In the last five years the Atlanta real estate market was booming and most homes were selling in less than 30 days with multiple offers, some over list price. Lower interest rates had more home buyers out looking for homes, making the entire process more competitive. Many buyers were outbid due to more people looking to buy than there were houses for sale. This created a "sellers" market because demand was high and inventory was low. Home owners had the upper hand in negotiations and some desperate buyers even waived their inspections in hopes that their offer would be accepted. (not recommended!)
However, this year in 2026 it appears the tables are turning. The interest rates for mortgages are climbing up and scaring off many first time buyers. More homes have hit the market this year giving buyers a lot more options and time to compare properties and make a decision. This also gives the negotiation power back to the buyer. The days when almost any well-priced home could generate a flood of offers are gone.
Some homes have sat for months with no offers and owners are faced with reducing their asking price. Other sellers just pull their homes off the market in hopes of things changing back in their favor.
These observations have been confirmed in an article written by the "Metro Atlanta CEO", focusing on how the home buyers in 2026 are no longer competing for homes as they did in the last several years. This shift is declining the number of homes going under contract and having an affect on listing prices. In August, 2026 the number of units that went under contract dropped by 7% month over month and 28.9% Year over Year. New listings dropped 6.7% M/M and remain flat Y/Y. The median home sale price has decreased by 4.8% M/M from $419,200 in 2025 to $400,000 in 2026.
Another factor to consider is how many homes are available for sale in 2026 vs 2025. The inventory as of August 2026 was 22,897 up 3% m/m, this gives a buyer the opportunity to not rush into a contract and later experience buyer's remorse. The ripple effect of these conditions has caused the number of homes sold to drop 15.2% m/m and 5.4%Y/Y.
But that doesn't mean sellers can't still achieve exceptional results.
A Changing Market Requires a Different Approach
One of the biggest differences between an average listing and an exceptional one often happen before the property ever reaches the market. The best Atlanta realtor evaluates each property individually and develops a plan designed to generate the strongest possible response from the market.
Vanessa Reilly @ Domo Realty continues to use her best Atlanta marking strategy to get optimal results in 2026. That can mean identifying which improvements are worth making—and which aren't. It can mean coordinating painters, contractors and landscapers. It can mean creating professional photography and video, developing a compelling online presence, or determining the right pricing strategy to attract the greatest number of qualified buyers. Even in this unpredictable housing market, her listings continue to attract multiple offers, sell for over asking price and often go under contract in less than two weeks. Her sales this year provide a clear picture of what is possible when experience, preparation and aggressive marketing come together.
The strongest evidence of this approach isn't a promise. Here is the Vanessa's growing list of successful sales this year:
February 2026 - 3894 Washington ST #A Avondale, , - Days on Market: 5 days List Price: $525,000 Sold Price: $530,000 $5,000 OVER LIST PRICE!
March, 2026 - 2946 Cravey Trail, Atlanta, - Days on Market: 5 days, List Price: $1,125,000 Sold for $1,310,000 - $185,000 OVER LIST PRICE! Multiple Offers
April 2026 - 3549 Castlehill Ct, Tucker, Days on Market 2 days, List Price $700,000, Sold for $710,000 - $10,000 OVER LIST PRICE!
April 2026 - 2978 Greenbrook Way, Atlanta, Days on Market: 5 days List Price $625,000 Sold for $725,000 $100,000 OVER LIST PRICE! Multiple Offers
April 2026- 3585 Duberry Ct Ne, Brookhaven, Days on Market: 3 days List Price: $850,000. Sold for $990,000, $140,000 OVER LIST PRICE! Multiple Offers
May 2026 - 2011 Silverstone Dr. Atlanta, Days on Market: 8 days, List Price: $650,000 Sold for $670,000 $20,000 OVER LIST PRICE!
May 2026 - 1180 Cumberland Rd, Atlanta, Days on Market: 3 days, List Price $1,800,000 Sold for $2,085,000, $285,000 OVER LIST PRICE! Multiple Offers
June 2026 - 225 River North Dr., Sandy Springs, Days on Market: 8 days, List Price: $1,100,000. Sold for $1,200,000, - $100,000 OVER LIST PRICE! Multiple Offers
June 2026 - 3699 Dunwoody Club Dr., Atlanta, Days on Market: 5 days, List Price: $675,000, Sold for $695,000, - $20,000 OVER LIST PRICE!
June 2026 - 1282 Mclendon Dr., Decatur, Days of Market: 3 days, List Price: $425,000, Sold for $452,000, - $27,000 OVER LIST PRICE!
June 2026 - 228 Sterling St., Decatur, Days on Market: 4 days, List Price $799,000, Sold for $875,000 - $76,000 OVER LIST PRICE! Multiple Offers
July 2026 - 2608 Hawthorne Dr., NE Days on Market - 5 days, List Price $550,000, Sold for $565,000 - $15,000 OVER LIST PRICE!
July 2026 - 2668 Lake Rd, Tucker, Days on Market - 9 days, List Price $650,000, Sold for $675,000, - $25,000 OVER LIST PRICE!
Despite the challenges facing today's housing market, Vanessa Reilly and Domo Realty's recent listings have continued to generate the kind of results sellers want to see. Homes have attracted multiple offers, received offers above the asking price and gone under contract in less than two weeks.These aren't simply numbers on a sales report. They demonstrate that buyers are still willing to compete for the right property when it is positioned correctly. The broker you choose, the strategy you use and the way your home is introduced to the market can have a tremendous impact on the final result.
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Thinking about selling your home? Contact Vanessa Reilly, Domo Realty
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