types stand out for value. Here’s a snapshot of what’s actually available in our MLS inventory right now:
| Home Type | Typical Price Range | 2026 Inventory Level |
|---|---|---|
| Starter Homes (3BR/2BA) | $275K-$350K | Increased |
| Family Homes (4BR/3BA, 2,000+ sq ft) | $350K-$500K | High |
| Luxury Homes | $650K-$1.5M+ | High |
| New Construction | $325K-$600K | Growing |
| Investment Properties | $225K-$350K | Moderate |
- Starter and family homes offer the best value per square foot.
- Luxury and new builds are staying active longer — giving buyers more time to compare.
Our MLS feed includes homes not available on public sites, from Brooks estates to Tyrone new builds. Contact us for a custom property match.
How The Brewer Group Fills the Gaps: Real Listings, Local Strategy
No two Georgia buyers — or sellers — face the same market. That’s why our team goes beyond what you see on national portals. Here’s how we set you up for success:
- Exclusive MLS Access: We offer properties not yet listed on public sites — giving you a true first-mover advantage.
- 10+ Years Local Expertise: We know which neighborhoods have hidden inventory, price gaps, or motivated sellers.
- Personalized Property Matching: We use your criteria to target homes where you’ll find real negotiating power or unlisted value.
- Trusted Keller Williams Network: Backed by Jake Brewer’s award-winning team, we move deals smoothly from offer to closing.
Recent buyers have praised our approach: “We wouldn’t have found our dream home without The Brewer Group. They showed us listings we never saw on Zillow, and negotiated $11,000 off list.”
Ready to see what’s possible? Explore Georgia Listings or call to talk with a local expert now.