Alpharetta, GA housing market

Nearly a quarter of Alpharetta sellers have already cut their price this spring, and that tells you more about this market than any headline number. Here's what's going on. The median list price right now is about eight hundred thirty-six thousand dollars. But the typical home value in Alpharetta is around seven hundred sixty-eight thousand dollars, up just over 1 percent from a year ago. That gap between asking prices and actual values is the story. Sellers are aiming high, buyers aren't chasing, and roughly 23 percent of listings have had to come down. Meanwhile there's more to choose from. About 815 homes are for sale, with 342 new listings hitting the market, and homes are taking about 42 days to go under contract. That's not a frozen market, but it is one where buyers can afford to wait out an ambitious price. Values are still creeping up, so this isn't a downturn. It's a pricing discipline problem. If you're selling this summer, price to the market, not above it. The sellers cutting today are the ones who didn't.