Driving around Intown, it’s hard to miss the for-sale signs popping up like spring flowers.
Four seasoned real estate agents weighed in on the Intown market: who’s selling and buying, how mortgage rates are affecting sales, and how last year compares to 2026.
“Real estate has always been hyperlocal, and there’s a real disconnect between the national narrative and what we’re experiencing across many of Atlanta’s Intown neighborhoods,” real estate agent Molly Carter Gaines said.
Is it a seller’s or buyer’s market?
Is the market better for sellers or buyers? That’s difficult to answer for Carolyn Calloway of Harry Norman Buckhead, who said there are two different trends in the real estate market this spring.
Single-family detached home inventory is down significantly compared to last year to the tune of 32%, which has led to a low supply, so it is considered a seller’s market. The condo market is a different story. Inventory change year-over-year is basically flat. Total closings year-to-date are down 20% with a nine-month supply of inventory, so the condo market is very much a buyer’s market.
Global real estate advisor Annie Bartz of Atlanta Fine Homes Sotheby’s International Realty works with first-time homebuyers and younger individuals and couples. To this demographic, Bartz suggests: “Marry the house, date the rate” because there’s never a perfect time to buy a house. Homeowners can refinance later.
“Every penny matters of course when you purchase a home, but especially when it is your very first home. Higher interest rates have definitely made the majority of my current buyers more hesitant to pull the trigger … but even when rates do drop, it simply means more buyers in the pool,” Bartz said.
“I never know which way it’s going to go until I sit down with my buyer,” Bartz said. “That tells me everything I need to know: Will this be a competitive, multiple-offer situation on every house or will this be a few weeks or months of having the luxury of being picky until we find the house? It’s one or the other these days.”
Gaines, who works with Ansley Real Estate Christie’s International Real Estate, said the Intown market has remained remarkably competitive this spring – particularly in neighborhoods with walkability, Beltline access, great schools and distinctive housing stock.
“Buyers are still very lifestyle-driven, but I’m also seeing a continued desire for larger lots, outdoor space and homes that feel move-in ready. A huge part of Intown Atlanta’s appeal continues to be the lifestyle itself — outstanding restaurants, strong neighborhood culture, festivals, home tours, parks, and the connectivity of the Beltline,” Gaines said. “Even with changing market conditions, buyers continue to prioritize location and quality over sheer size, and homes that are thoughtfully prepared and well marketed are standing out quickly.”
Ken Covers of Engel & Völkers agreed. Intown neighborhoods are charming, convenient and friendly.
“In this day and age when everyone’s in a hurry, I find buyers also crave stability and a sense of belonging and being a part of a neighborhood provides that,” Covers said.
Let’s talk about mortgage rates
When mortgage rates dropped below 6% in February, there was strong buyer activity across the Atlanta market, Calloway noticed. As rates started to creep back up closer to 6.5%, agents have seen a slight slowdown in pending activity: down about 2% compared to March, but over 4% on a year-over-year basis.
“It’s worth noting that interest rates this spring are still lower than they have been the previous two years, and buyers are simply becoming more accustomed to rates in the 6% range as more of the norm,” Calloway said.
Covers believes “interest rates are everything” in residential real estate. With rates being higher, the market has slowed but it’s also become more expensive to live. The uncertainty of the war in Iraq contributes to uncertainty in the market.
How does 2025 compare?
Gaines said she hasn’t seen much of a slowdown compared to last year, largely due to limited inventory for updated homes in prime neighborhoods.
“We continue to see intense competition for the same types of homes, and when a property hits the market that checks the right boxes, the response is often immediate and aggressive,” Gaines said.
Year-to-date closed sales are down a little over 6% over the last year, Calloway noted, but pending sales are up.
“As we continue moving through the spring market, we will likely see the year-over-year comparison of closed sales improve. The month’s supply of current inventory is 4.5 months, which places Atlanta – generally speaking – in a balanced market,” Calloway said.
