01 · The current read
Atlanta Core, August 2026, at a glance
These are the most recent Metro Atlanta headlines, drawn from GAMLS and Freddie Mac, with the month and source on each one.
Pending sales, year over year
Atlanta Core, GAMLS via Metro Atlanta CEO (August 2026). Pending sales fell for a fifth consecutive month as demand cools.
Prices, year over year
Atlanta Core median down 1.7% in August (GAMLS). Kirkwood 30317 ranges from up about 10% to down a couple points by source.
30-year fixed mortgage rate
Freddie Mac weekly reading, September 17, 2026, up from 6.71% in early September and 6.26% a year earlier.
02 · Kirkwood and Intown Atlanta
The six numbers I watch each month
Median price, price trend, price per square foot, pace, supply, and close-to-list. Read together, they describe whether buyers or sellers are setting the pace, and that is what decides how you should approach an offer or a listing. Every number carries its source and month on its card.
Median sale price
Atlanta Core median (GAMLS via Metro Atlanta CEO, August 2026). Kirkwood 30317 runs higher by source: about $642,000 on Redfin, $662,000 on Orchard, $555,000 on Zillow.
GAMLS via Metro Atlanta CEO; Redfin; Orchard; Zillow
Year-over-year price change
Atlanta Core median down 1.7% in August. The 30317 range runs from about +10% (Redfin) to roughly flat or down a couple points (Orchard, Zillow) by source and month.
GAMLS; Redfin; Orchard; Zillow
Price per square foot, Kirkwood
The Redfin Kirkwood median, down 2.2% year over year; the Orchard 30-day read is about $323. Intown Atlanta publishes no single price per square foot, so these neighborhood medians are the closest read.
Redfin; Orchard
Days on market, intown
The Adams Realtors intown Atlanta average, August 2026, up year over year. Kirkwood ran a median of about 49 days in August, flat with a year ago.
Adams Realtors; Movoto
Months of supply, Fulton County
August 2026, up 5.6% year over year, on 5,642 homes for sale (FMLS via Simply List Atlanta). Metro Atlanta sat at about 5.1 to 5.2 months in mid-2026.
FMLS via Simply List Atlanta; Georgia REALTORS; Realtor.com
List-to-sale ratio
Metro Atlanta about 96.1% in July (Homes.com); Georgia statewide 97.6% (Redfin). Most closings land at or slightly below list price.
Homes.com; Redfin
Your block is its own market
ZIP and neighborhood medians are orientation, not comps. The number that matters for your home comes from current closings on your street. That is what a CMA is for, and I will build yours from live data.
A note on geography: 30316 straddles Kirkwood and the wider east side, and 30317 carries part of the Kirkwood core, so ZIP medians and neighborhood medians genuinely differ, and so do Redfin, Homes.com, and Zillow because they cut their data differently. Treat this page as orientation, then verify with a live MLS search before you write an offer or price a listing.
03 · What it means
What these numbers mean for buyers and sellers
Strip out the noise and the current read is simple: the market has cooled from the hot years, prices are flat to down slightly at the metro level while Kirkwood holds its ground, and buyers have more time and more choice. Rates near 7% add friction, so the edge now goes to honest pricing and current data. That is a market I like working in.
For buyers
- You have more time than last year. Five months of falling pending sales and about 5.7 months of supply in Fulton County mean homes are not vanishing the way they did in the hot years.
- Metro prices are down about 2% year over year while Kirkwood stays roughly stable, so stretch only for what the block supports. Offer on current closings, not last year prices.
- Rates near 7% change the payment math. Freddie Mac put the 30-year at 6.95% in mid-September, so run the payment at the rate you can actually quote before you size the offer.
For sellers
- Price against this month closings. A list-to-sale ratio around 96% to 98% means a realistic list price still closes near it, and overpricing shows up as time, not return.
- Plan for a longer sale. At 46 to 49 days on market intown and supply near 5.7 months in Fulton County, pricing discipline and preparation decide a quick close versus a sit.
- Present the block. Buyers in Kirkwood tour several neighborhoods, so a well-priced, well-staged home with current condition documents still moves faster than average.
04 · The comparables tool
What is a home like 241 Maynard Terrace #16 worth right now?
This is a browser-based comparables tool built from recent public sales in Kirkwood and intown Atlanta. It weighs the most recent closings in this same community and shows the value range those sales support. Set the bedrooms, bathrooms, square footage, and condition below, and the estimate updates on this page. Nothing you enter is saved or sent anywhere.
Your inputs
Describe the home you are pricing
Method: the tool averages the three sales in this same community, then applies simple, disclosed adjustments. 5% per bedroom, 2% per half bath, 0.8% per 100 square feet of size difference, and up to 10% for the condition slider from a baseline of 65 of 100 (the way the comps sold). The range shown is about 6% on either side of the midpoint. This is an estimate, not an appraisal.
Estimated value range
For a home with your inputs
Low
$469,227
Midpoint
$499,178
High
$529,129
At 3 bedrooms, 3.5 baths, and 2,231 square feet, the comps support a value around $499,178, in a workable range of $469,227 to $529,129.
Closest comp: 241 Maynard Ter #18, sold Jul 2025 for $499,900
Tommy's read
The three most recent sales in this same community closed between $380,000 and $509,900, and the two three-bedroom units anchor the value for a three-bedroom floor plan. That is why the estimate, at your inputs, sits near the top of the community band rather than the middle. When a home needs real work, I start lower and let condition tell the story.
Here is the part that matters: this is a directional estimate from public records, not an appraisal and not a formal CMA. The version I build for clients uses live MLS closings, pending sales, and days on market, and that is the number I would anchor an offer or a listing around.
I'll be in touch.
Recent comparable sales in Kirkwood and intown Atlanta
The three sales at 241 Maynard Terrace are in the same community and carry the weight in the estimate above. The two context rows are nearby intown townhome and condo closings from public records, which inform the picture without driving the number.
| Address | Type | Beds | Baths | Sq ft | Sold | Price | $/Sq ft |
|---|---|---|---|---|---|---|---|
| 241 Maynard Ter #7 Same community | Townhome · same community | 2 | 2 | 1,801 | May 2026 | $380,000 | $211 |
| 241 Maynard Ter #14 Same community | Townhome · same community | 3 | 3.5 | 2,255 | Feb 2026 | $509,900 | $226 |
| 241 Maynard Ter #18 Same community | Townhome · same community | 3 | 3.5 | 2,231 | Jul 2025 | $499,900 | $224 |
| 1234 Oxley Pl NW | Townhome · Oxley Edgewood | 3 | 3.5 | 1,880 | Feb 2026 | $550,000 | $293 |
| 120 Beardon Cir SE #2 | Condo · Reynoldstown | 2 | 2 | 971 | 2025 | $437,000 | $450 |
Sales verified against public sold records via Redfin, Estately, Zillow, Homes.com, Georgia MLS, and Trulia in September 2026: Unit 7 closed May 8, 2026 at $380,000; Unit 14 closed February 13, 2026 at $509,900; Unit 18 closed July 1, 2025 at $499,900; 1234 Oxley Pl NW closed February 3, 2026 at $550,000; and 120 Beardon Cir SE #2 sold in 2025 at $437,000 with no closing date shown on the public pages. Other Kirkwood sales previously listed here were removed because they could not be re-verified against current public records. Verify every figure against FMLS and GAMLS records before making an offer or pricing a listing.
Source pages: Redfin, Kirkwood recently sold · Estately, Kirkwood sold · Zillow, 30316 sold · Homes.com, Kirkwood sold · Trulia, sold townhomes
Your move
Let's talk through what these numbers mean for you.
I have sold more than 500 homes across Metro Atlanta, and I keep the current Kirkwood intel for the people who ask first. Bring me the address you are watching, and I will walk you through the block-level version of this page, built from live closings.
Tommy Williams
Bailey Heritage Homes · GA License 287291
I'll be in touch.
Sources and method
Figures reflect the most recent publicly available reports as of September 2026: Atlanta REALTORS and GAMLS Atlanta Core data via Metro Atlanta CEO (August 2026, published September 15, 2026); the Freddie Mac Primary Mortgage Market Survey (September 17, 2026); Adams Realtors Intown Atlanta Market Report (August 2026); FMLS Fulton County data via Simply List Atlanta (August 2026, published September 9, 2026); Redfin, Movoto, Orchard, and Zillow Kirkwood and 30317 pages; and the Homes.com Atlanta metro report (July 2026). Neighborhood medians differ by source and month, which is why ranges appear on several cards. This page is decision support, not an appraisal, not a CMA conclusion, and not an automated valuation. Verify anything you plan to rely on with a live MLS search or with me directly. This page is refreshed as new reports land.