Megan Humphries - REAL Broker LLC

01/15/2026

Woodstock, Georgia, December 2025 Market Trends📈

🤔What’s happening
- Supply: Inventory is at 2.69 months, down 4% MoM, up 47% YoY.
- Price: Median sold price is $520,750, with an 18% MoM increase.
- Days: Median days in RPR for sold listings is 29, with no MoM change.

❓Why it matters
- Buying and Selling Coordination: The sharp increase in prices demands precise timing for transactions.
- Inventory Trends: With inventory up 47% YoY, opportunities abound for both buyers and sellers.

👉Now what
1. Align Your Timelines: Synchronize buying and selling activities to capitalize on rising prices.
2. Evaluate Pricing Strategies: With rising median prices, ensure your list and offer prices are competitive.
3. Prepare for Quick Moves: Median days in RPR are stable; be ready for efficient transaction turnarounds.

01/13/2026

🏗️ Under Contract | Rosewood Farms | Acworth, GA

Funny story... this wasn’t even a community my client originally wanted to see.

But based on what they were looking for, I had a feeling it might be a great fit.

I sent over a few new construction options (including this one), and after a little convincing, they agreed to take a look.

It ended up being the one.

We got this beautiful pre-sell townhome under contract in Rosewood Farms, and secured a huge win:
✔️ $39,000 in flex cash from the builder
✔️ Used for upgrades + rate buy-down + closing costs
✔️ Completed by April which works perfectly for their lease end date

This is why working with an agent who knows the new construction market matters.

Builders are offering incredible incentives right now, but only if you know where to look and how to negotiate.

Want a list of builders offering big incentives in your area? Send me text with "BUILDER" to 404-850-0286.

01/13/2026

Three months ago, this family was losing sleep over how they’d coordinate selling and buying at the same time.

They needed more space, wanted to be closer to family, and had a home to sell — but the logistics felt overwhelming.

So we made a plan and tackled it one step at a time.
✔️ Found their dream home in Canton
✔️ Got it under contract while prepping their current home for sale
✔️ Negotiated $20,000 off the purchase price
✔️ Secured $22,000 in closing cost credits
✔️ Matched the closing date perfectly with the sale of their previous home

Everything aligned, the numbers, the timing, and most importantly, the peace of mind they needed to make a big move during the holidays without the stress.

Buying and selling at the same time doesn’t have to be chaotic. With the right strategy, it can be smooth, efficient, and financially smart.

If you're navigating a similar move in Canton, Marietta, or anywhere in the North Atlanta suburbs, I’d love to help you make it all make sense.

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08/05/2025

📬 Your August Newsletter is Here!

Inside this month’s newsletter:
✅ August festivals, concerts & foodie events
✅ What’s really happening in the Greater Atlanta housing market
✅Hot new listings you won't want to miss in Cherokee county

👉 Whether you’re a local or just Atlanta-curious, click below to explore what’s happening this month. Your next adventure or home might be just one scroll away.

https://www.canva.com/design/DAGvIDpiH6k/yQRDuyXHKDjD_DuLTHjfYg/view?utm_content=DAGvIDpiH6k&utm_campaign=designshare&utm_medium=link2&utm_source=uniquelinks&utlId=h1d18f7c76e

Check out this Magazine designed by Megan Humphries.

05/30/2025

🌞 Your June 2025 Real Estate Market Newsletter is Here! 🏡
Thinking of buying or selling a home in Metro Atlanta this summer? Here’s what you need to know ⬇️

The June housing market is full of opportunity! Inventory is rising, prices remain strong, and the market is finally becoming more balanced — which means more choices for buyers and serious potential for sellers.

📊 Quick Market Snapshot:
• $428,990 Median Sales Price
• 18,560 Active Listings
• 40 Days on Market (avg)
• 4,955 Homes Sold Last Month
(As of April 2025, as May stats are not out yet)

💡 Buyers: You’ll love the increased inventory, fewer bidding wars, and better negotiation power.

💰 Sellers: Prices are still climbing, and serious buyers are out shopping — now is a great time to prep and list!

🆕 This month’s newsletter also features 3 amazing homes, hot summer events across North Atlanta, and how to get instant market data for your neighborhood.

📲 Text ‘DATA’ to 404-850-0286 to get personalized market stats fast! ⚡️

🌐 Read the full newsletter and browse listings here: https://www.canva.com/design/DAGo7EKfQVo/3ZqWh_aIKpYUThOWnz_-lQ/view?utm_content=DAGo7EKfQVo&utm_campaign=designshare&utm_medium=link2&utm_source=uniquelinks&utlId=h0d8d596a88

Check out this US Letter designed by Megan Humphries, North Atlanta Realtor®.

04/29/2025

🎉🏇 Sip, Celebrate, and House Hunt! 🏡✨

Atlanta friends — Derby weekend is galloping your way! 🎩🐎
Get the inside scoop on where to party, how to mix the perfect Mint Julep, and which gorgeous open houses are serving Bubbles & Bites! 🥂

Our May Newsletter is your ticket to all the fun — plus a peek at some stunning homes hitting the market. 🏡👀

🎉 Don't miss out — see it all here: https://www.canva.com/design/DAGl87W2Y8A/9NIQ8-UgCtmtzsi5vdC-KA/view?utm_content=DAGl87W2Y8A&utm_campaign=designshare&utm_medium=link2&utm_source=uniquelinks&utlId=h09aac88289

Check out this Magazine designed by Megan Humphries.

04/29/2025

💸 Still Renting in the North Atlanta Suburbs? Here's Why 2025 Might Be the Year to Buy

Rents are rising across North Atlanta counties, and many renters are asking the same question:

👉 Is it finally smarter to buy than rent?

In my latest blog post, I break down:
✔️ Real 2025 rent vs. mortgage comparisons
✔️ How much you need to earn to buy in popular suburbs
✔️ The hidden costs of renting (that no one talks about)
✔️ The best cities for first-time buyers in North Atlanta

Whether you're just starting to think about buying or wondering if it's even possible—this post gives you the clarity you need to plan your next move.

📖 Read the full blog here: https://www.meganhumphriesrealtor.com/blog/Rent-vs--Buy-in-2025--What-North-Atlanta-Renters-Need-to-Know-Before-Making-a-Move

📲 Want to know what you could afford in today's market? Let’s chat — no pressure, just real answers. 😊

Thinking about buying a home in the North Atlanta suburbs? Compare renting vs. buying in 2025 with real examples from Cobb, Cherokee, Fulton, and Forsyth counties.

04/15/2025

🏡 APRIL 2025 BUILDER INCENTIVES ARE LIVE! 💰

Thinking about buying a new construction home in Metro Atlanta this spring?

This month, builders are offering exclusive incentives across over 275+ communities in Cherokee County, Woodstock, Canton, Alpharetta, and beyond—and I’ve pulled all the savings into one easy-to-use list!

✅ Up to $30,000 in flex cash for closing costs, rate buydowns, or upgrades
✅ Move-in ready homes with price reductions
✅ Free design studio upgrades & appliance packages
✅ Lower mortgage rates with builder-preferred lenders

Whether you're a first-time homebuyer, move-up buyer, or looking to downsize, this list will help you save thousands on a brand-new home in North Metro Atlanta.

📲 Download your FREE April 2025 Builder Incentives List now:
👉🏼https://www.meganhumphriesrealtor.com/April2025BuilderIncentive-FB

These deals change weekly—don’t miss out! If you want a personalized list based on your price range or location, text the word 'APRIL' to 404-334-3104.

Get the latest builder incentives in 275+ Metro Atlanta communities. Reduced rates, free upgrades, closing cost help & more. Claim your free list today!

04/15/2025

🔍 Searching for affordable homes in North Atlanta?

You don’t have to move far from the city to find a beautiful, budget-friendly place to live in 2025! I just released a brand-new blog post that ranks the 10 most affordable suburbs in the North Atlanta metro area based on median sales price— including top picks in Cobb, Cherokee, Fulton, and Forsyth counties.

🏡 Whether you're a first-time homebuyer or relocating for more space, this guide breaks down:
✔️ 2025 median home prices for each city
✔️ What kind of income you need to purchase a home
✔️ Local insights on schools, lifestyle, and value

✨ Cities like Woodstock, Kennesaw, and Ball Ground made the list — find out which one is the right fit for your goals and budget!

📖 Read the full blog now: https://www.meganhumphriesrealtor.com/d8rd1ppp

📲 Ready to explore these communities in person? Let’s connect and create a strategy that works for you.

Looking for a budget-friendly home near Atlanta? Discover the 10 most affordable suburbs in Cobb, Cherokee, Fulton, and Forsyth Counties in 2025.

03/14/2025

🏡🔥 HUGE Builder Incentives Available in March 2025! Don’t Miss Out! 🔥🏡

🚨 Thinking about buying a new construction home? You could be leaving THOUSANDS of dollars on the table if you don’t know about these exclusive builder incentives!

📢 For a limited time, builders in Metro Atlanta are offering:
✅ LOWER mortgage rates – Special financing to cut your monthly payments
✅ FREE upgrades & luxury finishes – Get more home for your money!
✅ THOUSANDS in closing cost assistance – Some builders covering up to $50,000!
✅ Limited-time cash offers – Extra savings to help make homeownership more affordable

🏡 I’ve compiled all the latest builder incentives into ONE easy-to-read list! Instead of searching multiple websites, get instant access to the best deals available right now.

Click here for your list -> https://meganhumphriesrealtor.kit.com/march2025builderincentives

📞 Questions? Call or text me anytime at 404-850-0286!

Are you thinking about buying a brand-new home in Metro Atlanta? Don’t miss out on HUGE builder incentives that could save you thousands!

03/07/2025

Three deals of the week today!

1. Single-family home within the sought-after Eagle Watch subdivision
- 3 bed, 2.5 baths
- 2,010 sq. ft.
- 0.36 acres with flat, huge backyard
- Move in ready with newly remodeled primary bathroom and partial basement
- 1/4 mile stroll to Lake Allatoona
- $440,000

2. Single-family home minutes away from Historic Downtown Canton
- 6 bed, 5.5 baths
- 6,402 sq. ft. including fully finished basement for entertaining or possible in-law suite
- 0.39 acres & 3 car garage
- Gourmet Chef's kitchen with an open concept into the family room
- Flat fenced private backyard with covered patio, firepit, and seating area that backs up protected US Army Corps of Engineers land
- Resort style communities amenities - pool, clubhouse, walking trails, parks, tennis & pickleball
- $855,000

3. New Homes Community: 10 Quick Move-In Ready single family bungalow homes
- $30,000 incentive for down payment, closing costs, etc.
- 4.99% first year rate - 30 year Fixed with 1/0 buydown program
- 4 bed, 3.5 baths
- 2,742 sq. ft., 3 stories, 2 car garage
- Direct access to the BeltLine Southside Trail linking to restaurants, shopping, etc. Near East Atlanta Village, Glenwood Park, The Beason Atlanta
- Priced between $559,650 to $613,127 depending on lot location

If you are interested, DM or comment below and I will get you all the details.