Allen Melton Acorn To Oak Realty

09/24/2026

09/24/2026

My Chocolate!

09/24/2026

Marietta Ga.

09/09/2026

Look!!!!

Subject: Where the Cobb County Market Stands This Fall

Hi ALL,

If you're house-hunting in Marietta or Cobb County right now, here's what's actually happening — no spin, just the numbers.

Prices are mixed, not skyrocketing. Cobb County's average home value is $430,484, down about 2.6% from a year ago. Marietta itself tells a more layered story: the median sale price sits at $480,000, with most homes closing between $359,990 and $685,000. Translation — there's real room to find something in your budget, especially outside the highest-priced pockets.

Homes are sitting a little longer. The average Marietta listing is taking 48 days to sell, up from 42 days last year. With around 94 active listings and roughly a 2-month supply, this isn't a market where you have to make a snap decision — but it's not sluggish either. Marietta still scores 54/100 on competitiveness, so well-priced, move-in-ready homes are still drawing offers.

Rates are the real headwind. The 30-year fixed averaged 6.73% this week — the highest it's been since June 2025 — with 15-year loans around 6.04% and FHA loans near 6.16%. The Fed meets September 15–16, and that decision could nudge rates either direction. If you're pre-approved and waiting for a "better moment," it's worth talking through whether waiting actually helps your numbers or just costs you the homes on the market today.

Bottom line: this is a more patient market than we've seen in a while — buyers have a bit more breathing room to negotiate and inspect without racing the clock. But with rates elevated and moving on Fed news, the smartest move is getting your financing locked in and ready, so you can act fast when the right house comes along.

Want to talk through what this means for your specific search? Just reply to this email or give me a call.

Allen Melton

09/06/2026

Subject: Where the Cobb County Market Stands This Fall

Hi ALL,

If you're house-hunting in Marietta or Cobb County right now, here's what's actually happening — no spin, just the numbers.

Prices are mixed, not skyrocketing. Cobb County's average home value is $430,484, down about 2.6% from a year ago. Marietta itself tells a more layered story: the median sale price sits at $480,000, with most homes closing between $359,990 and $685,000. Translation — there's real room to find something in your budget, especially outside the highest-priced pockets.

Homes are sitting a little longer. The average Marietta listing is taking 48 days to sell, up from 42 days last year. With around 94 active listings and roughly a 2-month supply, this isn't a market where you have to make a snap decision — but it's not sluggish either. Marietta still scores 54/100 on competitiveness, so well-priced, move-in-ready homes are still drawing offers.

Rates are the real headwind. The 30-year fixed averaged 6.73% this week — the highest it's been since June 2025 — with 15-year loans around 6.04% and FHA loans near 6.16%. The Fed meets September 15–16, and that decision could nudge rates either direction. If you're pre-approved and waiting for a "better moment," it's worth talking through whether waiting actually helps your numbers or just costs you the homes on the market today.

Bottom line: this is a more patient market than we've seen in a while — buyers have a bit more breathing room to negotiate and inspect without racing the clock. But with rates elevated and moving on Fed news, the smartest move is getting your financing locked in and ready, so you can act fast when the right house comes along.

Want to talk through what this means for your specific search? Just reply to this email or give me a call.

Allen Melton

09/02/2026

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