Atlanta housing, by the numbers. May closed data, 12 counties. Read time: 5 minutes.
THE NUMBER: 18 days
That's how long the median single family home that closed in May sat on the market before going under contract. Eighteen days. Two and a half weekends.
And here's the strange part: while homes were moving that fast, 48.9% of everything still sitting on the market had already taken a price cut. Call it half the board. Fast market, impatient sellers, both at once. Hold that thought, because the county numbers explain it.
What moved
Inventory: 11,966 single family homes active, which works out to 2.8 months of supply. That's tight. Under the old rule of thumb, anything under four or five months leans seller. (Source: FMLS, May snapshot.)
Pricing: the median May sale closed at $465,000, up 13.4% from $410,000 last May. And yet 48.9% of active listings have cut their price at least once. The market is paying up for the right house and punishing the wrong price. (Source: FMLS.)
Rates: 6.49% on the 30-year fixed as of June 25, and it's been sitting in that range for six straight weeks. A year ago it was 6.77%. Slightly cheaper money, much faster market. (Source: Freddie Mac PMMS.)
Your market
Metro first, then county by county.
Metro Atlanta in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $465,000 | +13.4% |
Closings | 4,236 | +14.0% |
Median days on market | 18 | 19 last year |
Price-cut share (actives) | 48.9% | — |
Months of supply | 2.8 | — |
Fourteen percent more closings than last May at prices thirteen percent higher. Whatever the national headlines say about a frozen market, Atlanta didn't get the memo this spring.
Fulton County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $637,500 | +19.2% |
Closings | 760 | +4.1% |
Median days on market | 15.5 | 17 last year |
Price-cut share (actives) | 47.9% | — |
Months of supply | 3.3 | — |
Fastest county in the metro at 15.5 days. The 19% median jump is partly mix, more high-end product closing, but the speed is real everywhere.
Cobb County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $485,000 | +10.9% |
Closings | 742 | +28.4% |
Median days on market | 16 | 13 last year |
Price-cut share (actives) | 50.4% | — |
Months of supply | 2.1 | — |
2.1 months of supply is the tightest number on this entire page. Cobb buyers, bring your A offer the first weekend.
DeKalb County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $477,000 | +36.3% |
Closings | 554 | +9.1% |
Median days on market | 13 | 18.5 last year |
Price-cut share (actives) | 50.6% | — |
Months of supply | 2.5 | — |
Before you screenshot that 36%: that's mix, not appreciation. Pricier product made up much more of what closed this May. The 13 days on market, though? That part is very, very real.
Gwinnett County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $444,000 | +6.3% |
Closings | 773 | +15.4% |
Median days on market | 20 | 19 last year |
Price-cut share (actives) | 46.7% | — |
Months of supply | 3.0 | — |
Most closings of any county, steady 6% price growth, nothing dramatic. Gwinnett is the metro's metronome.
Cherokee County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $520,000 | +15.6% |
Closings | 378 | +43.7% |
Median days on market | 19 | 13 last year |
Price-cut share (actives) | 47.7% | — |
Months of supply | 2.7 | — |
Closings up 43.7%. Take a look at that again. Cherokee is absorbing a wave of new supply and barely slowing down.
Forsyth County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $661,000 | -11.9% |
Closings | 294 | +45.5% |
Median days on market | 18 | 15 last year |
Price-cut share (actives) | 51.1% | — |
Months of supply | 3.5 | — |
A median down 12% while closings jump 45% is not falling values. It's different homes selling: a lot more entry-level product than a year ago. Watch this one, it's a trend now, not a blip.
Paulding County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $359,175 | -1.6% |
Closings | 222 | -0.4% |
Median days on market | 25 | 29 last year |
Price-cut share (actives) | 52.9% | — |
Months of supply | 3.4 | — |
Flat prices, flat volume, and the highest cut share in the metro at 52.9%. Paulding sellers are negotiating; Paulding buyers should let them.
Henry County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $354,700 | +2.1% |
Closings | 157 | -14.7% |
Median days on market | 40 | 47 last year |
Price-cut share (actives) | n/a | — |
Months of supply | n/a | — |
Closings down 15% and 40 days on market: the slow lane of the metro. (Henry's inventory snapshot didn't make it into this month's data pull, so no supply figures this issue.)
Douglas County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $337,700 | +10.5% |
Closings | 115 | -5.7% |
Median days on market | 30 | 24 last year |
Price-cut share (actives) | 49.1% | — |
Months of supply | 4.2 | — |
Prices up 10.5% but everything else says slower: fewer closings, longer waits, 4.2 months of supply. A market catching its breath.
Clayton County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $254,500 | -5.7% |
Closings | 126 | +3.3% |
Median days on market | 23 | 43 last year |
Price-cut share (actives) | 47.8% | — |
Months of supply | 3.1 | — |
Days on market nearly cut in half, 43 to 23, at the metro's lowest prices. Clayton is where first-time buyers still have a real shot, and they clearly know it.
Rockdale County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $330,000 | -2.5% |
Closings | 85 | +2.4% |
Median days on market | 23 | 32 last year |
Price-cut share (actives) | 46.4% | — |
Months of supply | 3.5 | — |
Small county, steady numbers, faster than last year. Nothing to fix here.
Fayette County in May
Metric | May 2026 | vs May 2025 |
|---|---|---|
Median sale price | $512,500 | +20.6% |
Closings | 30 | -3.2% |
Median days on market | 50 | 17 last year |
Price-cut share (actives) | 46.0% | — |
Months of supply | 6.3 | — |
Thirty closings is a small sample, so read every Fayette number gently. But 50 days on market and 6.3 months of supply both say the same thing: slow and negotiable.
The play
If you're buying: at 18 days median, the well-priced house you toured Saturday can be gone by the second Tuesday. Get underwritten before you shop, not after you fall in love. But don't ignore the other half of the market: nearly one in two listings has already cut its price, and a seller who's cut once is a seller doing math.
If you're selling: this market rewards the right launch price violently and punishes the wrong one just as fast. Half your competition already blinked. Price to sell in the first two weekends and you'll likely never need a reduction; price to "leave room to negotiate" and you become the price cut statistic in next month's issue.
From the channel
I walk through this month's full slide deck on camera, chart by chart.
One more thing
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See you next month.
// Terence
Numbers: FMLS closed sales and active inventory, single family, 12 core metro counties, May 2026. Henry County's inventory snapshot was unavailable this month; metro supply figures cover the remaining 11 counties. Rates: Freddie Mac Primary Mortgage Market Survey, June 25, 2026. Medians shift with the mix of what sells; where the mix moved the number, I said so.