Spenser Thomas Real Estate

Spenser Thomas Real Estate https://spenserthomas.com

In Cherokee County right now, 23% of homes sell above asking. And 31% take a price cut.The difference is almost never th...
08/27/2026

In Cherokee County right now, 23% of homes sell above asking. And 31% take a price cut.

The difference is almost never the home itself. It is the list price.

A balanced market does not mean a bad market for sellers. Cherokee County's average sale price is still near $570,000, and five-year appreciation sits around 55%. Most homeowners here are in a strong equity position.

But balanced does mean that buyers have more choices and more time to compare. They are touring 3 to 5 homes per neighborhood before making an offer. If your price is even slightly off, they move on to the next one.

The homes closing in 15 to 39 days are the ones priced with current, neighborhood-specific data. Not spring comps. Not a number from Zillow. A real read on what buyers in your ZIP code are paying right now.

The ones sitting for 50 to 70+ days are often solid homes that just started too high. And every week on market costs momentum that is hard to get back.

Which side of that line your home lands on is almost entirely about where you set the price on day one.

Get a free home value estimate to see where you stand: spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

What does $350K to $400K actually buy in North Georgia right now? The answer depends on which community you choose.Here ...
08/26/2026

What does $350K to $400K actually buy in North Georgia right now? The answer depends on which community you choose.

Here is the breakdown for three communities I work in regularly.

Kennesaw (Cobb County)
Median sold price around $415K. The middle 50 percent of sales closed between $335K and $539K, so entry under $400K exists. Cobb County schools. About 30 minutes to Atlanta via I-75.

Canton (Cherokee County)
County-wide median around $481K, but the central Canton ZIP moves faster at about 15 days on market. Cherokee County schools have a 91.8 percent graduation rate. About 40 to 45 minutes to Atlanta.

Cartersville (Bartow County)
The most affordable entry point of the three. Median sold price around $326K to $344K. Active listings are up 26 percent year over year, so buyers have more options right now. The trade-off is the commute: 45 to 60 minutes to Atlanta.

School district, commute, and budget all move together. The right community depends on your life, not just the price.

Visit the community guides at spenserthomas.com/communities, or send me a message here on Facebook with questions.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

If you bought in Cartersville in the last few years, you are likely sitting on more equity than you realize.Cartersville...
08/25/2026

If you bought in Cartersville in the last few years, you are likely sitting on more equity than you realize.

Cartersville home values are up about 5% over the past 12 months. That is the strongest appreciation story among our local North Georgia markets. While days on market have increased across the region, values in Bartow County have held and grown.

Homes here sold in the $342,000 range this summer, with some closing well above $400,000 depending on condition, location, and lot size.

Heading into fall, serious buyers are still active. And sellers who understand their equity position before listing have a significant edge over those who rely on online estimates with a 7% error rate.

Free home value estimate. Find out what your Cartersville home is worth right now.

https://spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker Realty | Equal Housing Opportunity

Kennesaw homes took longer to sell this summer than they did last year.Days on market climbed from 38 to about 55. That ...
08/24/2026

Kennesaw homes took longer to sell this summer than they did last year.

Days on market climbed from 38 to about 55. That is a noticeable change. It does not mean the market went cold. It means the pace has adjusted, and the homes that sell well are the ones that were priced accurately from the start.

Homes in Kennesaw traded in the $385,000 to $407,000 range this summer. For Cobb County, that price point still attracts real buyer interest, especially for move-in ready properties.

As we head into fall, knowing your equity position is worth the two minutes it takes to find out. You do not have to be ready to list tomorrow. You just have to know your number so you can plan on your own timeline.

Free home value estimate. No obligation.

https://spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker Realty | Equal Housing Opportunity

Woodstock has had more inventory this year than we have seen in a while.That shift gave buyers options they did not have...
08/23/2026

Woodstock has had more inventory this year than we have seen in a while.

That shift gave buyers options they did not have in 2021 or 2022. For sellers, it meant one thing: pricing correctly on day one became the single most important decision in the process.

Homes in Woodstock traded in the $445,000 to $510,000 range this summer, with an average of 37 days on market. That is still a functional market. But heading into fall, the buyer pool narrows, and sellers who know their number before listing have a real advantage over those who guess.

If you have been thinking about it, even casually, knowing what your home is worth costs you nothing and commits you to nothing.

Free home value estimate. Two minutes.

https://spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker Realty | Equal Housing Opportunity

What is your Canton home worth heading into fall?The summer market told us a few things. Prices in Canton held steady in...
08/22/2026

What is your Canton home worth heading into fall?

The summer market told us a few things. Prices in Canton held steady in the $440,000 to $481,000 range. Days on market averaged 57, which is longer than a year ago but not unusual for a market that is finding its footing after a few unpredictable years.

Here is what that means for homeowners: if you are priced correctly, buyers are still showing up. But the margin for error on pricing is thinner than it was in 2022. Getting the number right on day one is the difference between a smooth closing and a price reduction 30 days in.

Fall brings a shift in buyer behavior. The summer rush fades, but serious buyers, the ones who are pre-approved and ready, stay active into October. Knowing what your home is worth now gives you time to plan.

Free home value estimate. Two minutes. No obligation.

https://spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker Realty | Equal Housing Opportunity

Imagine sipping your morning coffee ☕ in a two-story foyer with 10-foot ceilings, then heading straight to a chef’s kitc...
08/22/2026

Imagine sipping your morning coffee ☕ in a two-story foyer with 10-foot ceilings, then heading straight to a chef’s kitchen equipped with double ovens, gas cooktop, and custom cabinetry. This Craftsman estate at 3262 Ashmore Hall Drive in Marietta, GA offers 6 bedrooms, 7.5 baths and 8,311 square feet of living space priced at $1,575,000. The kitchen flows into a fireside family room with built-in bookcases and gleaming hardwood floors, perfect for movie nights or hosting friends.

Your main-level primary suite is a true retreat with cathedral ceilings, a spa-inspired bath featuring double vanities, and direct access to the covered porch. High-speed internet and a finished daylight basement with interior and exterior entry give you work-from-home flexibility. Outside, the heated gunite pool and screened rear porch set the scene for summer gatherings, while the private cul-de-sac lot feels like a secret garden.

This home has been thoughtfully repositioned below recent appraisal, making it one of the best values in Ashmore Hall. I’d love to show you around and help you picture life here. https://spenserthomas.com/contact for details
spenserthomas.com

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

Sellers in Cherokee and Bartow County who list in September and October face less competition than summer. Here is what ...
08/21/2026

Sellers in Cherokee and Bartow County who list in September and October face less competition than summer. Here is what that means for pricing strategy in the current market.

Three numbers worth knowing right now:

Bartow County median sale price: $341,900 (up 5.2% year-over-year)
Cherokee County median sale price: $486,375
Metro Atlanta average days on market: 58 days in 2026

For context: April 2026 brought over 12,600 new Metro Atlanta listings to market in a single month. Fall brings a fraction of that. Fewer competing sellers means your home gets more attention from a motivated buyer pool.

Cherokee County homes that were priced accurately are still selling at 98.78% of list price.

If you have been thinking about listing before year-end, the math on fall timing is worth understanding before you decide to wait.

Find out what your home is worth before the fall market picks up: spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

North Georgia home prices have moved since spring. Not crashed. Shifted.Cherokee County's average sale price is still ne...
08/20/2026

North Georgia home prices have moved since spring. Not crashed. Shifted.

Cherokee County's average sale price is still near $570,000, close to where it peaked in 2024. Values have not fallen off a cliff. But the market around those values has changed.

Homes that were getting multiple offers in March are now sitting longer. The county average is 39 days on market, up from where it was a year ago. Sale-to-list ratios have dipped just below 99%. And what your neighbor's home sold for five months ago may not reflect what yours would sell for today.

The difference is not about the market being bad. It is about the market being more specific. A home in Canton ZIP 30114 is still moving in about 15 days. A home in another part of the county, priced from old comps, might sit for weeks.

That gap between "what I think my home is worth" and "what buyers are actually paying right now" is where most sellers either make a smart move or a costly one.

The only way to close that gap is with a current, neighborhood-level number. Not a metro average. Not an algorithm.

Find out what your home is worth in today's market: spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

Two closings from this summer. Real numbers.A 4-bedroom home in the Woodstock area: closed at $487,000 in 38 days.A 3-be...
08/19/2026

Two closings from this summer. Real numbers.

A 4-bedroom home in the Woodstock area: closed at $487,000 in 38 days.

A 3-bedroom home in Cartersville: closed at $329,000 in 44 days.

Both priced right from day one. Neither one sat. Neither one needed a price reduction.

This is what the North Georgia market looks like when a home is positioned correctly, not what happens when it chases a number the market will not support.

If you are thinking about what your home could do, I am happy to pull the recent comparable sales for your specific street and give you a real picture. No algorithm. No automated estimate. Actual closed sales from your area.

Reach out anytime: spenserthomas.com/contact

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

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620 Holcomb Bridge Road
Roswell, GA
30076

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