See photos and updates from listings directly in your feed
Share your favorite listings with friends and family
Save your search and get new listings directly in your mailbox before everybody else
The real estate market in Marietta, GA is facing a familiar and frustrating trend: low inventory. Whether you’re a homebuyer or a seller, you’ve probably noticed the shortage of homes for sale. While the pandemic certainly played a role in the current housing crunch, it’s clear that inventory levels in Marietta have not fully recovered to pre-COVID numbers—and experts predict they won’t anytime soon.
In this post, we’ll break down what’s happening in the Marietta housing market, compare current inventory levels with the pre-COVID market, and explain why Marietta is still grappling with this supply issue in 2024. Understanding these trends can help you make smarter decisions whether you’re looking to buy, sell, or simply stay informed.
How the Pandemic Changed Marietta’s Housing Inventory Forever
Before COVID-19 hit, Marietta’s housing market was relatively balanced. According to historical data from local real estate reports, the number of homes on the market in early 2020 was in line with normal, seasonal trends. Homeowners were actively listing properties, and the median days on market for homes was around 30 to 45 days—a healthy, stable market.
Then, everything changed.
1. Inventory Dropped Dramatically During COVID
When the pandemic hit, homeowners in Marietta—and across the country—became hesitant to list their homes. In the midst of economic uncertainty and health concerns, many decided to stay put. This drop in listings was compounded by construction delays and supply chain disruptions, leaving fewer homes available for buyers. At the same time, the demand for housing surged as remote work became the norm, and many people sought the space and suburban lifestyle that areas like Marietta could offer.
By mid-2020, inventory in Marietta dropped by 25% to 30% compared to pre-COVID levels. Homes that were available were selling quickly, often within days of listing. The combination of a low number of homes and rising demand turned the Marietta market into a classic seller’s market.
2. Post-Pandemic: Inventory Levels Still Don’t Match Pre-COVID Norms
Fast forward to 2024, and Marietta’s housing market still hasn’t fully bounced back. Although we’ve seen some recovery, inventory is still down by about 20% to 25% compared to the pre-COVID market. Here’s a snapshot of how things look today:
- Active Listings: In a typical pre-COVID year, there would have been around 1,200 to 1,400 active listings at any given time in Marietta. Today, fewer than 1,000 homes are usually available on the market. This means buyers are still facing a supply crunch, even though more homes are being built and listed compared to the height of the pandemic.
- New Construction: New homes are helping to alleviate some of the pressure, especially in areas like East Cobb and West Cobb, where suburban development is on the rise. However, builders have been facing their own set of challenges—labor shortages, rising material costs, and land scarcity have all contributed to a slower pace of construction, limiting the amount of new inventory hitting the market.
- Existing Homes: The larger issue remains the shortage of existing homes. Many homeowners are still reluctant to sell, fearing they won’t be able to find a new home in such a competitive market. This continues to keep the inventory of existing homes extremely low.
The Numbers: How Marietta’s Inventory Today Compares to Pre-COVID Levels
Here’s a breakdown of how inventory levels in Marietta have changed from pre-COVID to today:
| Market Metric | Pre-COVID (2019) | Current (2024) | % Change |
|---|---|---|---|
| Active Listings | ~1,200–1,400 homes | ~900–1,000 homes | -25% to -30% |
| Median Home Price | $350,000 – $375,000 | $475,000 – $500,000 | +35% to +40% |
| Median Days on Market | 30–45 days | 10–15 days | -66% to -75% |
| Number of Homes Sold | 3,000+ homes per year | ~2,200 homes per year | -20% |
| Months of Inventory | 3–4 months | 1–2 months | -50% |
Why Marietta’s Inventory Shortage Is Not Going Away Anytime Soon
There are several key reasons why inventory levels in Marietta—just like in many other cities across the U.S.—are not expected to return to pre-COVID levels anytime soon. Let’s take a look at some of the contributing factors:
1. Homeowners Are Sticking Around Longer
One of the biggest factors limiting inventory is that homeowners are staying in their homes longer. Pre-pandemic, the average homeowner stayed in their property for about 6 years. Post-pandemic, that number has increased to around 13 years. Many homeowners are hesitant to sell because they locked in low mortgage rates during the pandemic and don’t want to face higher rates when buying a new home.
2. High Mortgage Rates
Speaking of mortgage rates, as of 2024, interest rates are hovering around 6% to 7% for a 30-year fixed mortgage. This is significantly higher than the historic lows of 2.5% to 3.0% seen during the pandemic. For many homeowners, moving to a new home with a higher mortgage rate would mean higher monthly payments, which has kept many people from selling their homes.
3. Builders Are Struggling with Costs and Delays
Even though the demand for new homes is high, builders are facing significant challenges. The cost of materials, such as lumber and steel, has increased due to global supply chain issues. Labor shortages have delayed construction timelines, and land availability is becoming more scarce in popular suburban areas like Marietta. As a result, while new homes are still being built, the supply is not keeping pace with the demand.
4. Migration Patterns and Demand for Suburban Living
Marietta’s location just north of Atlanta has made it a prime spot for buyers seeking more space and a suburban lifestyle. With remote work becoming more common, many people are relocating from crowded city centers to suburbs like Marietta, which has led to higher competition for the homes that are available. As a result, demand continues to outpace supply, further driving up prices.
What Does This Mean for Buyers and Sellers in Marietta?
For buyers, the tight inventory means you need to be prepared to act fast when you find the right home. Homes in Marietta often receive multiple offers and may go for above asking price, especially in high-demand neighborhoods like Marietta Square and East Cobb. Staying pre-approved for a mortgage and having a flexible schedule to view homes quickly will give you a competitive edge.
For sellers, now is still a great time to put your home on the market. You’re likely to receive multiple offers and could see your home sell for above asking price. However, keep in mind that finding your next home may be more challenging due to the continued inventory shortage.
Conclusion: Low Inventory Is Here to Stay
The continued low inventory in Marietta’s housing market is a product of several factors, from the pandemic’s impact on listing behavior to current challenges in construction. While new construction is helping to meet some of the demand, existing homes remain in short supply, which shows no signs of changing in the near future.
If you’re navigating the market in Marietta, whether as a buyer or a seller, understanding these trends is crucial to making informed decisions. Stay patient, act quickly, and work with a trusted real estate agent who can guide you through this competitive, fast-moving market.
