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

09/03/2026

A lot of buyers are waiting for the perfect moment. But Cherokee County's current market data tells a clearer story than most people expect.

The MAI score sits at 32 to 37 right now. That puts buyers in a balanced position with real room to negotiate. There are 950-plus active homes in the Canton corridor alone. Nearly a third of listings have already had a price reduction. And 23% of homes are still selling above asking, which means the market is healthy, not distressed.

Rates are at 6.67% today. But here is what most people forget: your purchase price is locked the day you close. Your rate can be refinanced when the market shifts. That price cannot.

Swipe through the numbers. Questions? Send a message or visit spenserthomas.com/home-value

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

09/02/2026

Pulling into 3262 Ashmore Hall Drive in Marietta I feel like I’m coming home to a private retreat nestled at the end of a serene cul-de-sac in Ashmore Hall. This 0.398-acre lot features meticulous landscaping around the brick exterior and a spacious three-car garage. The front porch sets the tone for curb appeal with its covered, inviting space for morning coffee. Out back you’ll find an entertainer’s paradise: a heated gunite pool with sun shelf surrounded by a stone patio perfect for al fresco dining, and a screened rear porch just steps from the chef’s kitchen. Imagine summer evenings lounging in the shade of the deck off the main level or watching kids splash in the pool while you unwind on the screened porch 🍹🏊‍♂️. Native flowering shrubs frame a private yard that feels miles away from city life. At 8,311 square feet and priced at $1,575,000 this Craftsman estate blends elegance and comfort with its brick three sides construction and covered patio. I would love to show you every outdoor detail this home has to offer. Message me to schedule a showing
spenserthomas.com

https://spenserthomas.com/contact

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

09/02/2026

Fall 2026 is one of the best buyer windows Metro Atlanta has seen in three years.

Swipe through to see four reasons why September is the right time to start your home search in North Georgia, and what the market data actually says right now.

The short version: fewer competing buyers, motivated sellers with real room to negotiate, 58 average days on market, and up to $10,000 in Georgia Dream down payment assistance that most first-time buyers do not know about.

Full step-by-step buyer guide: spenserthomas.com/buyers-guide

Questions about your situation? Send me a message here on Facebook.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

09/01/2026

Most buyers think spring is the only time to buy. The data tells a different story for Cherokee County this fall.

Swipe through to see what the numbers actually show. Questions? Send a message or visit spenserthomas.com/buyers-guide

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

08/31/2026

Fall listing reality check: fewer competing sellers, motivated buyers who need to close before year end, and sellers who priced correctly in October 2025 closed in an average of 36 days in Cherokee County (past results, Oct. 2025).

Here is what the comparison looks like:

Fall 2026 (list now)
- Competing listings: Significantly lower than spring peak months
- Buyer motivation: High. Relocations, lease deadlines, year-end financial moves, Georgia homestead exemption deadline before January 1
- October 2025 result: Correctly-priced Cherokee County sellers averaged 36 days to close
- Spring 2027 new listing competition: You are ahead of it

Spring 2027 (wait)
- Competing listings: Metro Atlanta saw 12,663 new listings in April 2026 alone
- Buyer motivation: Mixed. Serious buyers and window shoppers
- Inventory trend: Cherokee County active listings are up 25% year-over-year; spring will add more
- Bartow County: Already in buyer's market territory with 6.5 months of supply

The spring premium is real but small, approximately 1-2% nationally. On a Cherokee County home at the median price, that is roughly $5,000 to $10,000. Four months of carrying costs frequently exceed that margin.

Pricing correctly from Day 1 is the primary factor in fall success. That starts with knowing what your home is actually worth right now.

Start with your home value: spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

08/30/2026

I have been talking to a lot of homeowners who are asking the same thing right now: should I list before the year ends or wait until spring 2027?

The answer depends on your specific situation. But I will tell you what I tell everyone who asks: it starts with knowing your number.

Here is what I have seen in Cherokee and Bartow County over the past year:

Fall buyers have deadlines. Job relocations, lease expirations, year-end financial decisions, and the Georgia homestead exemption deadline (buyers who close before January 1 qualify for the next tax year's exemption) all push motivated buyers to act in October and November. These are the transactions that tend to close cleanly.

Spring buyers are often window shopping. The same spring market that brings more buyers also brings 12,000+ new Metro Atlanta listings in a single month. Your home is one of many.

Four to five months of carrying costs on a $450K home adds up to $8,800 or more. The spring price premium is real but typically runs 1-2% nationally. The math does not always favor waiting.

I am not going to tell you fall is always better. I am going to show you what the data says for your specific home and neighborhood and let you decide.

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

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

08/29/2026

The question I hear most right now: "Is it still a good time to sell?"

Here is my honest answer: it depends.

It depends on your neighborhood. Your price range. Your timeline. And whether the buyers active in your area right now are looking for what you have.

I can tell you that Canton ZIP 30114 is one of the fastest-moving submarkets in North Georgia. Median days on market there is 15. Homes priced right are going under contract in about two weeks.

But I can also tell you that some Bartow County subdivisions are sitting for 50+ days. Active inventory there is up 26% over last year, which means buyers have more to choose from and more room to negotiate.

Same region. Very different conditions depending on the street.

So when someone asks me if now is a good time to sell, I do not give them the easy answer. I pull the actual numbers for their neighborhood, their price range, their type of home. Because that is the only version of "the market" that matters to their decision.

If you have been thinking about selling but are not sure where you stand, a free home value estimate is a good place to start. No commitment, no pressure. Just a current number based on real local data.

Get yours here: spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

08/28/2026

Most first-time buyers in North Georgia have never heard of Georgia Dream.

It is a state-funded down payment assistance program that is still active in 2026.

Here is what it provides:
- Up to $10,000 toward your down payment
- Compatible with FHA and USDA loans
- Paid directly to your lender at closing, so the assistance amount does not come out of your pocket at the closing table
- 0% interest with no monthly payment (repaid when you sell or refinance)
- Requires a HUD-approved homebuyer education course

Income limits and purchase price caps apply by county and household size. A Georgia Dream-approved lender will walk you through eligibility based on your specific situation.

If the down payment has been the reason you have not moved forward, this program is worth one phone call to find out where you stand.

I regularly work with buyers who use this program and can connect you with lenders who know the process well. Reach out at spenserthomas.com/contact or send me a message here on Facebook.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

08/28/2026

Imagine stepping into this bright and airy 3-bedroom, 2.5-bath townhome nestled in Landings at Kennesaw Mountain in Kennesaw, GA. With 1,988 square feet of open concept living, updated vinyl and ceramic tile flooring guide you from the entrance foyer past 9 ft high ceilings into a space filled with natural light. Neutral designer paint and a tray ceiling detail add a touch of elegance. The kitchen really shines with granite countertops, white cabinetry, a gas range, built-in dishwasher, disposal, and a refrigerator ready for weekend brunch gatherings with friends. Enjoy cozy movie nights in the spacious living room or organize your things in generous walk-in closets. A brand-new HVAC system and all-new insulation deliver greater energy efficiency and year-round comfort. Upstairs you’ll find plush carpet underfoot in the primary suite, a serene ensuite bathroom accented with easy-care tile, plus two additional bedrooms perfect for a home office or guest room. Beyond the walls, morning coffee ☕ on your private entrance porch is just steps away from local hiking trails at Kennesaw Mountain. Make this $365,000 townhouse your answer to low-maintenance living close to everything you love 😊

Message me to schedule a showing
spenserthomas.com

https://spenserthomas.com/contact

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

08/27/2026

In Cherokee County right now, 23% of homes sell above asking. And 31% take a price cut.

The difference is almost never the home itself. It is the list price.

A balanced market does not mean a bad market for sellers. Cherokee County's average sale price is still near $570,000, and five-year appreciation sits around 55%. Most homeowners here are in a strong equity position.

But balanced does mean that buyers have more choices and more time to compare. They are touring 3 to 5 homes per neighborhood before making an offer. If your price is even slightly off, they move on to the next one.

The homes closing in 15 to 39 days are the ones priced with current, neighborhood-specific data. Not spring comps. Not a number from Zillow. A real read on what buyers in your ZIP code are paying right now.

The ones sitting for 50 to 70+ days are often solid homes that just started too high. And every week on market costs momentum that is hard to get back.

Which side of that line your home lands on is almost entirely about where you set the price on day one.

Get a free home value estimate to see where you stand: spenserthomas.com/home-value?tenant=spenser-thomas

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

Spenser Thomas Real Estate

09/03/2026

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