Spenser Thomas Real Estate

Spenser Thomas Real Estate https://spenserthomas.com

When buyers have more options, the homes that sell are the ones that make the decision easy.Right now, one in three Metr...
06/19/2026

When buyers have more options, the homes that sell are the ones that make the decision easy.

Right now, one in three Metro Atlanta listings has taken a price reduction. That is up nearly four percentage points from last year. The sellers who avoid that? They do four things consistently.

1. Price within 2% of their CMA from day one. Not "testing the market" at a higher number. The data is clear: overpriced homes sit, then chase the market down with reductions that make buyers wonder what is wrong.

2. Stage the front entry and primary bedroom. You do not need to stage the entire house. But buyers form opinions in the first 30 seconds after walking through the door, and the bedroom is where they picture themselves living.

3. Invest in professional photography. In a market where buyers scroll through 95 listings in Kennesaw alone, your phone photos are not going to stop their thumb. Professional shots are the difference between a showing and a skip.

4. Respond to offers within 24 hours. Buyers today have choices. If you sit on an offer for three days, they move to the next home on their list.

These are not expensive steps. They are the difference between a 21-day sale and a 60-day sit.

Want to talk through your home's positioning? Reach out at spenserthomas.com/contact

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

After 258 days on the market, this 8,311 sq ft craftsman estate at 3262 Ashmore Hall Drive in Marietta offers an unmatch...
06/19/2026

After 258 days on the market, this 8,311 sq ft craftsman estate at 3262 Ashmore Hall Drive in Marietta offers an unmatched value. Priced at $1,575,000, that’s about $190 per square foot, below a recent appraisal for a savvy purchase 🔥. Nestled at the end of a serene cul-de-sac in Ashmore Hall, you’ll love hosting in the chef’s kitchen 🍽️, flowing into the fireside family room with custom built-ins and gleaming hardwood floors. The main-level primary suite features a coffered ceiling and spa-like bath for a private retreat. Outside, enjoy a heated gunite pool 🏊‍♂️, screened porch, and multi-level deck on a .398-acre lot. The finished basement with daylight windows and private entrance adds versatile space for guests or a home office. Built in 2003, this brick three-sides construction blends timeless elegance with modern conveniences like zoned HVAC and high-speed internet. Compared to similar estates in the area, this one stands out for its price per square foot and move-in ready condition. Message me to schedule a showing 😊
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https://spenserthomas.com/contact

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

Metro Atlanta has more homes for sale right now than at any point in the past six years.Here is what that actually means...
06/18/2026

Metro Atlanta has more homes for sale right now than at any point in the past six years.

Here is what that actually means if you are shopping in Kennesaw or Woodstock.

Right now there are about 95 homes listed under $400K in Kennesaw and roughly 80 in Woodstock. A year ago, those numbers were significantly lower. Two years ago, you were lucky to tour a home before it went under contract.

Today the picture looks different. Buyers are seeing less competition at open houses, more time to schedule second showings, and real room to negotiate on closing costs and repairs. The bidding-war environment of 2021 and 2022 is not the market you are walking into this summer.

A few things worth knowing:

- Homes in Cherokee County are sitting on the market longer, which means you can actually compare options before making a decision.
- Over half of Kennesaw sales are closing below asking price.
- Georgia Dream offers up to $10,000 in down payment assistance for qualifying buyers in Cherokee County.

If you have been waiting for a window where the numbers favor you, this is it. More inventory, less pressure, and programs designed to help with upfront costs.

Start your search at spenserthomas.com/buyers-guide

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

Another one under contract in just 13 days! 🎉 I’m thrilled for my buyers who snagged this 3-bed, 2.5-bath, 2,000 sq ft t...
06/17/2026

Another one under contract in just 13 days! 🎉 I’m thrilled for my buyers who snagged this 3-bed, 2.5-bath, 2,000 sq ft traditional home at 33 Misty Ridge Drive, Euharlee, GA 30145 for $300,000. They’re going to love the in-ground pool with a brand-new liner, perfect for summer laps 🏊‍♂️, and the huge finished bonus room that’s already planned for movie nights. With 10 ft ceilings in the foyer, hardwood floors in the living room, fresh paint, luxury vinyl plank throughout, stainless-steel appliances, and a private 1.23-acre yard with deck and rear porch, this 1998 build marries classic charm and modern updates seamlessly. From the entrance foyer with cathedral ceilings to the updated light fixtures and dual vanities in both full baths, every detail feels fresh and move-in ready. Imagine weekend BBQs under the stars or quiet mornings on the rear porch. Huge congrats to my clients, thank you for trusting me to guide you through this hot market! If you’re curious about current demand or want a tour of similar homes in Misty Forest, message me to schedule a showing.
spenserthomas.com

https://spenserthomas.com/contact

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

June is National Homeownership Month. Here's what the market looks like right now in North Georgia, and why this June is...
06/17/2026

June is National Homeownership Month. Here's what the market looks like right now in North Georgia, and why this June is worth paying attention to.

Three numbers that tell the story:

1. Inventory is at a six-year high across Metro Atlanta. Over 33,600 homes are listed right now. That's up 28% from last year and the most options buyers have had since before the pandemic.

2. Mortgage rates are holding around 6-6.5% for a 30-year conventional loan. Down from the 7%+ peaks that froze a lot of buyers in place. If you've been waiting for rates to drop since 2022, you've been waiting four years. The buyers who acted in 2024 have been building equity for 18 months.

3. In Kennesaw, the median home price sits around $352K-$399K and homes are averaging 40 days on market. In Woodstock, you're looking at a higher median around $525K with 45 days on market. Canton sits in the mid-$400s to $500K range with 50-57 days. The point: every community has its own numbers, and knowing them matters before you start.

For families with school-age kids, this timing matters too. The school year just ended, which gives you the summer to search, close, and settle before fall enrollment. That window is real and it's open now.

If you've been thinking about starting a search, this is a reasonable month to have that conversation. No pressure, just context.

Reach out at spenserthomas.com/contact or send me a message here on Facebook.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

I just reduced the price to $365,000—a $10,000 price improvement from $375,000—on this beautifully maintained 3-bedroom,...
06/16/2026

I just reduced the price to $365,000—a $10,000 price improvement from $375,000—on this beautifully maintained 3-bedroom, 2.5-bath, 1,988 sq ft traditional townhouse in the Landings at Kennesaw Mountain, offering unbeatable value! Built in 2007 and boasting one of the largest floor plans in the community, this home welcomes you with a private entrance and 9 ft ceilings in the foyer.

Sip your morning coffee at the large breakfast bar overlooking the cozy, fireside family room 🌅. The open concept main level features updated vinyl and ceramic tile flooring, neutral paint tones, granite countertops, white cabinetry, and stainless steel appliances. A brand-new HVAC system ensures year-round comfort and major peace of mind.

Upstairs, relax in a spacious primary suite complete with tray ceiling, walk-in closet, and spa-style bath. Two additional bedrooms share a full bath, and a convenient half bath on the main level is perfect for guests.

Nestled just minutes from Kennesaw Mountain trails, local shops, and top-rated restaurants, this brick-front home sits on a 0.06-acre lot with HOA lawn care covered, giving you more time for adventures around Cobb County. After 39 days on market, it’s ready for its next owner—will it be you?

https://spenserthomas.com/contact to schedule a showing
spenserthomas.com

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

The summer buying timeline. If you want to be in your new home before school starts, here is when each step needs to hap...
06/16/2026

The summer buying timeline. If you want to be in your new home before school starts, here is when each step needs to happen.

A July or August closing requires three phases to line up, and the timeline is tighter than most families realize when they start planning.

Phase 1: Pre-Approval (1-2 weeks)
This is the step that has to happen first. Without pre-approval, you cannot make a competitive offer. It takes 1 to 2 weeks to complete, and it should be in hand already or started this week. If you are relocating from out of state, I can point you toward lenders who specialize in working with remote buyers.

Phase 2: Home Search and Offer (3-4 weeks)
Once pre-approved, the active search begins. That means identifying the right communities, touring homes by video or in person, and getting an offer accepted. In competitive school zones, well-priced homes move quickly, so having a pre-approval letter ready to submit with your offer matters.

Phase 3: Contract to Close (30-45 days)
This is the phase with a fixed minimum timeline. Inspections, appraisal, title search, lender underwriting, final walkthrough. 30 days is fast. 45 days is comfortable. Neither can be rushed past their floor.

Add the three phases together, and you are looking at roughly 8 to 12 weeks from start to move-in. If you are reading this in mid-June and targeting an August move-in, the window is real but narrow.

The families who start this week have a clear path. The ones who wait until July are the ones who run out of time.

Already pre-approved? Send me a message here on Facebook and we can talk about where to start your search.

Not yet approved? That is the first step, and I am happy to connect you with lenders who work with out-of-state buyers. Reach out at spenserthomas.com/buyers-guide.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

Most first-time buyers in Metro Atlanta underestimate this by thousands of dollars.I talk to first-time buyers every wee...
06/15/2026

Most first-time buyers in Metro Atlanta underestimate this by thousands of dollars.

I talk to first-time buyers every week who've done their homework on the down payment. They know they need 3.5% for FHA or 5% conventional. But almost none of them have budgeted for the other $10,500 to $14,000 that's due at closing on a $350,000 home in Georgia.

Those are closing costs, and they're separate from the down payment.

Here's what catches Georgia buyers off guard:

- Intangible mortgage recording tax: roughly $1,050 on a $350K loan. This is a Georgia-specific cost that buyers relocating from other states have usually never seen before.
- Attorney closing fees: Georgia requires a real estate attorney at your closing table. It's state law, not optional, and it adds to your total.
- Title insurance, lender origination fees, and prepaid taxes make up the rest.

Add it all up and you're looking at 3-4% of the purchase price in closing costs alone.

But here's something worth knowing: the Georgia Dream Homeownership Program offers up to $10,000 in zero-interest down payment and closing cost assistance for income-qualified first-time buyers. As of late 2025, roughly 89% of Georgia programs still had available funding. Most buyers I talk to have never heard of it. You can check eligibility through the Georgia Department of Community Affairs.

I sit down with every buyer before we start the search and walk through exactly what closing costs look like for their price range. No surprises at the table.

Watch the full breakdown in the video. And if you want to see what this looks like for your specific situation, reach out at spenserthomas.com/buyers-guide or send me a message here on Facebook.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

Have you ever walked onto a property and sensed its potential? 📍 Imagine 9 acres of level terrain along the rapidly grow...
06/15/2026

Have you ever walked onto a property and sensed its potential? 📍 Imagine 9 acres of level terrain along the rapidly growing Cass White Road corridor in Cartersville, Georgia. Priced at $850,000, this AG-zoned tract is a blank canvas for light or heavy industrial uses—manufacturing, distribution, or logistics all come to life here. The gentle rise of the land offers natural drainage and creates an ideal backdrop for future office patios or signage that commands attention from I-75. 🌳

With nearly half a mile of road frontage, the curb appeal is instant—wide open views, mature tree lines framing your vision, and room to add parking yards, secure fencing, or a covered entrance feature. Imagine welcoming team members under a custom pavilion or designing a landscaped buffer to shield operations while keeping that professional edge. 🚚

I just listed this strategic 9-acre parcel in Cartersville, and I can’t wait to show you how the outdoor space can transform your next project. https://spenserthomas.com/contact for details or to schedule a tour—let’s unlock its full potential together!

spenserthomas.com

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

Metro Atlanta just hit a six-year inventory high. Here's what that actually means if you're thinking about buying in Nor...
06/14/2026

Metro Atlanta just hit a six-year inventory high. Here's what that actually means if you're thinking about buying in North Georgia.

Over 33,600 homes are listed across Metro Atlanta right now. That's up 28% from last year and the highest inventory level since before the pandemic buying frenzy.

In Kennesaw specifically, the numbers tell a clear story for first-time buyers:
- Median home price sits around $352K-$399K
- Homes are averaging 40 days on market
- Sub-$400K townhomes and entry-level single-family homes are available

Forty days on market means you're not racing to submit an offer in 48 hours. You can schedule a second showing. You can get an inspection done without waiving it. You can sleep on a decision that's going to shape the next decade of your life.

I walk every buyer through current inventory and market conditions before we ever start the search together. That way you know exactly what you're looking at and what's realistic for your budget.

If you've been browsing Zillow and wondering whether the timing has gotten any better, the data says it has. Start your home search at spenserthomas.com/buyers or send me a message here on Facebook to get started.

Spenser Thomas | Coldwell Banker | Equal Housing Opportunity

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620 Holcomb Bridge Road
Roswell, GA
30076

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