Woodstock | Acworth | Kennesaw

Data Available September 24, 2026

We’re looking at the typical early fall market. Homes sit a little longer. Buyers have more options and more leverage, for now. Sellers need to expect hesitancy, especially since interest rates popped up above 7% again. Sellers, you also need to know that the feeling of volatility in the interest rates could drive the buyers who are still shopping to ask for more in closing contributions. It may benefit you to get pricing for rate buy-downs, permanent or temporary, now so that you can offer it to an interested buyer. Here’s the data.

Woodstock:

Woodstock is seeing the fall market hit as we would expect. A few more homes on the market, fewer homes pending, and prices coming down a bit. Month-over-month (July-August) we saw a price decrease of 7%. Historically, this is normal.

Inventory: There are currently 343 active single-family homes.
Price Points: 58% of homes priced over $500k. Finding a "starter" home here is a challenge, with only 36 houses currently listed under $350k. Prices are coming down, as they always do in August-December, and we’re seeing a slight decrease in the sales prices compared to the original list prices (which means there have been price drops).
The Velocity: Homes have slowed since the summer, with a median of 31 days on market (7-8 days more than the summer). This is still faster than it was in August 2025, which was 36 days. The number of showings it took to get to pending dropped to 8 again, though, which I would interpret as more spread-out showings.
The Negotiation: Out of 44 closings in the past 15 days, only 13 of the sellers did NOT give concessions. On average, buyers received $5,490 in contributions from the seller at closing.

Acworth:

Acworth offers the most "breathing room" for buyers and a slightly more accessible entry point.

Inventory: 394 active single-family listings are available today.
Price Points: Less than half (45%) are priced over $500k, which is an improvement from the summer months if you want more affordability. There is more breathing room for budget-conscious buyers, with 59 homes priced under $350k.
The Velocity: The pricing being more affordable is making it move faster than Woodstock, with a median of 27 days on market. Again, still faster than it was moving this time last year, and only taking 8 showings before you get a pending contract.
The Negotiation: Acworth buyers saw concessions up to $20,000 recently. In the last 15 days of closings, 23 out of 33 closings included seller contributions, with an average of $6,956.

Kennesaw:

Kennesaw is the tightest market with only 280 active listings, and it’s moving faster 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 280 active single-family listings. This is pretty on-par for this city at this time, though I expect we’ll see this number get higher when all of September’s data is published for the full month.
Price Points: 46% of the market sits above $500k, and inventory under $350k has improved. However, those 36 homes are a higher percentage of the total number of homes available in the city, which is good for affordability. We’re still seeing a downturn in price as we would expect for the fall, with a median sales price of $413,500.
The Velocity: Our fastest of the cities with the median time on market at a crisp 22 days, and only requiring 6 showings before you have a pending contract.
The Negotiation: 15 of the 20 closed homes in the past 15 days gave concessions to the buyer with the highest being $20,000. The average was $6,299.

💡 Pro-Tip for First-Time Buyers

Consider finding out the cost of the discount points and temporary buy-downs in advance of finding the house. Will it make a big enough difference in your payment that it’s worth the upfront cost? What if that cost was covered by the seller?

If you’re not considering using down payment or closing cost assistance, I would respectfully ask that you give it a glance. You may find that it doesn’t make financial sense for you, but you could find that claiming the money available to you could change the whole situation. Some programs offer $25,000 in assistance. You don’t have to have low income to qualify for all programs. If you haven’t at least considered it, you’re making decisions without all of the information.

What does this mean for you?

For Sellers: This is not the time for “as-is” unless you want your home to sit even longer. Do the small things. Make sure the carpets are clean. The lightbulbs must match. Change the cracked light switch plate. Paint the walls, or touch-up if you have the color. 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. Remember that the buyers who keep looking when the interest rates go up are probably rather motivated to move and will buy if the right house is out there. They just don’t want to take on major repairs.
For Buyers: You have some power. Prices are coming down and they typically continue to drop through December. You may not be able to low-ball by 50k, but you can probably get a little discount. OR, possibly more beneficial, would be a concession that decreases your total cash needed to close on the home, or it can be used to buy-down your interest rate. 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.

What’s Happening in Housing? September 2026.