Janice Rountree Realtor

Cobb is doing what Cobb does — holding the line.
🧐Think of it like a Marietta parking lot at 5 PM on a Friday — every spot is taken, nobody's leaving early, and the cars
that did roll out got replaced before the brake lights cooled. Same lot, same crowd, same rules.
📊That's the Cobb market right now: while Pickens just tipped into a buyer's market at 8.2 months supply, Cobb stayed
neutral with a seller's lean. Here's what the data is showing for May 2026:
• Months of inventory in March was 3.3 — Cobb sits firmly in neutral with a seller's tilt while Pickens has crossed
into buyer-friendly territory at 8.2 months. Same metro region, two different markets.
• Sold/Original List Price ratio is 97% — Cobb sellers are walking away with nearly all of asking. The negotiation
is happening on inspection items and closing dates, not the headline number.
• March closed sales hit 761 — up 11.9% year-over-year. The buyers who cleared the rate hurdle are showing up
at scale.
📉• Days on market is 62 (up 9% YoY) — slower than spring 2025, but still about half of what Pickens listings are
seeing right now (116 days).
• Average Sold Price held at $514K, up 2.8% from February — month-over-month appreciation is back, even
with rates parked in the high 6's.
📈If you're a seller in Cobb: the runway is still in your favor. A 97% sold/list ratio means the market still respects strong
asking prices when they're priced honestly to comps. The thing that's changed: the buyer pool isn't paying *over*
asking the way they were two springs ago. List sharp, and the velocity stays.
If you're a buyer in Cobb: the door is still open but it's getting smaller. Use the financing window — at $592,250 the
FHA limit covers nearly any Cobb median home (median sold is $430K), and at $832,750 the conventional limit
covers all but the highest end. With 30-year rates parked in the 6.5-6.9% range this spring, the affordability math
hasn't moved much — but the leverage you'll have on inspections and timing has.
The lot's still full. The cars just shuffled spots.
Janice Rountree, REALTOR® / Associate Broker | Harry Norman REALTORS®

Bent Tree offers a lifestyle where recreation and restoration naturally coexist. As one of the region’s few golf-cart-friendly communities, daily movement feels relaxed and unhurried. The championship golf course, designed by Joe Lee, is complemented by a full pro shop and welcoming clubhouse atmosphere. Residents enjoy USTA-level tennis facilities with both indoor and outdoor courts, including clay surfaces and dedicated pickleball courts, along with two swimming pools that provide year-round enjoyment. Outdoor living extends far beyond the fairways. A private 110-acre lake invites kayaking, paddle boarding, canoeing, and quiet electric-motor boating, while stocked fishing waters offer peaceful morning rituals. Miles of hiking trails, natural waterfalls, and open green spaces create opportunities to reconnect with nature at every turn. Horse stables and guided horseback riding add a distinctive mountain charm, and the onsite restaurant provides a convenient gathering place for neighbors and friends. Life here moves at a restorative pace — active when desired, serene when needed — offering a rare balance of amenities, natural beauty, and community connection in North Georgia.

25 Valley View Vista, Jasper, GA 30143, USA View this listing photographed by Visually Sold