Janice Rountree Realtor

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🧐Think of it like Lake Allatoona in late October — the water hasn't gone anywhere dramatic, but more shoreline is showing every week. Same lake. Wider beach to walk.

📊That's the Cherokee market in May 2026: prices held, but inventory has grown so fast that buyers suddenly have room to choose. Here's what the data is showing:
Months of inventory hit 7.9 in early May — Cherokee just crossed into buyer's-market territory, the second north-metro county after Pickens (8.2) to make the move this spring.
Active listings climbed 28.2% year-over-year — from 1,063 in March 2025 to 1,363 this March, the largest YoY inventory build of any north-metro county.
Days on market in March was 74, up 15.6% year-over-year — Cherokee listings now sit about 10 days longer before going under contract.
Sold/Original List Price ratio is 96%, down 1 point year-over-year — sellers are giving back a little more at the table than this time last year.
Average Sold Price held at $553K, up 1.7% year-over-year — prices are firm even as the supply story shifts in buyers' favor.

If you're a seller in Cherokee: the days of multiple offers in 48 hours are paused for the moment. List sharp against current comps (not last year's), and budget for 10-12 weeks on market instead of 4-6. The buyer pool is real — but it's no longer chasing.
If you're a buyer in Cherokee: this is the biggest opening you've had in three years. Inventory is up nearly 30%, sellers are giving up more at the negotiating table, and the financing window is wide — Cherokee's median sold ($465K) sits well below the FHA limit ($592K) and the conventional limit ($832K). Rates are parked at 6.5-6.9%. Use the moment.
The lake's the same. The beach just got wider.
Janice Rountree, REALTOR® / Associate Broker | Harry Norman REALTORS®

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®

Pickens County is doing something the rest of metro Atlanta isn't.

🧐Think of it like Talking Rock Creek at the end of a dry summer — the water hasn't gone anywhere dramatic, but more rocks and stepping stones have surfaced. Same creek, just more places to find your footing.
📊That's the Pickens market right now: home values are holding, but the path through has more options for buyers and tighter pricing decisions for sellers. Here's what the data is showing for May 2026:
🏡Months of inventory hit 8.2 in early May — Pickens has tipped into a buyer's market while Cobb, Cherokee, Fulton, and the rest of metro Atlanta still sit at 3-4 months.
📈Days on market in March was 116, up 43% from this time last year — the typical Pickens listing now sits about 5 weeks longer before going under contract.
📉Sold-to-original-list-price ratio is 93%, down 2 points year-over-year — on a $500K listing, that's roughly $10,000 more in price reductions than a year ago.
📉Pending sales are down 22% year-over-year — buyer commitment is softening, which usually means slower closings ahead.
📊Average Sold Price held at $466K, up 2.2% year-over-year — prices haven't dropped. The market just got more spacious.

🎯If you're a seller in Pickens: the price you set on day one matters more than ever. Overpricing now costs you weeks of holding, not days. Pricing right at list — backed by current comps, not last year's — is what wins.
🎯If you're a buyer in Pickens: you have leverage you wouldn't have had this time last year. More inventory, more negotiation room on price reductions, and more time to make a thoughtful decision instead of rushing into a bidding war.

The water hasn't dropped. The creek just got easier to read.
Janice Rountree, REALTOR® / Associate Broker | Harry Norman REALTORS®

Give her a home in Bent Tree Living & Community in North Georgia for Mother's Day! Multi-Generational Home in Bent Tree gated golf community w/ Golf , Tennis, Pickleball, Lake, Swim and hiking trails. Surrounded by natural beauty, this inviting residence rests on a generous, fenced lot designed for both privacy and ease of living. An open floor plan flows effortlessly into a bright sunroom, creating light-filled spaces that feel airy, calm, and connected to the outdoors. The enlarged kitchen blends form and function with marble countertops, crisp white cabinetry, a wall oven, and a decorative tile backsplash — an intentional space for gathering, cooking, and everyday rituals. Hardwood floors extend throughout the main level, adding warmth and continuity, while the thoughtfully designed laundry room offers cabinetry, a utility sink, and additional storage to keep daily routines streamlined. Each bedroom is spacious and privately appointed with its own en-suite bath and custom closet systems, offering comfort and personal retreat for family members or guests alike. The terrace level expands the home’s versatility with a refrigerator, sink, and counter space suitable for casual dining or extended-stay living. A bedroom with en-suite bath, a cozy fireplace, and a large flex room create opportunities for a home office, studio, media lounge, fitness space, or creative pursuits — adaptable to evolving lifestyle needs. **An additional fourth bedroom suite with a full bath and dedicated washer/dryer hookup** provides exceptional flexibility for multigenerational living, a private guest apartment, or an income-producing rental configuration — thoughtfully designed to support independence while remaining seamlessly connected to the main home. Practical enhancements further support effortless living, including a storage shed, abundant interior storage, attic space with attic fan, termite bond, newer roof, and a whole-house generator for peace of mind. The fenced yard provides room to relax, garden, or entertain with ease. Well-maintained and thoughtfully equipped, this home offers a balanced blend of functionality, flexibility, and quiet comfort within a nature-rich community setting. Life in Bent Tree extends well beyond the front door, offering a rare blend of recreation, nature, and connection. As one of the few **golf-cart-friendly mountain communities**, residents enjoy easy access to a championship golf course designed by Joe Lee, USTA tennis facilities with both indoor and outdoor courts — including clay and pickleball — and two swimming pools for seasonal relaxation. Outdoor enthusiasts appreciate miles of hiking trails, scenic waterfalls, and a 110-acre private lake ideal for kayaking, paddle boarding, canoeing, or electric-motor boating, all stocked for fishing. Equestrian amenities include horse stables and opportunities for guided or independent riding. An onsite restaurant and pro shop add convenience and social connection, creating an environment where leisure and lifestyle naturally intertwine. Bent Tree embodies a rhythm of living that feels both active and restorative — a North Georgia setting where daily life can be as engaging or as peaceful as you choose.

Janice Rountree, REALTOR Associate Broker North Georgia Mountain Home in Bent Tree Gated Community w/ Amenities