The real estate market has been experiencing a bit of a yo-yo effect in recent months, and Cobb County is no exception. While mortgage rates have come down slightly, the fact that it’s an election year is adding some uncertainty to the mix.

In this Q3 2024 update, we’ll dive into the key trends that shaped Cobb’s real estate market. From the number of homes sold to changes in median prices and how long homes are sitting on the market, this analysis will help you make sense of where things stand and what to expect as we head into the final quarter of the year.

Number of Homes Sold

In Q3 2024, 1,747 homes were sold in Cobb, a dip of 4.8% compared to Q3 2023. This drop signals a steadying in the market, with fewer transactions than last year.

It’s a sign of cautious optimism—people are still buying homes but at a slower pace. This shift could be linked to several factors, including rising interest rates and the uncertainty that tends to surface in an election year, which often makes buyers and sellers a bit hesitant.

When comparing Q3 to Q2 2024, the decrease becomes more noticeable, with a 10.4% drop in homes sold. Summer is typically the busiest time in real estate, so seeing fewer homes sold in the third quarter is expected as the market cools down after the peak months. Despite this, the overall number of homes sold is still relatively strong, signaling that Cobb’s market remains competitive—just not at the feverish pace we’ve seen in previous years.

Median Sales Price

The median sales price for a home in Cobb County for Q3 2024 came in at $475,000, which marks a 5.1% increase compared to the same quarter last year. While the number of homes sold has dipped slightly, prices have surprisingly continued to rise, suggesting that other factors besides demand might be influencing the market.

This year-over-year price increase reflects the county’s resilience, even as higher mortgage rates make affordability a bigger concern for buyers. The market may be cooling in terms of activity, but homes are still fetching strong prices.

Looking at the comparison to Q2 2024, there’s been a 2.6% decrease in median prices. This quarter-to-quarter dip is pretty typical for the time of year, as demand usually softens in the fall after the busy summer months.

Buyers are less likely to rush into a purchase, and sellers might adjust their prices slightly to reflect that. However, even with this decrease, home prices remain elevated, and the overall trend is one of steady, long-term appreciation. For buyers, this means acting quickly could still be wise before prices creep higher.

Median Days on Market

Homes in Cobb spent an average of 14 days on the market in Q3 2024, which is 6 days longer than the same period last year.

This increase suggests buyers are taking more time to consider their options, likely weighing the impact of higher mortgage rates and broader economic uncertainties. But 14 days is still a relatively short time for homes to sell, indicating that well-priced properties continue to attract attention fairly quickly.

When compared to Q2 2024, the median Days on Market also increased by 6 days, which is typical for this time of year. Summer is when the market moves the fastest, and by fall, things begin to slow down.

That’s not necessarily a bad thing—it just means the frantic pace of the summer months is winding down. Sellers should be mindful that homes may take a bit longer to sell as the year progresses, and it might require more realistic pricing or flexibility to close deals in a market that is starting to balance out.

New Listings

There were 2,531 new listings in Cobb County in Q3 2024, an increase of 15.2% compared to Q3 2023. This uptick indicates that more properties are being offered for sale; however, inventory is still low.

Tighter inventory supports higher prices but also creates more competition among buyers. The comparison to Q2 2024 is even more dramatic, with new listings down 14.3%.

While the seasonal slowdown is typical, as many sellers aim to list their homes during the busier summer months, the recent increase in new inventory suggests that some homeowners are still willing to sell. However, the overall decline in sales could indicate that the market is cooling slightly, possibly due to rising interest rates or other economic factors. This means that buyers may have fewer options to choose from, which could lead to more competition for the available homes and potentially push prices higher in the coming months.

Mortgage Rates

As of October 10, 2024, the average 30-year FRM rate was 6.32%, reflecting the largest one-week increase since April. This jump came after a stronger-than-expected September jobs report, which pushed rates up. While higher rates make buying a home more expensive, they’re also a reflection of the economy’s underlying strength, which should help support a healthy housing market moving forward.

Mortgage rates remained elevated, causing buyers to think carefully before jumping into the market. But, it's worth noting that the Federal Reserve did cut the Fed Funds rate in September, which indirectly helped ease some of the upward pressure on mortgage rates. Although this didn’t lead to a dramatic drop, it did provide some relief in an otherwise challenging rate environment.

Buyers may be feeling the pinch, but sellers should still find plenty of demand for well-priced homes, especially as inventory remains low. With election year uncertainties on the horizon, it’s possible we’ll see continued caution from both buyers and sellers. But despite the higher rates, Cobb’s housing market remains resilient, and the fundamental demand for homes in the area should keep things moving.

Final Thoughts

Cobb’s market is shifting, but opportunities are still out there. Whether you're buying or selling, now's the time to stay ahead of the game. Got questions or need some advice? Reach out—let's chat!