Published October 25, 2026 in Market Update

Sandy Springs prices eased, but buyers are still moving

By TOMMY WILLIAMS

Real estate, Sandy Springs

Here is the number that matters most right now. The Real Estate Data Aggregator counted 172 homes sold in ZIP 30328 during the three months ending August 31, 2026. That is up 17.8% from the same three months in 2025. Buyers did not leave. They kept buying, even as prices pulled back.

The Federal Housing Finance Agency reported U.S. home prices were up 2.6% year over year through July 2026. Sandy Springs moved in the other direction. The Real Estate Data Aggregator put the local median sale price at $600,000, down 5.4% from a year before. That gap matters. National numbers do not tell your street's story.

What the price dip actually means for sellers

A 5.4% price drop sounds like bad news. It is not the whole picture. Homes sold 5 days faster than a year ago, according to the Real Estate Data Aggregator. The average sale closed at 98.7% of list price, up 0.6 points from last year. Buyers are engaged. They are just less forgiving of overpricing than they were.

Nearly 1 in 5 homes sold above list price. The Real Estate Data Aggregator put that share at 19.8%, up 4 points from a year before. That tells you well-priced, well-presented homes can still draw competition. The ones that struggle are the ones priced above what the market will support.

What the supply picture looks like

The Real Estate Data Aggregator counted 263 homes for sale in Sandy Springs during the three months ending August 31, 2026. That is up 8.2% from a year ago. New listings rose too, up 14.4% to 270. More homes came to market, and buyers absorbed them. Months of supply fell to 4.7, down 0.4 months from last year.

Pending sales matched closed sales exactly. The Real Estate Data Aggregator counted 172 pending sales, up 18.6% from the same period in 2025. That pipeline is healthy. It means demand is not fading.

One signal worth watching for buyers

The share of homes going under contract within two weeks dropped 11.3 points, according to the Real Estate Data Aggregator. It now sits at 20.4%. That means fewer homes are flying off the market in days. Buyers have a little more time to think. That is a real shift from the pace of a year ago.

At the same time, CNBC reported that the average 30-year fixed mortgage rate came down to 7.41% from 7.50%. That is a small move, but it does ease the monthly payment math a little. Nationally, CNBC also noted that mortgage applications to buy a home fell 7% for the week and were 18% lower year over year. Sandy Springs bucked that trend, with sales up sharply.

Zillow reported that nationally, newly pending home sales dropped 12.8% year over year on a rolling weekly average. Sandy Springs pending sales rose 18.6% over the same window. This market is not following the national script.

One more thing. ZIP 30328 covers a wide range of streets, price points, and property types. What happened across Sandy Springs as a whole may look very different from what is happening on your specific street. One block can tell a completely different story than the ZIP code average.