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Ok. Do you know why? I only focus on the metro Atlanta area so I don’t keep up with Florida real estate.

Thanks for commenting. May I ask why you believe these three areas will hold steady while everywhere else will not? Also what do you mean by crash?

@ those are the areas that a lot of people want to live in. Demand should keep them stable, plus it’s not an area where huge subdivisions are being built. You can’t. I think prices in other areas could fall 50%. We’re already seeing 10% where I’m at.

I did do videos for Duluth and Lawrenceville that you can find on my channel. I will try to hit Norcross and Lilburn later this month. Data doesn’t start rolling in until between the 8th-10th each month and then over the next few days/weeks afterwards I drop as many videos as I can on the different cities.

Not this month but I will do my best to get to Woodstock next month.

Thanks for watching!

@@LebronKobe69 thanks for watching!

I’ll see what I can do. Might be next month before I get to those. And I’m very familiar with 30033, it’s where I grew up and my parents still live close to former north Dekalb mall. I look forward to seeing what happens to the area.

Lulah Hills will be the rebirth of North Dekalb Mall. The transformation of this property will bring retail, office, and restaurant space. EDENS( developer) also has plans to build 1,700 multifamily units, 100 town homes and a 150 room hotel.

Looking forward to seeing the transformation.

Yep. While low inventory will continue to keep prices high, rates will cause fewer buyers to be able to enter the market which will draw a stalemate. If this persists I think it will be a slow year for real estate. Single family homes will remain steady. But the condo market I think will take a hit and prices will drop.

Thanks for the comment. I listened to it and I wasn't getting any difference in the left and right side in my ear buds or my head phones. I'll keep an ear out for it as other videos are put out to make sure its not a problem on my end.

You should have come over and said hey. It wouldn’t have bothered me at all. Thanks for watching

Traditionally inventory is the indicator of a buyer's or seller's market. When inventory is below 6 months the industry considers this a seller's market. When we are between 6-7 months of inventory it is considered a balance market and when we are above 7 months it is considered a buyer's market. In reality, these are arbitrary numbers that I did not create, but what the industry has used. With that said, you can create your own idea of a buyers and a sellers market yourself. For me, I would say that just because the sales to list price ratio isnt at a median of 100% doesn't mean its a buyers market. You mention negotiating power. Just because buyer's now have some negotiating room to me does not indicate that the power is now on their side. Months of inventory, which is a measurement of the rate at which the amount of homes on the market are being consumed/purchased, is a vaid number to look at because so many other numbers seem to follow pretty reguallarly. For instance, as we see inventory apporach 6 months, we typically see the median days on market reach 60 days. The percent of homes under contract when we hit 6 months of inventory also seems to reach about 20% and the median sales price from previous years seems to remain the same. I am looking at inventory but only because things like time on market, percent of homes under contract, median sales price and the like all seem to be influenced by this number. When I see a rise in sales prices from last year to this year exceeding last years prices even with inflation is factored in, that tells me that sellers still have the advantage. When I see that buyers don't have a lot to pick from because the number of homes on market are so limited, this still shows me that seller's have an advantage. I hope this makes sense. With that said, whether it is a buyer's or a seller's market is really a matter of opinion as to what number or numbers you choose to follow and apply. I have decided to follow industry standard for the most part. However, if I see we have below 6 months but see median home value go down, homes sit on the market for over 60 days, less than 20% under contract and more numbers that indicated homes aren't selling, then I will defintely say it is a buyer's market despite the inventory numbers.

Yes, which is unlikely unless some kind of major economic downfall happens. That number was introduced not to say it will happen, but to show that it would take a major turn in the job market for inventory to rise up quickly. If the economy and job market remain as is or gets stronger, don't expect inventory to rise high enough to become a balanced or buyers market for single family homes.

Thanks for watching!

@@chasedecraene5133 thanks! I appreciate you watching and commenting.

Thanks!

Very much agree that too many homes in Atlanta have been bought by big investors. Really want to put a cap on how many homes investors can buy in an area.

I'll see what I can do in the next month or two to hit Snellville. Are you looking to buy, sell or invest in Snellville?

@@AtlantasRealMcCoy Thanks keep up the great Videos

John's Creek nice place to live but one the worst places to commute in or out of.

@@bainbridgejim definitely tough commute with no major interstate nearby.

Thanks for watching and replying. Currious where you are getting the numbers for a large percentage of seller's at or below price they paid? From my research 90% of homeowners have some equity and 3 out of 5 have $100,000 or more in equity.

@@nerdecho thanks for watching and commenting. Just curious what you’re seeing that makes you think it’s a buyer’s market in and around Atlanta? The market is most definitely slow, but all the data shows that we are still in a sellers market. Would love to know what data you are seeing that shows something different.

I likely can’t do this month but maybe start next month.

Probably not this month but maybe next month. I’ll see what I can do.

@ thank you 🙏🏼

@@tyler_russell thanks for watching. Definitely keeping an eye out on that market over the next few months.

@@LebronKobe69 thanks for watching

First, thanks for watching and commenting. I always love to interact and get other people's thoughts. Second, if someone thinks prices will decline I am not sure why anyone would laugh at that, prices do go down some months for some areas. I can say the only thing I have pushed back strongly on the last 3 years or so is against people saying that the market is going to crash. Third, I wouldn't get ahead of ourselves when it comes to price declines. Most months we have seen price increases (at least in real value) and for Q3 we saw a 6.1% in crease in home values compared to last year. With all that said, I don't think it would be a bad thing to see some stagnation when it comes to price. We really need to see housing affordability come back down. Two biggest factors will be inventory and interest rates.

@ I agree that there probably won’t be a crash, I also believe stagnation will help the current generation catch up and actually able to purchase a home. Also I feel like when people say a crash a lot of people think an immediate 100k drop in value. I think it’s over a time the crash happens and that’s why it’s only really caught after awhile. Values have gone up I agree but sales have been in decline this entire year. Some is rates and election but a majority of that is just price. When you see a house listed at 250 in 2019 and then listed for 420 in 2024 you can’t tell me there isn’t a bit of questioning that doesn’t happen to a buyer. Economists and investors have said this market in Atlanta is the 2nd most over valued market in the country where houses are overvalued by 40%. The other big problem is people need to stop renting single family homes if they wanna see lower prices because they are feeding the beast and giving investors more reasons to invest in sfh in Atlanta. If you wanna rent a home for the rest of your life and never own it that’s fine. Majority of people don’t wanna do that. Oh also if prices are adjusted for what homes are selling for and the only people purchasing homes rn are investors and people willing to put themselves in large debt that qualify for it then this naturally pushes prices up. Since people at the bottom can’t afford them. That line is moving higher and more people are going to the bottom than there are at the top.

Overall I would say no, its still a seller's market. However, if I look at just Pendergrass we are seeing 5.29 months of inventory, median sales price of $387,000 which is down month over month. The estimated value of all homes according to NARRPR is that the homes are valued around $345,980 which is up 3% from last year. So this market is still a seller's market but almost a balanced market. Braselton however sits at 3.88 months of inventory and $470,000 median sold price which is up month over month. Gainesville sits at 3.66 months of inventory and a median sold price of $390,000 which is down month over month. But the median estimated value of all homes is at $381,380 which is which is up 2.1% from last year. While I'd still consider it a seller's market it is still moving towards being more balanced. Hope this info is helpful.

@ thank you for the useful info i definitely subscribed

@ thanks! And if you ever have any questions feel free to reach out, my contact info is in the description of every video.

Are you wanting single detached info, attached or all together? I’ll see what I can do about getting some east cobb info for my county by county breakdown video. I know I’ll have Cobb info for it but if I can get more specific data for east cobb I’ll include it. Are you looking for investment purposes?

@@AtlantasRealMcCoy thank you! I'm mostly interested in single detached...

@@LebronKobe69 In my county by county video (which I think will drop on Friday) I have included east Cobb numbers. However, they are numbers for single family and attached homes. If I am able, I will see if I can just get single family detached home info for you. If you send me an email, I may be able to pull that data for you and just email it to you. My email is jonathanmccoy3@gmail.com

​@@AtlantasRealMcCoyKennesaw and Marietta too please

@ I did not have those on my list originally but let me see what I can do.

What? Not quite sure what you are looking at. I went back and checked and everything looks fine. You may need to check your video quality.

What fun memories to have

How much for what?

You’re welcome. Thanks for watching

@@SantanaDr809 thanks for watching and for your kind comments. I do my best to be as accurate as possible without too much sensationalism. It’s hard because to get eyes on youtube you have to have a title, thumbnail and intro that capture the audience. And most eyes are drawn to sensationalism. So it’s a fine line to walk.

Thanks for watching and commenting. While no one can 100% guarantee anything, I will say that for 3-4 years now I have had people talking about a crash and it hasn’t happened. I would just point out a couple of facts. When we had a drop in interest rates in September, we saw the largest increase in application for home loans than we’ve had in the last 2 years. We see this reflected in the home under contract that have increased. This was the first time I’ve seen an increase in homes under contract that I’ve seen in the monthly numbers I present, when comparing year over year, all year. There is an obvious logjam of homebuyers out there and the numbers back it up. And we didn’t even go below 6%. If we go below 6%, the market is going to get really hot, really fast. I’d love to hear that data you have seen to support your thoughts. I love to hear other perspectives I just want to see the data that supports it.

@@AtlantasRealMcCoy Although I cannot verify this data, it was estimated that 75% of realtors in the US have not had a single sale this year. It would be hard for me to imagine that you have not seen a difference between your sales this year vs last. It has been well documented that the data the BLS puts out on employment continues to be revised down in the months following. You can also literally see layoffs happening everyday in the news and LinkedIn. Unless you’re paying in cash, you’ll need a job for that mortgage. I really don’t see lower mortgage rates drawing out more buyers; in this environment where people are losing jobs, people are going to be more cautious with making the biggest purchase of their lives. This would be interesting to revisit next year and see if sales will really go up for realtors with lower mortgage rates.

Great response to this comment - so accurate. So much talk about a crash "coming" for a few years now. And even with a crash, prices will go down, which will lead to those currently on the sidelines jumping in to buy.

Thanks for watching! Latest data and videos will be dropping soon.

6 months of inventory is considered a balance market. As far as Airbnb properties in metro Atl, I have no idea. That is not something I keep up with.

Plenty of kids. This was filmed during the school day. People do get out to walk their dogs as well.

A video will be dropping on Friday that will have specific Gwinnett county info.

I will be dropping a video on attached homes next week.

Its lower than it has been but its not too crazy. When the pending ratio goes below 20%, we will be looking at an even market or a buyers market finally. But with rates improving we will see if there is a bounce back. I do think with the building of all the new townhomes and some condos in the area that it is possible to over saturate the market for more than what is the normal demand for attached homes. The desire to fill the void in the housing market with attached homes may have a negative effect soon.

Thanks for watching

Does this show sellers are out of their minds or buyers? If I am selling anything and someone wants to pay me more for that item, isn't that the goal of the seller? Buyers maybe the ones who need to stop paying such high prices for homes. And agents need to properly advise buyers, especially those trying to push their budgets.

You will have to options when buying a home to not pay your buyer's agent. 1) Buy a home without an agent. 2) Use and agent and if the seller doesn't want to pay your agent, don't buy that house and move on to the next.

While I’m sure that there are some investors out there buying townhomes and condos, it seems like most of the big investors stick with single family detached homes.

Not quite sure where your racism comment is being directed. My brokerage is supplied with these numbers by a third party so I have no control over which counties they include and do not include. And I mentioned at the beginning of the video that some southern counties were left out and I also mentioned that I didn't know why but I gave an idea of why that may be. In addition, there is a lot of diversity all over Atlanta and the metro Atlanta areas, including all the counties that are covered in this video. I personally would love to have all the metro counties included in the numbers but once again, I am not a statistician nor do I have any input in the numbers we receive. I would be happy to discuss this in more detail or reach out to the company that provides us with these stats to ask why Henry and Clayton counties are not included in the data we are given.

@AtlantasRealMcCoy Its the untold silent saying, by those who live south of the airport. Since the 1950's nothing financial is allocated south of I20. Just like the metro only goes south of I20 because the airport is there. Not one office high rise commercial development everything went north or east. So to yes there are definite racist tones to being south of I20 by the powers that be.

@@Fazak38 Im in total agreement with you on that. Both with money going into areas south of I20 for commercial development in terms of high rises as well as a lack of chain stores (grocery, shopping, dining, etc...) in these areas. There are also areas that have suffered from low appraisals as well. I think we are starting to see a slow change but I hope it happens at a greater rate. What I guess I am trying to understand is why not having stats given to us by this company is racist? Is your thought on this that the counties that are under served by commercial development are also not getting accurate data provided for them as well? The company that provides my brokerage with this data does not get us stats for Hall County, Walton County, Newton County or Rockdale either (The last two I 20 splits). While I would love more county stats provided to us, as I am a numbers guy and I have sold properties all over Atlanta, I think the company can only pull so much data and get it out to our offices in a timely manner. And since all 3 offices that I know get this data that my brokerage is owned by are located in Roswell, Alpharetta and Peachtree Corners (all in north metro Atlanta), I think we are just provided with the Counties closest to us. But that is just my guess. Thanks for commeting and having this coversation.

You're Welcome

It kind of depends on what you are looking for in a home, neighborhood or area and what price range you are wanting to stay in. I see in your picture for your profile you are holding up bass while fishing. So if you want to be near Lake Lanier, then Sugar Hill, Buford and Flowery Branch maybe good options. I would love to talk with you more about options that could best match your needs/desires. We should setup a call. Feel free to reach out to me at 678-894-4088 or email me at jonathanmccoy3@gmail.com. Finding out more about your situation would help tremendously in pointing you to the best cities for you and your wife.

@@AtlantasRealMcCoy thanks for the response I’ll keep that in mind thank you ! I’ll reach out when we’re ready thanks!

@@tylergarrison9031 Sounds good. Look forward to talking with you once the time arises.