Here’s a 10-bullet summary of the YouTube video titled (title not provided) by Tim Trevathan, focusing on the Atlanta real estate market:
- Atlanta Enters a Balanced Market: For the first time since 2012, Atlanta is no longer a seller’s market—buyers and sellers are now more evenly matched, marking a major market shift.
- Inventory Outpaces Demand: There are approximately 500,000 more sellers than buyers, with a 63% gap between the number of homes for sale and active buyers in Atlanta.
- Price Expectations Are Misaligned: Redfin reports a $38,672 gap between seller asking prices and buyer expectations, leading to fewer closed deals.
- New Builds Going to Rentals: Georgia ranks #4 in build-to-rent construction with 8,000 units, reducing available inventory for homebuyers.
- High Contract Termination Rate: Atlanta has the highest rate in the U.S. for home contracts falling through—20% fail before closing.
- Investors Are Pulling Back: Investor demand has plummeted 65% since Q2 2021, almost back to 2012 levels.
- Price Cuts Are Increasing: 19.31% of Georgia homes have had price reductions, placing it in the top 10 states for markdowns.
- Move-In Ready Homes Sell Fast: Buyers overwhelmingly prefer updated, move-in ready homes over outdated ones requiring post-closing renovations.
- School Districts Drive Demand: Areas like Suwanee, Alpharetta, and Johns Creek remain hot markets due to strong school systems.
- Case Studies Show Market Sensitivity:
- Buford listing: Sat on the market due to no backyard and dark interior despite price drops.
- Sugar Hill listing: Sold fast due to modern updates and good schools.
- Roswell townhome: Struggled due to size, competition from new builds, and poor school ranking despite great location.
The Atlanta Georgia real estate market is changing in fact in a drastic way for the first time since 2012 we are officially in a balanced market that’s right no longer a sellers market that we’ve been accustomed to for so many years and there are so many stats to back this up for example there are nearly 500,000 more sellers than buyers sellers are also out of sync with buyers when it comes to the pricing of home with Red Fin reporting a gap of as much as $38,672 from the expectation of what the buyer wants to buy and what the seller wants to sell for zillow’s prediction as of April of this year point to more cities in America having a colder housing market and if we look at more specifically some stats of Atlanta top five metros with the highest number of build to rent units Georgia is ranked number four with 8,000 units so with more new homes that are going to be build to rent meaning they won’t be for sale that’s going to be less homes for buyers to pick from and you may know that some of the best incentives are coming from new construction homes but they’re not going to be there available for buyers if they’re going to be built to rent here’s another statistic by Redfin that points to how many homes that are under contract that those contracts are being terminated and are falling through well we can see here in Atlanta metro it is 20% which is ranked the top number one in the entire country and when it comes to investor buyer demand in Atlanta Georgia we’re seeing now a low as low as almost 2012 with a 65% drop from the peak which was in quarter 2 of 2021 and if we look at home price cuts all across America they are surging and Georgia there is ranked in the top 10 for most price decreases or price adjustments in the overall housing market with 19.31% of homes having a price decrease and if those stats weren’t enough to get your attention well here’s the biggest one atlanta Georgia here categorized as a buyers market with a total number of home sellers of 36,862 with the number of available active buyers in the market of 22,651 making the percentage difference a whopping 63% guys this is a huge deal and I’m going to walk you through some of the case studies namely my own listings to give you a reallife snapshot of what I’ve been experiencing in the market right off the top of my head what I can tell you before we dive into some of these listings as case studies is that the market is definitely cooling and in many ways but we also have some pockets of cities and areas where it seems to be a resilient market almost as if it is crash there is a housing market within a housing market a bubble of sorts not the kind where if you prick it it will explode but one in which it is sustainable while everything else around it is falling apart here working in the North Atlanta metro suburbs I see a lot of people move here from out of state and not only are they moving from out of state also within the state locally but the ones that are highest demand are Swany John’s Creek Alpharetta those markets are hot why because of the great schools and these great schools are really the driving factor for why the home prices continue to appreciate in some of these areas if you look at other parts such as East Gwynette as well as Hall and Barrow and other places in Foresight and Cobb price adjustments are happening often so what can this mean for buyers and sellers well the takeaway for sure is that for buyers the opportunity to finally come into the market and purchase a home at a discount is wider than ever that door has now opened wider than before and for sellers if you’re looking to sell it means that you have to be that much more prudent in understanding the market and pricing your home appropriately one of the biggest things I’ve noticed is that with buyers not only with home prices being so high and interest rates being so high it is the fact that they’re putting all that money into their down payment to just buy the home that they don’t want to spend extra money after closing namely renovations and repairs so if you’re looking for a home and the seller is not budging on the price there’s a good chance that if they really need to sell they’re going to be lowering the price more and more and right now at the time of doing this video in the month of June this is actually a really good opportunity because those that are looking to buy they are wanting to buy before the school year starts in August here in Atlanta and it since a typical closing takes 30 days to close that means around July 4th Independence Day that first week of July will be your last opportunity to basically get in before the school season starts so from a seller standpoint if you want to sell your house to the biggest pool of buyers you want to make sure your home is adjusted with their price if you need to sell it because now is the time now before we get into these case studies you’re going to see that there is a dichotomy of two different worlds in the housing market where the homes that are moving with the most buyer activity and offers are those that are movein ready condition renovated they’re updated they have the latest trends newer homes versus the ones that are older priced too high and that have a lot of renovations that need to be done i always tell people that there are two contests that as a seller you are competing in a beauty contest and a pricing contest if your home is on the market and it is not selling there’s usually one of two reasons or both and that is that the price is too high the pricing contest and then your home needs more updates the beauty contest so if you know your home is not selling and your home is already updated and you can’t do any more updates because it’s already a very newly updated home well then you know it’s the price and if it’s the price that’s already low then you know that somebody that wants to buy they just still can’t wrap around in their mind the kind of renovations they’re going to have to do after closing okay so case study number one 2172 Misty Brook in Buford Georgia this is a single family two-story home on a slab it’s a 5-bedroom three-b home built in 2008 on 28 acres it’s got 2,732 square ft now the current price for this is 470,000 but when we first listed it it was listed for 510,000 then we did a 10 grand price drop and then another 15 grand and now we’re at another 15 grand at 470 i want to say that we’re finally priced correctly to sell but let’s take a step back and ask ourselves why did this home sit on the market for as long as it has and this home has been sitting on the market for 61 days now the reason why is when we’ve got buyers coming in they’re looking at everything in the home not just inside the home but also outside and one thing they notice about outside is particularly the backyard this home actually lacks a backyard and that’s one of the reasons why it’s not getting offers and that’s one thing that you can’t help the beauty contest the pricing contest it doesn’t fall in those two categories that’s one of those things where you just can’t do anything about it so why is that such an important thing well more and more families are needing more and more space and so if they can’t find a backyard that could suit their family with kids that want to play baseball in the backyard for example or have a a little bit more room for a trampoline or a dog that they can throw a Frisbee to then they’re out they’re looking at other homes another thing that we got for feedback on this home was the interior was a bit too dark there was not enough natural sunlight coming in and so therefore we weren’t getting any offers about 30 days in we did finally get an offer but it was a really lowball offer of 450,000 and this person’s idea of buying it at this price was so that they can have room to budget for renovations inside one of the other feedbacks that we received from a lot of buyers is the carpet looked old and it needed to be replaced it’s now one thing that my seller’s considering but before going that route we’re doing a few more price drops to see if that will try to get a few more bites now just upon looking at this listing initially you may say “Man this home should have sold already.” You can see that it’s got a lot of nice space inside the home it’s got a good floor plan and it’s suitable for families it’s got a long wide driveway and one of the best things about it is the location it is only 5 minutes from Mall of Georgia and as we know Mall of Georgia is the biggest mall in the state of Georgia and despite the location this is how sensitive buyers are in this market it has to be move in ready condition and priced right now let’s look at case study number two this home at 6468 Peerless Avenue selling in Sugar Hill Georgia for 470,000 this is a three-bedroom 2 and 1/2b home built in 2018 on 0.15 acres and the square footage is 1,878 and this is in a very soughtafter elementary school district White Oak and then the high school and middle school Laneir now this home got a contract within just 18 days that’s pretty good in this market considering the days on market are now closer to around 40 or 50 in some cities and zip codes so 18 days is actually pretty good but one thing you may be asking why did this home go under contract so soon and why at this price the price of this home is the same as your other home in Buford but it’s got almost 1,000 square ft less and two bedrooms less for a family wouldn’t they want a bigger house well let’s dive into this and I’m going to provide some insight one of the reasons right off the bat is you can see that it is a newer home 2018 so you’re talking HVAC water heater roof all of those things your big components your major big ticket items you don’t have to replace those anytime soon because they’re still fairly new they’re at the beginning part of their lifespan versus the end of their lifespan whereas the other one it does have an older HVAC that probably will need to be replaced soon another reason why this one sold fast is if you look at the pictures inside this home is definitely updated it’s got hardwood floors throughout granite countertops it’s got good lighting good crown molding the white shaker cabinets which white seems to be the bigger style these days it’s got a good layout of the bedrooms upstairs and the backyard is fenced and it has a sun room so it’s catering to pets as well as kids as well as being able to have that leisure time reading a book sipping some coffee when you wake up in the morning you can go out to your sun room to do that now having said this even with those pros with this home I actually was a bit surprised that it did go under contract so soon it is $250 price per square foot so $250 per square foot which typically you would see that with new construction and while this is newer it isn’t new construction now this caught me by surprise but once again this proves that newer homes in moving ready condition really do sell in this market people don’t want to spend extra money out of pocket after closing to do renovations when their down payment is already a lot as it is let’s do one more case study now recap case study number one was a semiwarm property cold to semi-warm and then case study number two was a hot property this one we’re going to look at is a cold property and I want to tell you why so this one is 355 Walker Avenue in Roswell this is a 4-bedroom 3-b town home built in 2024 it’s got 2364 square ft priced at $634,900 now we had this originally listed at $650,000 but a couple things right off the bat that’s different from the other two listings one this is a town home and two the location is different in fact the location is very prime close to Avalon only 9 minutes away but the catch is the elementary school district is a four out of 10 so those that are wanting to move to the area the ones that are most qualified that I work with on the buyer side are families because they have a reason to move their families are getting bigger they need to move where a good school district is families aren’t going to want to move here because the elementary school is not ranked high even though it is in a great location near Avalon it just doesn’t cut it now another reason why this may be sitting on the market longer is the fact that it is a town home with a town home a lot of families they prefer single family because of the space of the backyard and the size of the home itself this one is a bit smaller too for a town home what I have seen with buyers when they are buying town homes and they are families typically they’re looking at a minimum of 2,700 ft² or more this one being around 2,300 it just doesn’t cut it quite the way people want and what I’ve noticed is that people are willing to pay a little bit more because of the space there was an end unit which that alone does add a little value but that one itself was also 2,700 ft² and it went under contract in 10 days my listing here well shockingly it’s been 103 days on market now you’re probably thinking Tim uh I’m watching your video i’m I’m considering selling my home and I may want to use you as my agent to sell my home but you’re giving me a couple case studies of homes that you’re not selling and they’re sitting on the market for a long time so you’re putting yourself out there to look like a bad realtor but here’s what I want to say and I hopefully you’ve already gotten this uh from just watching this video so far is that the market dictates the demand and it dictates the price of the homes i market my homes aggressively with social media marketing professional photography open houses as well as getting feedback from all those agents that have buyers that show the home but only so much can I do with marketing when it comes to the state of the market and the condition of the housing market itself so while these homes are in good condition like this one only less than a year old it still depends on many factors here’s another one so besides it being a smaller floor plan as a town home and then being in a lower ranking elementary school district the other big one is that it’s competing with the builder this home is less than a year old so you’re probably thinking man almost brand new why not put an offer on a home that’s practically brand new it’s because you can go find another home by the builder in the same neighborhood while it is maybe 20 or 30 or $40,000 more they’ve got massive incentives where they can cover your closing cost lower the purchase price and buy down your interest rate which over time can save you tons and tons of money not to mention with this one if a buyer did want to choose their design options they can’t of course cuz it’s a resell but it has brown cabinets which most buyers don’t prefer most buyers would prefer white cabinets to give that wider uh more open concept feel and vibe to the home so if they want to buy a home from the builder they still have the option to choose their designs namely the white cabinets or quartz countertops or whatever it is that you want as far as paint colors and the type of wood color now in the next video I’m going to do another state of the market video and I’m going to highlight a couple more other listings that are going to really provide immense insight so stay tuned and watch if you haven’t already subscribe to my channel my name is Tim Travathan with Tim Travathan Homes i cover all local real estate content here in the metro Atlanta area if you’re looking to move to Georgia or you’re buying or selling within metro Atlanta give me a call i help you guys on a daily basis whenever people are calling in I’m helping you and to make sure that your dream does come true whether it is to move here or to relocate so until then catch you on the next
