The January housing market in Forsyth County showed steady activity and signs of a more balanced environment as we head into the new year.

Buyer demand remained consistent for a winter month, with buyers actively shopping — but taking more time to evaluate options compared to the fast-paced markets of recent years. Inventory levels stayed elevated, giving buyers more choices across price ranges and creating increased competition among sellers. Home prices held strong overall, supported by Forsyth County’s desirable schools, strong incomes, and continued appeal — though negotiation and price adjustments were more common than during peak bidding-war periods. Homes generally spent longer on the market, reflecting a shift toward more normal conditions where buyers can perform due diligence.

✨ Interesting trends:

• Move-up buyers continue to drive a large share of activity

• Sellers are increasingly offering incentives or making price improvements

• Well-prepared homes still attract solid interest

• The market is normalizing rather than slowing dramatically

Forsyth County is currently best described as a balanced market with a slight advantage for buyers — offering opportunities for negotiation while still maintaining strong fundamentals.



📍 Thinking about buying or selling in Forsyth County? Let’s talk about what these trends mean for your goals.



With only 12 closings against 132 active listings, buyer activity is relatively measured. The low activity index reinforces that the market is moving, but not quickly. Buyers seem to be cautious — typical for luxury and discretionary waterfront property. Elevated Inventory - An absorption rate near 11 months signals a substantial amount of available inventory relative to sales. There is ample choice for buyers, especially in higher price tiers. Average list price (~$1.41M) versus average sale price (~$916K) suggests:

- Mix of high-end listings pulling list averages up

- Negotiation or pricing adjustments occurring

- Possible concentration of closings in lower price brackets

Pricing power is uneven — realistic pricing matters.



140 days average TDOM indicates longer marketing periods, common in second-home and luxury waterfront markets. Patience is required for sellers. Waterfront with dock remains a niche market — inherently slower than primary housing markets.



📊 The bulk of inventory sits above $1M, but most sales are below — creating the large average price spread.

📉 Expired listings (10 in last 30 days) indicate some sellers are testing the market.

📈 Pending activity suggests early signs of spring interest building.

ZIP 30506 is showing classic “split market” behavior: Entry and mid-range homes moving steadily, Higher price points slower, Overall conditions close to equilibrium. Closings declined compared to last month (53 → 36), reflecting typical seasonal slowdown. Expired listings remain notable, suggesting some sellers are testing price ceilings. Inventory slightly decreased month-over-month, indicating gradual tightening. The majority of market activity sits below $600K. Pending activity suggests potential pickup heading into spring. An absorption rate around 6 months typically signals a market near equilibrium — not strongly favoring either side. Supply and demand are relatively aligned.

Inventory of home listed reamins fairly helathy with 175 active listings for January. Total Days on Market suggests that there is about 4 months on average of inventory. This is lsower than historically "hot" markets and implies less urgency; Buyers have more time to evalute properties. Home values have not increased significantly this past year, suggesting a maturing market. There is a broad range of choices for Buyers. For Sellers the relatively flat values means properties need to be priced competiveily

January in particular shows the typical winter season slowdown where closed sales take longer to occur and pricing shows a slight downtrend of flattening compared to peak months. Lumpkin county prices are slightly declining while inventory and days on market are increasing. The county is closer to a balanced to mild buyer's market. Sellers may need to price competiviely and be patient