July 2025 Real Estate Market Update for Athens, GA
Athens & Oconee Real Estate Mid-Year Market Update – July 2025
By Scott Talley, Owner/Broker – 5Market Realty
If you follow us on YouTube or or frequent this site, you know we share monthly market updates to help buyers, sellers, and the community understand what’s happening in the Athens area real estate market.
As of July 2nd, we’re looking back at the first six months of 2025—and the numbers confirm what many of us have been sensing: the market is shifting.
Year-to-Date Snapshot (January–June 2025)
Tracking Clarke and Oconee Counties:
- New Listings: About 1,200 — flat compared to last year.
- Days on Market: Up 24% to 54 days.
- Average Sold Price: Up 4% year-over-year — far from the double-digit jumps of 2021–2022.
- Total Homes Sold: 793, down 12% from 2024.
The key metric? Days on market are up significantly, signaling slower buyer activity and longer listing times.
June 2025 Highlights
- Days on Market: Up 30% compared to June 2024.
- New Listings: Down slightly from last year.
- Price Appreciation: Only +1.5% year-over-year — a welcome cooldown from the unsustainable 17–24% spikes of past years.
While slower appreciation may feel like a negative for sellers, it’s helping make the market more accessible for buyers.
Inventory on the Rise
As of July 2nd, there are 486 active listings in Clarke and Oconee — 143 more than a year ago.
- Just days earlier, inventory topped 500 for the first time in about a year.
- Compare that to the market’s low point, when there were fewer than 130 available homes.
The monthly absorption rate is now 3 to 3.5 months, up from 2.7 months last year. Expect this number to rise toward year-end unless buyer activity unexpectedly increases.
National Trends: A Rebalancing Market
Data from Keeping Current Matters and Realtor.com show:
- Active Listings Nationwide: Over 1 million for the first time since pre-pandemic 2019.
- Inventory Growth in the South: Up nearly 40% year-over-year, though just 3.6% higher than pre-COVID.
- Buyer-Seller Dynamics: More sellers are having to adjust pricing.
The Pricing Reality
- 8 in 10 sellers believe they’ll get asking price or higher.
- In reality, 44% of homes sold so far in 2025 closed below asking price.
- 36% of sellers reduced their asking price at least once.
In Georgia, 21% of listings saw price reductions in May 2025. Overpricing can mean longer days on market and missed opportunities.
What This Means for Buyers & Sellers
- Buyers: Rising inventory = more choices and negotiating power.
- Sellers: Pricing strategy matters more than ever. Be realistic to attract offers in today’s more balanced environment.
As Redfin’s senior economist puts it:
“When buyers and sellers are on different planets, one side eventually has to go. It’s looking like it’s going to be sellers this time.”
Final Word
The Athens market is not crashing—it’s normalizing. If you bought before 2023, you’re likely in a strong equity position. For both buyers and sellers, knowing your market segment is key.
Whether you’re buying, selling, or investing, our team at 5Market Realty can help you navigate the evolving landscape.
📧 Contact
📞 (706) 850-4636