This might be the question I get asked more than any other right now. "Megan, should I wait? Are prices going to drop? Should I hold off until rates come down?"

I hear you. It's a big decision and the noise out there is loud. So let me give you my honest, no-fluff answer — because you deserve real information, not a sales pitch.

What the Market Is Actually Doing

Let's start with the data. In Georgia, the median home price is right around $375,700 as of early 2026 — essentially flat compared to last year, and homes are spending about 67 days on the market on average. That's not a crashing market. That's not a runaway seller's market either. That's a balanced market — and for buyers, a balanced market is actually a really good thing.

Georgia home prices are forecast to appreciate 2 to 4 percent in 2026, with inventory growth providing improved selection without oversupply — and experts agree a housing crash is unlikely. In the specific markets I serve — Henry, Jackson, and Butts Counties — values are holding, inventory is healthier than it's been in years, and buyers have real negotiating room.

The Rate Reality

Yes, mortgage rates are higher than they were in 2020 and 2021. There's no way around that. Most housing experts expect mortgage rates to average around 6.3% in 2026, with some forecasting rates could dip closer to 6% if inflation continues cooling.

Here's what I want you to understand though: waiting for rates to drop significantly before you buy is a gamble. If rates drop, every other buyer who was waiting will jump into the market at the same time — and prices will likely go up because demand surges. You'd be buying a more expensive house at a lower rate and possibly in a more competitive situation. The old saying in real estate is "marry the house, date the rate." Buy the right home for your life now. If rates drop later, refinance.

What "Balanced Market" Means for You

In a balanced market — which is exactly where Georgia and our local counties are right now — both buyers and sellers have reasonable leverage. For buyers this means a few really important things.

You have time. You're not making a decision in 24 hours with five other offers on the table. You can do your due diligence, get your inspection, read the disclosures, and make a smart decision. You can negotiate — closing cost credits, repairs, rate buydowns — sellers are more open to these conversations than they've been in years. And you have choices. Inventory across Henry, Jackson, and Butts Counties is significantly higher than it was in 2022. You don't have to settle.

So Is It a Good Time to Buy?

Here's my honest answer: if you're financially ready, have your pre-approval in order, and plan to stay in the home for at least 3 to 5 years — yes. Now is a solid time to buy in Georgia, and specifically in Henry, Jackson, and Butts Counties.

The buyers who are going to look back and say "I'm so glad I bought in 2026" are the ones who didn't let perfect be the enemy of good. They found the right home, negotiated smart, and started building equity instead of continuing to pay someone else's mortgage through rent.

I'm not here to pressure anyone. I'm here to give you the real picture and help you make the best decision for your family.

Want to talk through your specific situation? I'll give you a straight answer — no pressure, no script. Let's figure out what makes sense for you.

Megan Cox — The Legacy Real Estate Group
678-990-6133 📱 or 470-781-1244 ☎️
movewithmegancox.com