Published September 25, 2026 in Market Update

Newnan Has 2.8 Months of Homes for Sale

By Tommy Williams

Real estate, Newnan Sept 2020

People ask me whether Newnan still favors sellers. The answer is yes, but not the same yes it was six months ago. At the current pace, every home for sale right now would be gone in 2.8 months. Anything under four months sits in seller territory. That part is clear. What the number does not tell you is which homes are moving and which ones are quietly running out of time.

Supply is tight, but 573 homes gave up without ever selling

There are only 36 homes for sale in Newnan right now. That sounds like a seller's market, and by the supply measure it is. But zoom out and a different picture shows up. Since the start of this file, 573 lived-in homes came off the market with no sale and never came back. That is 61 homes that gave up for every 10 that sold. The supply looks tight, and at the same time most of the competition already quit without finding a buyer. Of the 630 homes that came off without selling, only 42 came back and eventually closed. Fifteen are listed again right now.

Homes priced under $500K got full price. Higher prices gave more away.

Price is where the market splits most clearly. Homes that first asked between $400K and $500K: the typical home sold for exactly 100% of what it first asked. The typical home in that range sold in zero days, meaning offers came in before the weekend. Move up to $500K to $750K and the typical home sold for 98.3% of its first price, after 102 days on the market. At $750K and up, sellers got 96.5% of their first price, and 74.5% of homes in that range gave up without selling at all. The homes that gave up first asked a typical $433,222. The ones that sold first asked a typical $567,000. That $133,778 gap tells you the homes that gave up were not the expensive ones. They were the ones priced just above what buyers would pay.

The second half of the year moved faster but sold for less

From January through May 2026, the typical home sold for $582,500 and took 51 days. From May through September 2026, the typical home sold for $525,000 and in zero days. Faster, but $57,500 lower. That is not a contradiction. The homes selling quickly now are the ones priced right from the start. In August, 16 homes came on the market and only 10 went under contract. In July it was 12 new listings and 9 contracts. The pace of new listings is outrunning new buyers, which is how a 2.8-month supply starts to drift higher. Nationally, existing-home sales hit 6.54 million in September 2020 and inventory was at 2.7 months, nearly identical to Newnan's number today, per NAR. The difference is that 30-year rates sat at 2.90% then, according to Freddie Mac's weekly rate survey. Today's buyers are working with a much higher cost of borrowing, which is part of why more homes are sitting.

What this means for you right now

If you are selling, the supply number is on your side, but it only stays there if your price is honest from day one. 22.2% of homes for sale right now have already dropped their price, with a typical cut of $27,050. That cut averages 4.1% of the first asking price. The biggest single cut so far is $100,900, in Arbor Springs. A price drop does not just cost money. It costs time and signals to buyers that something is wrong. In the $400K to $500K range, the typical home sold for every dollar it first asked. The ones that did not get it right are in that pile of 573.

If you are buying, the leverage is real but narrow. Under $450,000, 63.3% of homes sold at or above their asking price. Above $850,000, only 26.1% did. That means the room to negotiate grows as the price goes up. The last bidding war in this data went under contract on April 26, in Arbor Springs Plantation, and sold $72,748 over asking. In the 151 days since, 23 lived-in homes went under contract and none triggered a bidding war. That shift is real, and it gives buyers in the upper price ranges more room than they have had in years.