Georgia Housing Market Trends and Insights for Q2 2025

Brought to you by Christina Coleman, Certified Charitable REALTOR® | Making Moves That Matter

Georgia Real Estate Highlights — Q2 2025

While the national market takes cautious steps forward, Georgia is showing several encouraging signs of strength and stability:

• Steady Home Value Growth: Georgia’s median home value is approximately $335,700, up 1% year-over-year. In hot spots like Savannah, Athens, and North Metro Atlanta, home prices are expected to climb 3% through late summer.

• Increased Inventory & Seller Confidence: Metro Atlanta saw a 48% year-over-year increase in active listings, with a 20% rise in new homes hitting the market.

• Healthier Market Pace: Homes are averaging 41–46 days on market—a sign of balance returning. Buyers are less rushed, and well-priced homes are still moving.

• Strong Fundamentals: Job growth, population influx, and suburban development (especially in Cherokee, Henry, and Hall counties) are fueling continued demand.

Time-Sensitive Tax Update for Homebuyers

Why Buying Sooner May Save You Money This Year

With multiple metro Atlanta counties proposing property tax increases for 2025, homebuyers who act quickly could save significantly at closing and on early escrow estimates. Here's why:

• Proposed millage increases in Fulton County, Johns Creek, Austell, and Forsyth County are under active review and expected to be adopted between late July and mid-August 2025.

• If you buy and close before those changes are finalized, your escrowed property tax estimate and closing cost proration will likely reflect the current (lower) tax rates.

Scenario	Buy Before Rate Increase	Buy After Rate Increase
Monthly mortgage payment	Lower (initially)	Higher due to new escrow
Closing cost proration	Lower upfront cost	Higher due to increased taxes
Long-term tax rate	Higher in both cases	Higher in both cases

Even if you purchase now, the higher rate may still apply to your fall 2025 tax bill—but buying now gives you the advantage of lower initial out-of-pocket costs and more predictable mortgage payments in the early months of ownership.

If you're pre-approved, now is the window to take action before these tax increases impact your bottom line.

Property Tax Watch — Metro Atlanta in Focus

Jurisdiction	Proposed Change	Old → New Rate	Est. Increase
Fulton County	+12.49%	8.774 → 9.87 mills	~$214/year on $562K home
Johns Creek	+4.41%	3.492 → 3.646 mills	~$31/year on $525K home
Austell (Cobb)	+158%	Varies	~$595/year on $299K home
Forsyth County	No millage change, but ~50% property value jump	7.566 mills (unchanged)	~$100/year on average home
South Fulton	No increase	Holds at 12.399 mills	—
Lawrenceville	No increase	Steady at 3.26 mills	—

Public hearings are being held through August. Final votes will trigger the new rates—impacting all 2025 property tax bills due this fall (typically around October 15).

What This Means for You

For Buyers With inventory improving and pricing stabilizing, now is a favorable window to explore homeownership, especially before property tax adjustments hit your escrow and monthly payments.

For Sellers Values remain solid, and listing now may attract more motivated buyers who want to close before tax rates rise. Proper pricing remains key.

For Investors The Georgia market continues to offer strong potential. Be mindful of how tax hikes may affect your net operating income or cap rates.

Christina’s Insight

Georgia’s Q2 performance is more than just stable—it’s energizing. With prices holding strong, inventory growing, and communities expanding, the Peach State offers the perfect blend of growth. But here’s what sets your move apart: when you work with me, every transaction becomes a catalyst for change.

Through our Legacy Listings and Purchases with Purpose programs, your real estate journey becomes a meaningful investment in both your future and your community. Whether you’re upgrading, downsizing, or buying your first home, you’re also funding furniture banks, supporting families in need, and giving back through local nonprofits.

This is more than real estate. It’s real impact. Let’s turn your next move into a legacy worth living.

National Market Trends

The national housing market is slowly recalibrating after two years of volatility. Mortgage rates are holding steady around 6.8%, keeping affordability tight but offering long-overdue predictability. Sellers are returning to the market, while buyers are watching closely for rate cuts expected later this year.

• Inventory is rising in many metro areas, giving buyers more options.

• Sales activity is muted, but signs of recovery are emerging as inflation cools.

• Federal policy efforts continue to focus on affordable housing, zoning reform, and tax incentives for developers.

Sources & Resources

• "Fulton County Proposes 12.49% Millage Increase" – Fulton County Government Official press release outlining the proposed 2025 millage rate hike, scheduled public hearings, and estimated tax impacts.fultoncountyga.gov

• "Johns Creek Considers 4.41% Property Tax Increase" – WSB-TV Atlanta Local coverage of Johns Creek’s proposed millage adjustment and hearing schedule.wsbtv.com

• "Fulton County Tax Hike Proposal Draws Criticism and Support" – Rough Draft Atlanta Community and commissioner feedback on the proposed tax increase and broader budget implications.roughdraftatlanta.com

• "Forsyth County Announces 2025 Tax Rate Hearings" – Forsyth County Newsroom Overview of millage rate changes for fire services and dates for public comment.forsythco.com

• "Mortgage Rate Trends – July 2025" – Freddie Mac Primary Mortgage Market Survey Weekly national interest rate trends and commentary on housing market movement.freddiemac.com

All estimates current as of July 2025. Subject to change as local jurisdictions finalize budgets. as of July 2025. Subject to change as local jurisdictions finalize budgets.* as of July 2025. Subject to change as local jurisdictions finalize budgets.*