If you live in Marietta or you are thinking about moving close to Marietta Square, The Battery, or East Cobb, you are probably watching home prices closely. The Marietta housing market in November 2025 looks different from the frenzy of a few years ago, but it is still very active.
This update focuses on single family homes in Marietta and breaks down what buyers and sellers need to know right now. The Agency Atlanta tracks the numbers and pairs them with on the ground insight so you can plan your next move with confidence, not guesswork.
Quick Look at the Marietta Housing Market in November 2025
The November 2025 report for Marietta single family homes shows an active market that is more selective than it was a year or two ago.
New listings for the month came in around the mid 260s, slightly higher than last November. Sold listings landed just over 200, which is down from the low 230s the year before. In simple terms, more homes are hitting the market and fewer are closing each month. Buyers have more options, and sellers have more competition.
Median sold price for November sits just under 500,000, very close to where it was last year. Average sold price is a bit over 600,000, which is higher than last November. That tells us there is still strong demand for well positioned homes at the higher end of the market.
Looking at 2025 as a whole, new listings are up by a clear margin compared with 2024, and total sold listings are slightly higher. Median sold price for the year is in the low 500,000s, a solid step up from last year.
Active listings peaked in the middle of 2025 at around the high 700s, then eased a bit into fall. Months of inventory now hover near 3 months instead of the tighter 2 month levels we saw in past years. That shift is a key reason the market feels more balanced today.
If you want a deeper look at how these numbers play out on your street or in your subdivision, The Agency Atlanta can pull a simple Marietta Market Snapshot that shows recent sales, active competition, and pricing trends for your exact area.
Is Marietta a Buyer or Seller Market Right Now
With months of inventory around 3 months, Marietta in November 2025 is close to a balanced market.
It is no longer the overheated seller market where almost everything sold in a weekend. It is also not a distressed buyer market with falling prices and long lists of stale homes. Instead, buyers have more time and more choice. Sellers who lean into pricing and presentation still see strong results.
On average, homes in Marietta are selling for just under 98 percent of their asking price for the year. That means most homes are not selling far below list price, but buyers are less willing to chase aggressive numbers than they were in 2021 and 2022. If a home is priced too high for its condition or location, the market pushes back.
The key shift is simple. The market does not reward guesswork anymore. Strong listings, with smart pricing and strong marketing, win. Weak listings sit and often need price cuts later.
What November 2025 Means for Marietta Home Buyers
If you are shopping for a single family home near Whitlock Avenue, East Cobb, West Cobb, or around Marietta Square, the current market has some advantages for you.
There is a solid group of homes between 300,000 and 699,000, which covers many first time and move up buyers. There is also a healthy band between 700,000 and 1 million for buyers who want more space, newer builds, or higher end finishes. Buyers at almost every level have more to choose from than they did a couple of years ago.
Average price per square foot rises as you move into higher price bands. That is normal for an established city like Marietta, where larger or more updated homes in prime pockets command a premium. Looking at price per square foot, age of the home, and condition will give you a clearer sense of value than staring at list price alone.
Average days on market for recent sales sit in the 30 to 40 day range. That is longer than the ultra fast pace during the peak of multiple offers, but it does not mean homes are sitting forever. Updated homes that are priced correctly in high demand pockets still move quickly.
As a buyer, this is a smart time to:
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Get clear on your top locations, such as East Cobb, West Cobb, or close in areas around the Square.
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Watch how list prices compare with recent sold prices in those micro markets.
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Look for homes that have been on the market a few weeks and might be ready for a realistic offer.
If you want a curated short list instead of scrolling through pages of listings, The Agency Atlanta and @theagency.atlanta can send a set of on market and coming soon homes that match your budget and wish list in Marietta, so you can focus on real options that fit your life.
What November 2025 Means for Marietta Home Sellers
Sellers in Marietta still hold a solid position, especially if your home is in good shape and close to key routes like I 75 and I 285 or popular hubs like Marietta Square and The Battery. But the market no longer covers for weak pricing or poor presentation.
Median list price and median sold price for November are almost identical to last year. That shows buyers are watching the data and pushing back when homes are priced beyond the range supported by recent sales. Overpricing often leads to longer days on market and price drops later.
At the same time, homes are still selling at roughly 98 percent of asking price on average. Sellers who price within the current range and prepare their home properly are still achieving strong results. In some cases, they are still getting multiple offers, especially in well known neighborhoods and renovated homes.
Condition and marketing matter more than ever. The homes that stand out now are the ones that:
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Look clean and move in ready online and in person.
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Tell a clear story about lifestyle, such as being walkable to the Square or close to key schools or parks.
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Are supported by strong photos, video, and listing copy that highlight what buyers care about in that price range.
If you are considering a sale in the next year, The Agency Atlanta can build a custom pricing and prep plan for your Marietta home, so you know exactly where you should land on price and which projects to handle before you go live.
How Pricing and Days on Market Are Shifting
When you zoom out and look back a few years, the story in Marietta is clear.
Average sale price for single family homes has climbed each year since 2022. Today, prices sit hundreds of thousands of dollars higher than they did just a few years ago. Owners who have held property through that period are sitting on meaningful equity.
At the same time, available inventory and months of inventory have increased. The market has moved from very tight conditions into a healthier balance between buyers and sellers. That is why you hear fewer stories about twenty offers on the first day and more about three or four serious buyers over a couple of weeks.
Average days on market have followed the same path. They are higher than they were during the most intense seller market, but they are still at a level that works for most people planning a move. If your home is priced right and shows well, you can still expect steady interest and a reasonable timeline.
In everyday terms:
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Prices are up over the last few years.
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Buyers now have more choice and more data.
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Sellers have to respect the numbers and lean into marketing to protect their final price.
This kind of market rewards strategy and punishes shortcuts. That is exactly where a marketing first, data driven brokerage like The Agency Atlanta can make a difference.
Planning a 2026 Move in Marietta
If you know a move is coming in 2026, the Marietta housing market November 2025 report is a smart place to start your planning.
If you are planning to buy:
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Dial in on two or three micro areas that fit your daily life, such as East Cobb, West Cobb, or close in streets near the Square.
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Get pre approved early, so you can act fast when the right home shows up.
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Track recent sales and price per square foot in those pockets to set a realistic budget and avoid surprises.
If you are planning to sell:
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Start with a walk through of your home and a realistic list of projects. Fresh paint, minor repairs, and light landscaping can have a strong return in this market.
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Talk with a local expert about which upgrades matter in your price range and which ones buyers in your area do not expect.
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Think ahead about timing around key seasons, while remembering that a well prepared listing can succeed in almost any month when the strategy is right.
The Agency Atlanta can put all of this into a simple Market and Move Plan for your Marietta address. It outlines your likely pricing range, suggested prep, and a timeline that matches your life, not just the calendar.
Marietta Housing Market November 2025 FAQs
Is the Marietta housing market slowing down in 2025?
The market is not stopping. It is normalizing. November shows fewer closed sales than last year, but prices are still higher on average than in 2024, and year to date sales are slightly up. The Marietta housing market has shifted from extreme conditions to a more balanced pace.
Are Marietta home prices going down?
For November alone, median sold price dipped slightly compared with last year while average sold price went up. Year to date, both median and average prices are higher than in 2024. That points to overall growth with some month to month bumps, not a broad decline.
How long are homes taking to sell in Marietta?
On average, single family homes in Marietta are taking about 30 to 40 days to sell. Some move faster, especially if they are updated and priced in line with fresh comps. Others take longer if they need work or start too high.
Is now a good time to buy a home in Marietta?
If you need to move, this more balanced market can work in your favor. You are less likely to face intense bidding wars, and you have more homes to compare, especially in the 300,000 to 699,000 price bands. The key is to be prepared, clear on your needs, and guided by local data.
How can I get a detailed Marietta market report for my home or search area?
The Agency Atlanta can share a detailed Marietta market report and walk you through what it means for your address or target area. You will see the same charts and trends the team uses to guide pricing and offer strategy across the city.
If you are thinking about buying or selling in Marietta, whether that is around Marietta Square, East Cobb, or West Cobb, you do not have to guess your way through this market. Connect with The Agency Atlanta and @theagency.atlanta for a clear, data based plan tailored to your goals and your timeline.
