The Record · Atlanta Residential
Atlanta residential, December 2025
Sellers outnumbered buyers by a record 47 percent, December contract signings set a record low, cancellations hit a record, and the 2026 conforming limit rose to $832,750.
Rates and affordability
The thirty-year fixed averaged 6.19% across the month's weekly surveys, ending the month at 6.15%; the prior month averaged 6.24% and the same month a year earlier 6.71% (Freddie Mac, Primary Mortgage Market Survey, via FRED series MORTGAGE30US). The ten-year Treasury averaged 4.14% (U.S. Treasury via FRED series DGS10).
| Metric | Value | Prior | Change | Source |
|---|---|---|---|---|
| 30-year fixed, monthly average of weekly surveys | 6.19% | 6.24% (prior month); 6.71% (year earlier) | -4 bps MoM | Freddie Mac PMMS via FRED |
| 30-year fixed, last survey of the month | 6.15% | Freddie Mac PMMS via FRED | ||
| 10-year Treasury, monthly average | 4.14% | U.S. Treasury via FRED |
Freddie Mac; U.S. Treasury via FRED · 52 weeks ending Dec '25 · Freddie Mac and U.S. Treasury via FRED, pulled October 4, 2026 · Construction is The Record's own.
Prices
The metro Home Value Index stood at $386,917 for December 2025, -2.83% on the year and -0.14% on the month (Zillow Research, ZHVI all homes, Atlanta metro, from the series pulled August 2, 2026). By county, year over year: Cherokee -0.92%, Forsyth -2.08%, Cobb -2.90%, Gwinnett -3.39%, Fulton -3.39% (Zillow Research, ZHVI by county, same pull). The metro median list price was $390,000 (+0.55% on the year); the median sale price $361,300 (-0.01% on the year) (Zillow Research, same pull). Atlanta's Case-Shiller index was 246.70, +0.12% on the year (S&P Cotality Case-Shiller via FRED series ATXRNSA, not seasonally adjusted).
| Measure | Value | YoY | Source |
|---|---|---|---|
| Metro ZHVI, all homes | $386,917 | -2.83% | Zillow Research CSV, pulled 8/2/26 |
| Cherokee County ZHVI | $484,552 | -0.92% | same |
| Forsyth County ZHVI | $631,923 | -2.08% | same |
| Cobb County ZHVI | $434,309 | -2.90% | same |
| Gwinnett County ZHVI | $417,795 | -3.39% | same |
| Fulton County ZHVI | $425,369 | -3.39% | same |
| Metro median list price | $390,000 | +0.55% | same |
| Metro median sale price | $361,300 | -0.01% | same |
| Case-Shiller Atlanta index (NSA) | 246.70 | +0.12% | S&P Cotality Case-Shiller via FRED |
Zillow Research · 24 months ending Dec '25 · Zillow Research, August 2026 vintage (ZHVI and portal series pulled August 2, 2026; days to pending August 23, 2026) · Construction is The Record's own.
Inventory and supply
Metro active inventory was 30,384, +13.53% on the year and -5.26% on the month; new listings were 5,287, -5.08% on the year (Zillow Research, inventory and new-listings series, Atlanta metro, pulled August 2, 2026). The listing-portal count of active listings for the Atlanta area was 25,382, +11.62% on the year (FRED series ACTLISCOU12060, sourced from the national listing portal).
| Measure | Value | YoY | Source |
|---|---|---|---|
| Metro active inventory | 30,384 | +13.53% | Zillow Research CSV, pulled 8/2/26 |
| Metro new listings | 5,287 | -5.08% | same |
| Active listings, portal count | 25,382 | +11.62% | FRED ACTLISCOU12060 |
FRED · 24 months ending Dec '25 · Zillow Research, August 2026 vintage (ZHVI and portal series pulled August 2, 2026; days to pending August 23, 2026) · Construction is The Record's own.
Buyer and seller activity
The metro sale-to-list ratio was 97.63 percent against 97.99 percent a year earlier (Zillow Research, sale-to-list series, pulled August 2, 2026). Median days to pending were 55 against 43 a year earlier (Zillow Research, days-to-pending series, pulled August 23, 2026).
| Metric | Value | Year earlier | Source |
|---|---|---|---|
| Sale-to-list ratio | 97.63% | 97.99% | Zillow Research CSV |
| Median days to pending | 55 | 43 | Zillow Research CSV |
Zillow Research · 24 months ending Dec '25 · Zillow Research, August 2026 vintage (ZHVI and portal series pulled August 2, 2026; days to pending August 23, 2026) · Construction is The Record's own.
What the month's research recorded
Figures transcribed from the chart library collected during the period, each credited to the publisher printed on the item; no chart image is reproduced. Items marked "publisher as printed" are confirmed against the library item before publication.
- Sellers outnumbered buyers by a record 47 percent (Redfin, as of December 2025; via Kobeissi Letter).
- ResiClub's year-over-year price map of the 50 largest metros placed Atlanta among the decliners, and Rome, Georgia among the steepest-decline metros (ResiClub on Zillow ZHVI, as of December 2025).
- The 2026 conforming loan limit rose 3.26 percent to $832,750, with the high-cost ceiling at $1,249,125 (FHFA; Freddie Mac).
What it meant for a practice
Sellers outnumbered buyers by a record 47 percent, December contract signings set a record low, cancellations hit a record, and the 2026 conforming limit rose to $832,750. Read against the series, the month belongs to the stretch in which the metro's values were falling on the year and inventory was building; the practice question each month was how far asking prices had to travel to meet the buyers who were actually in the market.
Source block. Freddie Mac, Primary Mortgage Market Survey, weekly, via FRED MORTGAGE30US (public). U.S. Treasury constant-maturity ten-year, via FRED DGS10 (public). Zillow Research CSVs: ZHVI all homes (metro and county), inventory, new listings, median list price, median sale price, sale-to-list, days to pending; series pulled August 2 and August 23, 2026 (terms: attribution to Zillow Research; confirm wording before publication). S&P Cotality Case-Shiller Atlanta index, not seasonally adjusted, via FRED ATXRNSA. Active listing count via FRED ACTLISCOU12060 (sourced from the national listing portal). Library items as credited inline, transcribed from the chart library collected during the period; each is confirmed against the item and its printed publisher before publication. The Practice, 2024 Atlanta Metro Market Report, November 20, 2024 (Stoa-authored; MLS county counts, Census, the national association's data). Federal Reserve FOMC statements as cited.
Educational, not professional advice.