Tommy's Atlanta Real Estate Weekly

Rates are the headline again. The 30-year fixed average climbed to 7.40% for the week ending October 8, its highest reading in 52 weeks, up from 7.28% the week before and 6.30% a year earlier. Even so, the City of Atlanta median sale price held near $421,000 in early October, up 1.3% from a year ago, with roughly 1,850 homes on the market and inventory up about 25% year over year. Homes are still going under contract in about 41 days on average. The practical read: buyers finally have selection and negotiating room, while sellers who lead with honest pricing and strong preparation are still getting deals done on schedule.

Koshu Club is the Buckhead supper club everyone is still talking about. It opened in April from the Castellucci Hospitality Group team behind the Michelin-starred Mujō, and it is built around a Shōwa-era Japanese lounge mood: binchotan-grilled wagyu, umami-rich vegetable plates, and a serious sake and wine list. It sits at 99 West Paces Ferry Road NW, across from the St. Regis, and it has quickly become one of the hardest reservations to score in the city. For a date night or a client dinner, book well ahead.

Virginia-Highland is the intown neighborhood worth watching this fall. Zillow put the average home value near $972,000 in June, up 6.5% from a year earlier, one of the steadiest appreciation stories in the metro even as other pockets cooled. What makes it matter: limited inventory, genuine walkability on the North Highland strip, BeltLine access, and a bungalow stock that holds value in any rate environment. If you are weighing intown, VaHi rewards patience, and I keep a full guide to its market, schools, and daily life.

Buyers: get fully pre-approved before you tour, and ask your lender about rate buydowns and seller-paid concessions. With the 30-year fixed at a 52-week high, concessions are increasingly part of the conversation, and a quarter point can shift your payment meaningfully. Sellers: inventory is up about 25% year over year, so your first two weeks on market decide your outcome. With Atlanta homes averaging about 41 days to under contract, honest pricing, strong photos, and a flexible showing schedule from day one matter more than ever.

If you are free this weekend, head to the Little 5 Points Halloween Festival and Parade, running Saturday and Sunday. It brings together more than 100 art vendors, live music, street performers, and a Sunday parade down Euclid Avenue, and it is free to attend. It is one of the most distinctively Atlanta events of the season, and a great excuse to wander one of the city's most character-filled neighborhoods.

144 Boxcar Way, Smyrna, GA 30080: $599,900

This week's featured property is a 2022-built, end-unit three-story townhome with 4 bedrooms, 3.5 bathrooms, and about 2,447 square feet near The Battery Atlanta. The finished lower level has a full bath and private access, the main level offers a sunroom and an expanded stone kitchen island, and upgrades include luxury vinyl wood flooring, an epoxy-coated garage floor, and custom shelving in the primary closet. It is walking distance to Truist Park and The Battery, which makes it a strong pick for someone who wants the energy of the West Cobb side of the perimeter without the maintenance of a single-family home. I am happy to walk you through the details and showing availability.