What does the Atlanta housing market have in common with Back to the Future, The Hangover and The Hunger Games? Todd Emerson, general manager at Harry Norman, REALTORS®, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss how the market is returning to fundamentals, paying for the disruption of the COVID-19 pandemic and pushing homebuyers into a “feast or famine” outlook on for-sale inventory.

Moving Forward After the COVID-19 Pandemic

The COVID-19 pandemic left its mark on the real estate industry, creating new challenges for home builders, Realtors and homebuyers to navigate. During the pandemic, Realtors found creative ways to keep business moving, from masks and cleaning protocols to virtual tours. Now, Emerson says that higher mortgage rates are making it challenging to move inventory.

Emerson explains, “Home values have increased by 50% since 2019 and, when you combine with the increase in the mortgage rates, it can be challenging for a lot of buyers, especially first-time homebuyers who require more time to save up their down payment.”

Metro Atlanta Housing Market Predictions

Homes are not one-size-fits-all, so housing data is most meaningful when divided into three distinct sectors: single-family homes, condos and townhomes.

• Single-family homes: While 4% behind in total sales, single-family homes are expected to catch up if a rate cut occurs in September. The current months-of-supply (MOS) estimate is three to four months, which is a healthy equilibrium for modest home appreciation.
• Condos: The condo market is down 13% with a MOS estimate of eight to nine months. While prices are beginning to depreciate slightly, Emerson confirms that it’s a normal function of the higher MOS.
• Townhomes: This sector is tracking similarly to single-family homes with a 3% decrease in total sales.

Fluctuating mortgage rates have impacted home sales, but what other factors should buyers keep in mind? The effect of recent tariffs remains to be seen, while employment trends and changes in job market conditions, personal consumption expenditures (PCEs) and stock market changes also dictate federal rates.

Choosing the Right Time & Place to Buy

When is the best time to buy your dream home? Emerson assures buyers that “the right time to buy is when you’re ready to buy.” Attempting to time a home purchase with market changes is almost impossible. For home shoppers concerned about mortgage rates dropping, he reminds them that refinancing and rate buydowns are options.

“When interest rates get closer to 6%, which we know will happen over time, it’s going to bring 400,000 to 500,000 more buyers into the market,” said Emerson. “That means more opportunity for you competing against somebody for that house and multiple offers.”

Walkability is still a huge draw for Atlanta homebuyers. They crave locations that encourage a live-work-play mentality, such as West Midtown or closer to Alpharetta. Buyers want the convenience of restaurants, shopping and recreation within walking distance of their homes. Other trends include abundant outdoor living and larger, accessible floor plans that accommodate multigenerational living.

Preparing for the Future

Emerson emphasizes that consistent communication is how Harry Norman, REALTORS® stays ahead in an ever-changing housing market. The brokerage invests in weekly check-ins with agents to discuss best practices and emerging trends, as well as an annual leadership retreat to prepare for the following year.

Emerson said, “It’s all about transparency and building trust with clients.”

Georgia may be experiencing a temporary slowdown in new residents, but improved market conditions and a balanced inventory cycle will position the state to reclaim its appeal as a top relocation destination quickly. Emerson notes that the region’s thriving job market remains a powerful draw, consistently attracting new hires to the state.

Tune in to the full episode to discover what’s next for the Atlanta housing market. For more information about Harry Norman, REALTORS®, visit www.HarryNorman.com.

About Harry Norman, REALTORS®

Harry Norman, REALTORS® is the oldest residential real estate and first woman-owned brokerage in Georgia. Celebrating 95 years in 2025, the brokerage puts a strong emphasis on service, integrity and community involvement and is known for its client-first, relationship-driven approach and vast local knowledge.

Podcast Thanks

Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.

About Atlanta Real Estate Forum Radio

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it.