Marietta is not a one-size-fits-all market. A bungalow near Marietta Square can move differently than a larger home in East Cobb, and both can feel worlds apart from neighborhoods closer to I-75 and the Cumberland corridor. This Marietta GA market report January 2026 breaks the month down into simple takeaways you can actually use, whether you’re buying, selling, or just tracking your home value.
The headline story is clear. More homes hit the market, fewer closed, and the typical sale took longer to secure. Pricing stayed surprisingly steady at the median, even while the average dipped.
At a glance: Marietta single-family snapshot (January 2026)
Here’s the cleanest way to see what changed from last January.
| Metric | Jan 2026 | Jan 2025 | Year over year |
|---|---|---|---|
| New listings | 372 | 306 | +21.57% |
| Sold listings | 127 | 172 | -26.16% |
| Median list price (sold homes) | $475,000 | $482,000 | -1.45% |
| Median sold price | $475,000 | $465,000 | +2.15% |
| Median days on market | 44 | 27 | +62.96% |
| Average list price (sold homes) | $593,144 | $609,137 | -2.63% |
| Average sold price | $574,790 | $590,932 | -2.73% |
| Average days on market | 57 | 45 | +26.67% |
| List to sold price ratio | 97.2% | 97.7% | -0.45% |
Fast interpretation: Inventory coming on faster than closings usually increases buyer choice. That often leads to longer days on market, more negotiation, and a bigger gap between “listed” and “actually sells.”
If you want a one-page “what this means for my address” breakdown for Marietta, The Agency Atlanta can put together a quick range based on nearby sold comps and current competition.
What changed in January, and what it signals for 2026
1) More listings, fewer sales
Marietta saw 21.57% more new listings but 26.16% fewer closings compared to last January. That does not automatically mean demand disappeared. It often means buyers are taking longer to decide, financing is more rate-sensitive, or pricing is less forgiving when a home needs updates.
This also fits what many people see on the ground. You can tour more options before making a call, especially in the middle price ranges where Marietta has the most activity.
2) Homes took longer to sell
The median days on market jumped to 44 from 27, and the average days on market rose to 57 from 45. That matters because longer market time tends to change behavior on both sides.
-
Buyers feel less pressure to rush.
-
Sellers get more feedback and more negotiation requests.
-
Pricing strategy becomes more important than “testing the market.”
3) Negotiations showed up a bit more
The list-to-sold ratio was 97.2%, slightly lower than last year. In plain terms, the typical closed sale did not match list price, and buyers had a little more room than they did a year ago.
Pricing: why the median held while the average dipped
This is the most interesting part of the month.
-
Median sold price increased to $475,000 (up 2.15% year over year).
-
Average sold price decreased to $574,790 (down 2.73% year over year).
That combination often happens when the “mix” of what sold changes. Maybe fewer higher-priced homes closed this month, or more mid-range homes made up the bulk of the closings. The median is the midpoint, so it can stay firm even when the top end is quieter for a month.
For a buyer, this is good news. It suggests Marietta still has a strong, active middle of the market, where most people shop and most homes trade.
For a seller, it means comps matter more than the headlines. A home near Marietta Square, Kennestone Hospital, or along popular corridors like Whitlock Ave, Roswell Rd, and Cobb Parkway can perform very differently depending on layout, condition, and lot.
If you want, we can build a simple “pricing ladder” for your neighborhood so you know what usually sells faster in your range, and what tends to sit.
Where the market feels most active: the middle price bands
Even without obsessing over exact counts by bracket, Marietta’s single-family activity tends to cluster in the mid ranges. You’ll see a lot of competition and choice in the general $300,000 to $699,000 window, with fewer options below that and more spacing between listings above that.
Here’s how that often plays out on a weekend of showings:
-
In the $300K to $499K range, buyers compare location convenience, layout, and total monthly cost closely.
-
In the $500K to $699K range, buyers are picky about updates, kitchen and bath condition, and how the home lives day to day.
-
In $700K and up, the home’s story has to match the price. Lot, renovation quality, and features like office space and outdoor utility drive decisions.
If you’re buying in the $400K to $650K range, ask for a short list of Marietta homes that match your priorities plus a backup list of “plan B” streets. It makes the whole process faster and less stressful.
What this means for buyers in Marietta right now
Use days on market as your negotiation signal
When median days on market rises, it usually creates pockets of leverage. Not on every home, but often on homes that are overpriced for their condition, have a challenging layout, or have stronger competition nearby.
A simple buyer playbook for this type of market:
-
Tour quickly when a home is a clear match.
-
If a listing is sitting, ask why. Price, condition, showing access, or competing listings are usually the drivers.
-
Focus your offer strategy on the home’s “plan” rather than just the list price. Closing timeline, inspection posture, and repair credits matter more when sellers are trying to keep momentum.
Shop Marietta by micro-area, not just “Marietta”
Marietta covers a lot. Many buyers start by sorting this way:
-
Near Marietta Square: walkable access to dining, events, and local businesses, plus a mix of older homes and renovations.
-
East Cobb pockets: larger lots, more traditional subdivisions, and a wide spread of home sizes.
-
West and North Marietta: more variety in price points and housing styles, plus quick access to I-75 for commuters.
-
Cumberland and I-75 corridor influence: convenient for major routes and job centers, with home types that range from older ranches to newer builds nearby.
Plan for school district verification by address
Marietta includes both Marietta City Schools and Cobb County School District zones depending on the address. If district zoning matters to your decision, confirm it for each home you tour.
What this means for sellers in Marietta right now
Price for today’s competition, not last year’s peak
With more listings entering the market, buyers compare harder. The best strategy is to price based on the strongest comparable sales plus the active listings that buyers will tour the same weekend.
A practical approach:
-
Identify your top 3 competing active listings.
-
Decide how you will win. Better condition, better price, better terms, or better presentation.
-
Launch with a clean plan so you do not burn the first two weeks.
Prep and presentation matter more when days on market rise
When the typical home takes longer to sell, small friction points become bigger.
-
Fresh paint and lighting changes can improve first impressions quickly.
-
A tight repair list reduces inspection pushback.
-
Strong photos and clear listing info help your home stand out online.
Expect negotiation and plan your boundaries early
The list-to-sold ratio suggests buyers negotiated slightly more than last year. Decide before you list:
-
What repairs you will handle upfront
-
What you will consider in credits
-
Your ideal closing window and flexibility
If you want a fast and simple plan, request a Marietta “pricing and positioning” sheet that includes a realistic range, your likely buyer pool, and the top objections to address before you hit the market.
FAQs: Marietta GA market report January 2026
Did Marietta prices go up in January 2026?
The median sold price increased year over year to $475,000. The average sold price decreased, which often points to a different mix of homes selling this month.
Why did homes take longer to sell this January?
Median and average days on market both increased, which commonly happens when buyers have more choices, take longer to decide, and negotiate more based on condition and price.
Is this a buyer’s market in Marietta?
It looks more balanced than last year in terms of pace and negotiation. Some homes will still move quickly, especially if priced well and updated. Others will sit longer and create room for terms.
What price range is most competitive in Marietta?
Many buyers shop in the mid ranges, especially from the $300,000s through the $600,000s. Competition depends heavily on condition, layout, and location convenience.
What should sellers do first before listing in Marietta?
Start with a pricing plan based on true comparable sales and current competition, then build a short prep list that targets the updates buyers notice most.
