Published October 19, 2026 in Market Update

Nearly Half of Johns Creek Sellers Got Full Price in February. By August, That Dropped to 23%.

By TOMMY WILLIAMS

Real estate, Johns Creek

I pulled every lived-in home sale in Johns Creek and compared two windows: February and March 2026 against July and August 2026. The one thing that splits them is how often sellers got what they asked. The numbers stop on October 16, 2026.

Nearly half of sellers got their full price in early 2026. By late summer, fewer than 1 in 4 did.

In February and March combined, 47.8% of Johns Creek sellers got at or above their asking price. That is close to a coin flip in the seller's favor. By July and August, that share fell to 23.2%. That is not a small shift. It is nearly half as likely.

The month-by-month numbers show exactly when the turn happened. May was the peak. Every home that sold in May got 100% of what it first asked and 100% of its last asking price. June held close, with sellers getting 100% of the last asking price and 99% of the first. Then July slipped to 97.9% of first asking, and August dropped to 96.5%.

That 1.3-point drop from July to August sounds small, but on a $675,000 sale, the typical August price, it is real money left behind.

September did not recover to spring levels either. Sellers in September got 96.6% of what they first asked. The window for easy full-price sales closed after June.

The surprise: the $700K to $1.05M range beat every other price band all year.

When you look past the calendar and into the price ranges, one group stands out. Homes priced between $700K and $1.05M got 100% of their last asking price and 99% of what they first asked. No other price range did better on both measures.

The range above it, $1.05M and up, tells a different story. Those sellers got 97.8% of their last asking price and only 95.8% of what they first asked. That 4.2-point gap from first asking to final sale, on a $1,250,000 typical price, is a meaningful number.

The lower ranges also underperformed. Homes priced from $450K to $550K got 96.6% of their first asking price. More striking: 93.6% of homes that entered the market in that range came off with no sale at all. That is not a typo. For every 22 that sold, 323 did not.

The $700K to $1.05M range is where Johns Creek buyers showed up and paid close to full price, regardless of the season.

What sellers and buyers should each do differently right now.

If you are selling, the data says one thing clearly: the season matters as much as the price. Sellers who listed in May and June got 100% of what they first asked. Sellers in August got 96.5%. That 3.5-point gap is the cost of waiting, or of pricing for the wrong season. Right now, 53.3% of the 90 homes for sale in Johns Creek have already dropped their price, with a typical cut of $49,451. If your price is not set for where the market is today, you are competing against homes that have already adjusted.

If you are buying, the late-summer softening is real but it is not a buyer's market. Johns Creek has only 2.8 months of homes for sale at the recent pace, and under 4 months favors sellers. Nationally, existing-home sales rose 1.5% in September 2026 but are still down 2.2% year-over-year, with 4.8 months of unsold homes nationally, according to the National Association of Realtors. Johns Creek is tighter than the national picture. The 30-year fixed rate averaged 7.40% as of October 15, 2026, per Freddie Mac's weekly survey, up from 6.27% a year ago. At that rate, buyers are understandably careful. But in the $700K to $1.05M range, homes are still going under contract in 9 days. Careful does not mean slow.