Spenser Thomas Real Estate, 620 Holcomb Bridge Road, Roswell, GA (2026)

10/09/2026

Cherokee County's school district has a Niche A grade and ranks 28th of roughly 206 Georgia districts on SchoolDigger. One of its high schools has also run at 105% of building capacity.

Both of those are true at the same time. If you're relocating to Canton, you should hear both.

The strength is real. Creekview High School carries a 5-star SchoolDigger rating and ranks among the top 50 high schools in Georgia. That's not a vague "great schools" line. It's a number you can look up.

The strain is real too. At a district 20-day enrollment count, Creekview came in at 105% of its building capacity, and the district responded by adding a second gym. That's what happens when a county keeps adding rooftops.

The district is also building. The new Cherokee High School campus opened this August, replacing the district's oldest high school building. It's about 474,000 square feet with 152 classrooms, built for 3,000 students, plus a new stadium.

So what does that mean for you as a buyer?

A strong district grade tells you the system is well run. It doesn't tell you how crowded the specific school for a specific address will be the year you move in. Newer subdivisions can feed schools that are already full, and that's worth knowing before you sign, not after.

Before you commit to a part of Canton, ask me how current enrollment at the zoned schools compares to building capacity. I'll pull it for any address you're considering. Send me a message here on Facebook, or read the full Canton guide: spenserthomas.com/communities/canton

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

10/07/2026

If you're moving to Canton for the schools, here's the part most people miss: the school is set by the street address. Not the zip code, and not the subdivision name on the listing.

Canton is a big area. BridgeMill, Great Sky, and the streets around downtown all say "Canton, GA" on the mailbox, but they don't all sit in the same attendance zone. Canton addresses can feed Creekview High, Cherokee High, or Sequoyah High depending on where the home sits, and the elementary and middle school assignments follow the same address-by-address logic.

The district as a whole is strong. Cherokee County School District holds an overall Niche grade of A. But a district grade is an average across dozens of schools, and you're buying into one specific elementary, middle, and high school.

So here's what I do with every buyer who tells me schools matter:

1. Pull the exact address before you fall for the house.
2. Check it against the district's own school locator, since zone lines in a growing county can shift.
3. Look at that specific school's rating and how full the building is right now.

That third step matters more in Cherokee County than most places. Some schools here are growing faster than their buildings, and I'll get into that later this week.

If you're comparing Canton neighborhoods from out of state, I'm happy to run the school check on any address you're looking at. Send me a message here on Facebook, or start with the full Canton guide: spenserthomas.com/communities/canton

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

10/05/2026

Metro Atlanta has more homes for sale right now than at any point in over six years. If you own a home in Kennesaw, that's worth paying attention to.

This isn't a reason to panic. It's a reason to get informed.

Here's what a fuller market means in plain terms. Buyers have more choices and more time to decide. Days on market across the metro have nearly doubled, and price reductions have become routine. The sellers who do best in a market like this are usually the ones who priced it right from the first day.

You don't have to be ready to sell to benefit from knowing where you stand. Maybe you're thinking about a move next year. Maybe you're just curious how much your home has changed in value since you bought it. Either way, it's a lot easier to make a good call when you know your number than when you're guessing.

Checking takes a couple of minutes on my site. You'll get an instant estimate, free and with no obligation, and you don't need to pick up the phone to start. If you want to go further, I'll follow up with a detailed pricing analysis built on recent Kennesaw sales.

Check your Kennesaw home's value now: spenserthomas.com/home-value?tenant=spenser-thomas

Questions? Send me a message here on Facebook.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

10/05/2026

Walking through the dramatic two-story foyer at 3262 Ashmore Hall Drive in Marietta, GA, I’m struck by the gleaming hardwood floors and cathedral ceilings that draw you straight into the heart of the home. 💫 The chef’s kitchen steals the show with its double oven, custom cabinetry, and waterfall-edge island perfect for gathering with friends. 🍽️ Just steps away the fireside family room is wrapped in built-in bookcases and bathed in natural light. Upstairs you’ll discover five more bedrooms and four spa-inspired baths, but the true retreat sits on the main floor. The primary suite features a freestanding tub, double vanities, vaulted ceilings, and separate water closet, creating a private oasis. Smart home features and high-speed internet make work-from-home days a breeze. Downstairs offers a daylight basement with its own entrance, ready for a media room or guest suite. Outside the screened porch overlooks a heated gunite pool ☀️ and private yard, ideal for summer evenings. With 8,311 square feet of living space and listed at $1,575,000, this craftsman gem invites you to imagine life at Ashmore Hall. Message me to schedule a showing.
spenserthomas.com

https://spenserthomas.com/contact

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

10/03/2026

More inventory. More time to decide. More sellers open to covering closing costs.

That is not the market from two years ago.

If you sat out the spring and summer because every house had five offers by Sunday night, this fall looks different. Metro Atlanta is sitting at about 5.4 months of supply. Pending sales are down nearly 29% from a year ago. The typical home is taking around 54 days to go under contract.

For a buyer, that adds up to real negotiating power. More homes to compare. Time to get a proper inspection done. And sellers who are more willing to talk about price or closing-cost credits.

Now, the rate question. I hear "I'm waiting for rates to drop" a lot. Georgia's average 30-year fixed was around 7.1% in September, and most forecasts expect rates to hold in the mid-6% range through the end of the year, not fall off a cliff. Waiting for a big rate move could mean waiting into 2027.

Meanwhile, spring brings more buyers back into the market, and this negotiating room tends to shrink when that happens.

There's a reason fall is often called the second-best time to buy. Roughly one in three home sales each year happen in the last four months. Buyer competition thins out, and the sellers still on the market are usually serious about moving.

None of this means you should stretch your budget. It means now is a good time to look at what actually fits it.

If you have been waiting for the right moment to start looking, this may be it. Send me a message here on Facebook and let's talk about what fits your budget right now. You can also get started at spenserthomas.com/buyers-guide

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

10/02/2026

Curious what your neighbor's Woodstock house actually sold for?

You're not the only one. When a house on the street sells, it's the first thing people bring up at the mailbox.

But here's what most people miss. Your neighbor's sale price isn't your home's value. Two houses on the same street can sell thousands of dollars apart because of updates, lot size, the age of the roof, or even the week they listed.

Those automated estimates that pop up online are a starting point at best. They commonly miss by 5% or more, and they tend to be least reliable for homes that aren't currently for sale. On any given day, that's most homes in Woodstock.

So I do it in two steps. First, you can pull an instant estimate on my site. It's free and there's no obligation. Then, if you want the real picture, I'll put together a detailed pricing analysis using recent Woodstock sales and what I know about your part of town. It comes from a local agent who looks at the actual comps, not just a formula.

Get your free Woodstock home value report: spenserthomas.com/home-value?tenant=spenser-thomas

Prefer to talk it through first? Reach out here on Facebook.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

10/01/2026

Sellers pricing within 2 to 3% of recent closed comps are selling faster, and with fewer concessions, than sellers still anchored to 2022 and 2023 peak prices.

I see this play out every week.

A homeowner remembers what the house down the street sold for at the height of the market. They list at that number, planning to "leave room to negotiate." Then nothing happens. Showings are thin. Weeks go by.

Here's the problem with that plan. Buyers this fall have more homes to choose from and more time to decide. They've done their homework and they know the comps. An overpriced listing doesn't get a lower offer. It gets skipped.

Then, around day 60, the price comes down anyway. Except now the listing looks stale, and the buyers who do show up come in lower than they would have on day one.

If you want to close before the holidays, the strongest move is getting the price right from the start.

And "right" depends on where you live. Metro Atlanta as a whole is shifting toward buyers, but Canton's 30114 zip is still acting more like a seller's market. Median days on market there dropped to about 15, down from 42 a year ago. A few miles away, the picture can look very different.

That's why a metro headline isn't a pricing strategy. Your street's recent sales are.

Thinking about listing before the holidays? Send me a message here on Facebook for a comp-based read on what your home is worth right now. Or start with a free home value report: spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

09/30/2026

Think you have to wait until spring to list your Canton home? That's not true this year.

Spring gets all the attention. It also brings the most listings, the most open houses, and the most competition for the same pool of buyers.

Fall works differently. The people shopping in Cherokee County right now usually have a reason to move soon. A job relocation. A growing family. A lease that's running out. They aren't browsing for fun, and your house isn't competing against a wave of spring listings for their attention.

That doesn't mean every home should hit the market tomorrow. It just means waiting shouldn't be the automatic answer because that's what everyone says.

The smart first step is knowing your number.

You can get an instant estimate on my site in a couple of minutes. It's free, there's no obligation, and you don't have to call anyone to get started. If you want a closer look, I'll put together a detailed pricing analysis based on what's actually selling around Canton. Then you can decide on fall, spring, or staying put with real information in front of you.

Find out what your Canton home is worth: spenserthomas.com/home-value?tenant=spenser-thomas

Have a question first? Send me a message here on Facebook.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

09/29/2026

Homes are competing for buyers now, not the other way around.

That's the short version of what the August numbers for metro Atlanta are saying. Here's the longer version, in plain terms.

Active listings across the 11-county metro hit 22,897 in August, up 3% from a year ago. Pending sales dropped 28.9% year over year. That's the fifth month in a row with a big decline. The typical home is now sitting about 54 days before going under contract, and the metro median sale price landed at $400,000, down 1.7% from last August.

Put those together and you get roughly 5.4 months of supply. Around 5 months is where most people in my business stop calling it a seller's market and start calling it balanced.

So what does that mean for you?

If you're selling, buyers have more homes to compare yours against and more time to decide. Price and presentation matter more than they did two years ago.

If you're buying, you finally have some room to breathe. More choices, fewer bidding wars, and sellers who are more open to a conversation.

One thing I'll add. These are metro-wide numbers. Canton, Woodstock, Cartersville and Kennesaw don't all move the same way, and some streets are still tight. Over the next week I'll break down what this shift means for sellers and for buyers separately.

Wondering what this means for your specific street or your home search? Send me a message here on Facebook and I'll walk you through your numbers, or reach out at spenserthomas.com/contact

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

09/25/2026

In Cherokee County right now, 23% of homes sell above asking and 31% take price cuts. Same county, same month. The difference is day-one pricing.

Four years ago, Cherokee County had about 333 active listings. Today there are roughly 1,397. Buyers went from having almost no choices to having four times the inventory. That changes how they shop, how long they take, and how much they are willing to pay over asking.

But here is what most people miss. Cherokee County home values are still up 55% since 2020. Days on market sit between 32 and 47 days county-wide. Homes that are priced correctly from the start are still moving. The ones sitting for months with repeated reductions got there by pricing from last year's comps, not this year's reality.

The data tells a simple story. Preparation and accurate pricing are the difference between the 23% group and the 31% group.

If you are thinking about selling in Cherokee or Bartow County, the first step is knowing where your home actually sits in this market. Not where it sat 18 months ago.

Link in the first comment below.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

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