If you are buying or selling in Marietta, it can feel like the market is sending mixed signals. Prices can rise year over year while buyers still negotiate. Inventory can grow while sales cool off. That is why monthly numbers matter, but only when you translate them into real decisions.
This Marietta housing market update December 2025 breaks down the latest single-family stats in plain English. You will see what changed from last year, what is steady, and how to build a smarter plan for your neighborhood, your home style, and your timeline.
Marietta housing market update December 2025 at a glance
Here is the month-to-date snapshot for single-family homes in December 2025 compared to December 2024:
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New listings: 228, up 24.59%
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Sold listings: 218, down 5.63%
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Median sold price: $524,000, up 5.01%
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Average sold price: $630,154, up 0.67%
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Median days on market: 26, down from 29
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Average days on market: 41, unchanged
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List-to-sold price ratio: 97.5% (lower than last year)
Quick table you can screenshot
| Metric (Single-Family Marietta) | Dec 2025 | Dec 2024 | Change |
|---|---|---|---|
| New listings | 228 | 183 | +24.59% |
| Sold listings | 218 | 231 | -5.63% |
| Median sold price | $524,000 | $499,000 | +5.01% |
| Average sold price | $630,154 | $625,944 | +0.67% |
| Median days on market | 26 | 29 | -10.34% |
| Average days on market | 41 | 41 | 0% |
| List-to-sold ratio | 97.5% | 98.6% | -1.16% |
Simple takeaway: more homes came to market, slightly fewer closed, and the median sale price still rose year over year.
Prices: what the numbers really mean in Marietta
The headline is easy. Marietta’s median sold price rose to $524,000 in December. The more important story is how buyers are reacting at different price points.
A good way to read the gap between list price and sold price is the list-to-sold ratio. In December, it was 97.5%. That typically means buyers are negotiating, often through price reductions, credits, repairs, or a mix of all three.
This is where your home type matters. Marietta includes a wide range of product:
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Older ranch homes and split-level homes that may need updates
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Newer builds and renovated homes near popular corridors
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Larger homes on bigger lots in certain pockets
With a median sale price around $524,000 and an average sale price around $630,154, many closings cluster in the mid-range, but the top end can pull the average up. Your best pricing plan comes from your neighborhood comps, not just the city average.
Seller tip: If you want speed, price and presentation need to line up on day one. Buyers are still paying for clear value, especially when condition is strong and disclosures are clean.
Buyer tip: Negotiation is real, but it is not automatic. Homes that are priced right and show well can still move fast, even when the overall pace feels calmer.
Inline CTA: Want the short version for your price range? Message @theagency.atlanta and ask for the “Marietta December 2025 Snapshot.” We will send a quick breakdown by zip code and home type, plus a simple next-step plan. No spam.
Listings and sales: supply went up, closings eased
New listings increased to 228 in December, up 24.59% year over year. More new listings usually gives buyers better selection. It also means sellers face more competition if multiple homes are similar in size, layout, and condition.
At the same time, sold listings dipped to 218, down 5.63% year over year. That is not a crash signal. It is a reminder that buyers are moving carefully and comparing options longer.
What this tends to look like on the ground:
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Updated homes with strong photos and realistic pricing still draw steady showings.
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Homes priced above the most recent comparable sales get feedback fast, often in the form of “we like it, but not at that number.”
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Buyers focus more on total monthly payment and condition, so repairs and maintenance history matter.
Days on market: how quickly homes are actually moving
Marietta’s median days on market fell to 26 in December, down from 29 last year. That is a helpful sign for sellers. It suggests that when a home is positioned well, it can still get to contract on a reasonable timeline.
The average days on market stayed at 41. Averages often rise when a portion of listings sit longer, even while the best listings move.
Here is the year-to-date context for 2025 versus 2024, which helps confirm the bigger pattern:
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YTD median sold price: $530,000, up 3.92%
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YTD median days on market: 18, up from 14
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YTD list-to-sold ratio: 98.5%, slightly lower than last year
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YTD new listings: up 13.24%
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YTD sold listings: up 1.02%
How to use this: If you are selling, plan for a more thoughtful buyer and a more detailed negotiation, even if your home sells in a normal timeframe. If you are buying, pay attention to days on market within your exact price band. That is where leverage shows up most often.
Neighborhood context: Marietta is a set of micro-markets
“Marietta” is not one market. Your results depend on neighborhood, lot size, HOA rules, and proximity to major corridors.
A few local anchors that shape buying patterns:
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Marietta Square for dining, events, and walkable pockets
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Easy access routes via I-75, I-575, and Cobb Parkway
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Recreation draws like Kennesaw Mountain and local parks and trails
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Commuter patterns toward Cumberland and Atlanta job centers
School district boundaries also matter in Marietta. Some homes fall under Marietta City Schools and others fall under Cobb County School District. Buyers often filter searches by district lines, so two homes with similar features can see different demand based on zoning.
A real scenario we see often
A seller lists a home near a popular corridor and uses one standout sale from a different pocket to justify a higher list price. Showings happen, but offers come in lower with credit requests. After a tighter price adjustment and a stronger weekend showing plan, the seller gets a cleaner contract and a smoother inspection phase.
The lesson is simple. The market rewards clear value and strong positioning.
Inline CTA: If you are considering a move in Marietta, request a 15-minute pricing plan. We will share a realistic list range, a short prep checklist, and a launch timeline built around homes similar to yours.
Next steps for buyers, sellers, and investors
If you are buying in Marietta
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Pick 2 to 3 target pockets, then track new listings for two weeks.
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Watch days on market in your price range. That usually predicts negotiation room.
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Focus your inspection on major systems first. Roof, HVAC, plumbing, electrical, and structure.
If you are selling in Marietta
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Price to today’s comparable sales, not the highest sale you saw online.
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Plan your first 7 days like a launch. Photos, showing windows, and clean disclosures matter.
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Expect negotiation. Decide ahead of time where you will be flexible and where you will not.
If you are investing
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Run conservative numbers. Use realistic rent, maintenance, and vacancy assumptions.
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Review HOA rules early if you are targeting townhomes or certain subdivisions.
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Know your exit buyer before you close. Layout and location often matter more than finishes.
FAQs: Marietta housing market update December 2025
Are Marietta home prices up in December 2025?
Yes. The median sold price for single-family homes was $524,000, up year over year.
Did more homes come on the market?
Yes. New listings rose to 228, up 24.59% from last December.
Did fewer homes sell?
Slightly. Sold listings were 218, down 5.63% year over year.
How long are homes taking to sell?
The median days on market was 26 days in December. The average was 41 days.
Are buyers negotiating in Marietta right now?
Often, yes. The list-to-sold price ratio was 97.5% in December, which suggests room for negotiation depending on the home and price range.
Quick summary
This Marietta housing market update December 2025 shows higher new listing activity, slightly fewer closings, and a higher median sale price compared to last year. The market still rewards the basics: realistic pricing, strong presentation, and a clear plan for inspection and negotiation.
