What’s Happening in Housing?
Woodstock | Acworth | Kennesaw
March 27, 2026 Data
We’re looking at balance and strategic efforts. Here’s the data.
Woodstock: The Premium Hub
Woodstock remains a high-demand area with a strong lean toward the luxury and move-up market.
Inventory: There are currently 313 active single-family homes.
Price Points: It is a heavy hitter at the top end, with 62% of homes priced over $500k. Finding a "starter" home here is a challenge, with only 21 houses currently listed under $350k.
The Velocity: Homes are moving fast, with a median of just 11 days on market.
The Negotiation: Sellers are still largely in control, but they are becoming more flexible. Out of 11 recent closings, 7 included concessions, with a median of $4,000 given back to the buyer.
Acworth: The Balanced Choice
Acworth offers the most "breathing room" for buyers and a slightly more accessible entry point.
Inventory: 288 active single-family listings are available today.
Price Points: About half (51%) are priced over $500k, but there is more breathing room for budget-conscious buyers, with 44 homes priced under $350k.
The Velocity: Slightly more relaxed than Woodstock, with a median of 13 days on market.
The Negotiation: Acworth buyers saw concessions up to $15,000 recently. In the last week, 14 out of 17 closings included seller concessions, with a median of $6,400.
Kennesaw: High Velocity, High Stakes
Kennesaw is the tightest market with only 170 active listings, yet it boasts the highest median seller concessions at $9,700. Sellers here are moving fast but are clearly willing to pay to keep a deal together.
Inventory: This is the tightest market of the three, with only 170 active single-family listings.
Price Points: 56% of the market sits above $500k, and like Woodstock, inventory under $350k is scarce (just 19 homes).
The Velocity: Matching Woodstock’s pace, the median time on market is a crisp 11 days.
The Negotiation: This is where it gets interesting. Even though homes are selling fast, sellers are paying to make the deal happen. In the last 7 days, 12 out of 15 closings included concessions, and the median amount was a significant $9,700.
💡 Pro-Tip for First-Time Buyers
In a market where the median price is often north of $450k, the "upfront cash" is usually the biggest hurdle for first-time buyers.
Don't just look at the list price—look at the "Concessions." As the data shows, the vast majority of recent sales in our area included seller concessions. As a first-time buyer, you can use these funds to:
Cover your closing costs: This keeps more cash in your savings account for furniture or emergencies.
Buy down your interest rate: Using a $9,000 concession (like we're seeing in Kennesaw) to "buy points" can lower your monthly mortgage payment significantly more than a simple price reduction would.
Stack with Down Payment Assistance: Many first-time buyers in Georgia are still eligible for the Georgia Dream Program or FHLB Grants, which offer up to $20,000 in down payment assistance. When you combine that with a seller concession, your "cash to close" could drop to nearly zero.
What does this mean for you?
For Sellers: Speed is still on your side, but "as-is" might not cut it. Most successful sales in the last week involved some form of financial "give" to the buyer. Present your home in its best light and you still have the chance to sell in the first weekend. 15 of the 43 homes that sold in the past week in Woodstock, Acworth, and Kennesaw were on the market for less than a week. Yours could be in the same situation. Use those homes as guidance. This is information I can give you and photos I can show you for reference.
For Buyers: While homes are moving in under two weeks, you have more leverage than you did a year ago. We can put the closing cost request in the offer when we write the contract, even when it’s new to the market, but we need to cognizant of our competition with other buyers. We look at the data for the neighborhoods where you want to live so that we write the offer that turns into a binding agreement with the seller. We don’t just fill out paperwork because it’s fun.
