📊 Current Market Overview and Trends in Coweta/Fayette

Coweta County

• Median sale price: ≈ $420,000 (-3.9% YoY)

• Median days on market: 68 days (up from 46 last year)

• Sale-to-list price ratio: 98.7%

• Active listings: ≈ 987 (Oct 2025)

Interpretation: Coweta’s market has softened. Longer marketing times and moderate price pullbacks point toward a balanced-to-buyer-leaning market.

Fayette County

• Median sale price: ≈ $507,500 (+1.5% YoY)

• Median days on market: 60 days (up from 34 last year)

• Sale-to-list price ratio: 97.6%

Interpretation: Fayette remains stronger in pricing but is clearly slowing. The market is balanced, tilting toward buyers as inventory edges higher.

📉 Expired Listing Trends (Last 3 Months, MLS Data 2025)

Fresh from the MLS export you provided:

Coweta County

• 26 expired listings in the last 90 days

• Average DOM: 41 days (median 35)

• Average list price: $471K

• Average original list price: $484K

• Typical price reduction: ≈ $12K

Fayette County

• 18 expired listings in the last 90 days

• Average DOM: 41 days (median 33)

• Average list price: $871K

• Average original list price: $883K

• Typical price reduction: ≈ $11K

Takeaway: Even after five-figure reductions, many listings didn’t sell — the clearest sign that buyers are value-driven and that over-pricing or deferred maintenance can stall a sale.

🧭 What This Ultimately Means for You and Your Experience

For Buyers

The tide is turning in your favor. Homes are staying on the market longer, and sellers are more open to negotiation. With my data-driven approach at Macaroni Homes, we’ll target listings that have lingered or reduced price — often the best opportunities for value.

For Sellers

If your home has sat unsold or expired, don’t panic — recalibration works. Success now comes down to:

• Strategic pricing based on today’s comps (not 2021 highs),

• Strong digital marketing that puts your property in front of active buyers,

• Condition and presentation that win attention in the first week online.

I’ll help you evaluate your property’s true position in the market, re-launch it with a fresh digital strategy, and attract the right buyer the second time around.

💬 Conclusion

The Coweta and Fayette real-estate markets are stabilizing, not crashing. Buyers are cautious, but homes that show well and are priced realistically still sell quickly. Whether you’re planning to list or start searching, having the right strategy — and the right Realtor® — matters more than ever.

I’m Sheree Macaroni with Macaroni Homes, your local expert for Coweta & Fayette County real estate.