From adjustable-rate mortgages to strategic pricing, get actionable advice for buying or selling your home in metro Atlanta's housing market.

The 2025 housing market is complex and sending "mixed signals," making it challenging for buyers and sellers to know when and how to act.

Despite a rise in mortgage applications for 12 consecutive weeks, high interest rates and increasing inventory have both buyers and sellers questioning whether now is the right time to make a move.

Recently, I met with a client who felt stuck. They wanted to sell their home but were uncertain about the market. Like many people in our area, they didn’t want to miss a good opportunity, but they were also worried about making the wrong move.

So, we took a close look at the local market data, like buyer behavior, inventory levels, and pricing trends. This clarity helped them feel more confident. We listed the home, and just a few days later, we received an offer.

This year, timing and preparation are more important than ever. Whether you’re buying or selling, here are three key trends you should know:

1. Mortgage interest rates are shaping buyer decisions. Right now, rates are between 6.8% and 7.1%. While that’s slightly lower than earlier this year, it’s still much higher than pre-pandemic levels. Even with this small dip, many buyers still find homes unaffordable.

As a result, more buyers are opting for adjustable-rate mortgages (ARMs). These loans offer lower monthly payments for the first few years, making it easier for buyers to manage high costs until rates eventually drop.

Financing decisions are crucial right now. Getting pre-approved is just the beginning; you also need to understand the different options available and how they will impact your monthly budget.

For sellers, this shift affects buyer behavior. Buyers aren't being picky for the sake of it; they're working within tighter budgets. That means you need a smart pricing strategy.

Consider offering incentives, like covering closing costs or buying down the interest rate. However, these tactics won’t help if your initial price is off.

“Your home doesn’t need to be perfect, but it needs to feel worth the price.”

2. The market is not the same everywhere. In metro Atlanta, we’re seeing huge differences where some areas have year-over-year price increases of 18%, while others are experiencing declines. Some zip codes are stable, some are thriving, and others are cooling off.

This is why understanding your micro market is so important.

If you’re buying in an area that’s softening, you might have more room to negotiate. But in a hot neighborhood, sellers still have the upper hand. It all depends on your specific location.

Real estate has always been hyper-local. What’s happening across town might not be relevant to your street, and today’s trends may change next month. That’s why it’s essential to pay attention to the trends specific to your neighborhood.

3. Prepare your home. Inventory is on the rise, and in many areas of metro Atlanta, we’re back to 2019 levels. When buyers have more choices, they tend to be more cautious.

Here’s a surprising stat: right now, at least one in four contracts is falling through.

Just because your home goes under contract doesn’t guarantee it will close. Most of these deals fall apart during the due diligence period, often due to inspection issues. So, if you’re selling, it’s smart to be proactive. Consider doing the following:

• Get a pre-listing inspection. Don’t wait for the buyer to uncover any problems.
•  Fix major issues, and even some minor ones.

This can lead to a shorter due diligence period or even convince the buyer to skip their own inspection. Your home doesn’t have to be perfect, but it should feel worth the price you’re asking.

The 2025 housing market isn’t one-size-fits-all. The best move depends on your specific situation and your neighborhood. But if you have current data and a clear strategy, you can make the right call.

If you’re thinking about buying or selling, reach out. Call, text, or email me with your questions at (404) 800-7111or kelly@kellysellsatlanta.com. Let’s talk about what’s happening in your area and figure out the next step that makes sense for you.