What’s Happening in Housing? May 2026.
Woodstock | Acworth | Kennesaw
May 15, 2026 Data
We’re looking at the typical spring-to-summer market speed and expecting this to get faster as schools let out for the summer soon. 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. Our data is looking pretty similar to where we were in March, which is not surprising. I expect more significant differences as we get to June/July numbers.
Inventory: There are currently 303 active single-family homes.
Price Points: 62% of homes priced over $500k. Finding a "starter" home here is a challenge, with only 22 houses currently listed under $350k.
The Velocity: Homes have slowed a little since March, with a median of 17 days on market. But this is still pretty fast if we compare to the fall/winter market.
The Negotiation: Out of 41 closings in the past 15 days, only 9 of the sellers did NOT give concessions. On average, buyers received $5,992 in concessions from the seller at closing.
Acworth: The Balanced Choice
Acworth offers the most "breathing room" for buyers and a slightly more accessible entry point.
Inventory: 330 active single-family listings are available today.
Price Points: Over half (58%) are priced over $500k, but there is more breathing room for budget-conscious buyers, with 36 homes priced under $350k.
The Velocity: The pricing being more affordable is making it move faster than Woodstock, with a median of 13 days on market.
The Negotiation: Acworth buyers saw concessions up to $33,684 (that was new construction, in pre-owned the number was $16,500) recently. In the last 15 days of closings, 21 out of 28 closings included seller concessions, with an average of $7,439.
Kennesaw: High Velocity, High Stakes
Kennesaw is the tightest market with only 190 active listings, yet is moving slightly slower than our other subject cities with a median of 22 days on the market.
Inventory: This is the tightest market of the three, with only 190 active single-family listings. But this is still 20 more homes than were active in March.
Price Points: 56% of the market sits above $500k, and inventory under $350k is scarce (just 20 homes).
The Velocity: Our slowest of the cities with the median time on market is a crisp 22 days, but understand this is still only 3 weekends of showings.
The Negotiation: This is where it gets interesting. Basically half (21 of 41) closed homes in the past 15 days gave concessions to the buyer. Averaging all of the zeros + the thousands gives us $4,450, but if we average the ones who gave more than zero we get $8,689. So, if you got concessions as a buyer, you probably got somewhere between 4k and 15k.
💡 Pro-Tip for First-Time Buyers
You both have time, and you don't. When a home is in great condition and in a place people want, it sells the first weekend. When it isn't, OR they priced it too high, it takes a few more weeks.
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 concession 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. Consider buying-before-you-sell options if you don't think it will appeal to most buyers with your stuff in it. Also consider that if you're planning to move this summer, your chance at the highest prices this year are coming up over the next month. We need to be ready for photos in the next 2 weeks if you don't want to miss that window.
For Buyers: While homes are moving fast, you still have leverage. You don't have to buy a home without asking for repairs. You have the opportunity to ask for help with your interest rate and your closing costs that can lower your total cash to close and that monthly payment. We still want you to be pre-approved before we shop for homes, but you don't have to waive the appraisal or your inspections.
