Rates barely moved last week. Marketing time and contract flow did the talking. That is the more useful read for Georgia buyers, lenders, and appraisers after Labor Day.

Freddie Mac’s Primary Mortgage Market Survey as of September 10 put the 30-year fixed at 6.76 percent and the 15-year at 6.09 percent — each up five basis points from the week before. A year earlier those averages were 6.35 and 5.50. Freddie Mac’s chief economist, Sam Khater, reminded shoppers to get multiple quotes. Useful context, but not the story that changed this week.

The fresher signal is time on market and pending activity. Realtor.com data published through FRED shows the Atlanta metro median days on market at 59 days in August, up from 56 in July, 52 in June, and 50 in May. Active listings in that metro climbed to 29,580. Realtor.com’s August Housing Trends report (September 2) also shows Atlanta’s price-reduced share at 25.0 percent of listings, with active listings up 3.4 percent year over year and median list price at $419,900.

Statewide, Georgia MLS’s August residential snapshot is sharper on demand: 6,880 units put under contract (−24.8 percent year over year), while active listings rose to 42,476 (+6.6 percent). Median sales price was $369,000. Label that as Georgia MLS, not the Georgia Association of REALTORS® — GAR’s newest statewide Local Market Update is still July (closed sales 9,482, median $370,000, days on market 56, months’ supply 5.2). An August GAR release was not public as of this draft.

For appraisal work in Middle and South Georgia, the takeaway is practical. More inventory and longer marketing periods mean recent closed sales matter more than asking prices from a faster spring. Match marketing time. Extract concessions and price cuts. If the subject needed days or a reduction to clear, say so in the market analysis. Rates at 6.76 percent set the payment backdrop; the August DOM and under-contract prints tell you which comps still describe the street.

If you are writing an offer, underwriting a file, or ordering an appraisal this week, start with the last few closed sales that actually sat and negotiated — then work forward.

Georgia Appraisal Services
Hawkinsville, Georgia