Every month when NAR releases its existing-home sales data, my clients call me to ask what it means for them specifically. Let me break down the February 2026 numbers and then translate them to what we're actually seeing here in Cherokee County.
February existing-home sales hit 4.09 million at a seasonally adjusted annual rate — a 1.7% increase from January and an improvement that surprised many economists. The median existing-home price rose a modest 0.3% year-over-year to $398,000, signaling that price appreciation has cooled dramatically from the double-digit gains of 2021–2022. Pending home sales also rose 1.8% in February, which is a leading indicator of closed sales 30–60 days later.
March then pulled back 3.6%, and April came in with a quiet 0.2% gain. The current seasonally adjusted annual rate as of the latest data stands at 4.02 million units. To put this in perspective: the market peaked at over 6 million units annually in 2021. We're in a significantly slower market overall, but the February surge showed that pent-up demand exists and will respond when conditions align.
Several factors converged to produce the February uptick:
Mortgage rates fluctuated in late 2025 and early 2026. When rates dipped toward the mid-6% range in late January and early February, buyers who had been sitting on the sidelines moved. This "rate lock" behavior — where buyers wait for any improvement in rates before making a decision — is something I've seen repeatedly with my clients over the past two years. A 0.25% rate improvement on a $400,000 loan saves about $65 per month. It doesn't sound like much, but it's often enough psychological relief to get someone off the fence.
Real estate has a seasonal rhythm that doesn't change regardless of macroeconomics. February is when buyers start their search in earnest — school year planning, job relocations, family changes. These life events drive demand regardless of rate levels.
February also saw some improvement in existing inventory nationally, up year-over-year, giving buyers more options. More homes for sale means more transactions can close — it's simple supply and demand.
In Cherokee County, I've watched this spring market develop in real time. Here's my honest assessment:
We have more homes available than we did at the peak of the seller's market frenzy. Buyers are no longer routinely losing 10-offer bidding wars. But "better inventory" is relative — we're still well below historical norms. In the $350,000–$500,000 range in Woodstock and Canton, well-maintained homes with good schools are moving in days, not months.
NAR data specifically noted that year-over-year sales rose in the South in February and March. Georgia and the greater Atlanta metro — which includes Cherokee County — benefit from strong in-migration from higher-cost states. People are still moving here from California, New York, and the Northeast, drawn by comparatively affordable home prices, no state income tax (especially with the new 2026 tax cuts), and quality of life. This migration tailwind supports our local market even when the national picture is mixed.
The days-on-market trend I'm seeing in Woodstock has extended compared to 2021–2022, which is healthy. Homes that are priced correctly and well-presented are still selling within 2–3 weeks. Overpriced homes are sitting. This normalization is good for buyers who need time to do due diligence and secure financing, and it rewards sellers who price strategically rather than aspirationally.
If you're thinking of selling your Woodstock or Cherokee County home this spring, the February sales surge is encouraging — but the March pullback is a reminder that this is a market that rewards precision, not optimism.
My advice to sellers right now: price competitively from day one. The days of listing high and negotiating down are over in most price ranges. Homes that hit the market priced correctly get multiple showings in the first week and often multiple offers. Homes that start overpriced languish, accumulate "days on market" stigma, and eventually sell for less than they would have with a smart initial price.
Invest in presentation. Fresh paint, decluttered spaces, and professional photos cost a few thousand dollars and can add tens of thousands to your final sale price. In my experience, this is the single highest-return investment a seller can make.
The February 2026 sales surge proves one thing: when conditions get even marginally better, buyers emerge quickly. Competition can spike fast. If you're planning to buy this spring, my strong recommendation is to get fully pre-approved — not just pre-qualified — before you start seriously shopping.
A fully underwritten pre-approval from a solid local or regional lender tells sellers you're serious and capable. In a multiple-offer situation, a strong pre-approval can tip the scales your way even if your price isn't the highest.
With 28+ years in real estate, I'll help you navigate the Cherokee County market with confidence. Call or text me today — no pressure, just honest guidance.
(770) 988-5469 — Call Cindi