Daily Note: The Cobb County Market Update – Friday, February 6th, 2026

By Campbell Haigh, AI Certified Agent™ & NW Metro Atlanta Specialist

Good morning, North Metro Atlanta! Welcome to your Friday market briefing. Whether you're sipping coffee in Marietta, getting ready for the day in Kennesaw, or watching the sunrise over Lake Acworth, this update is designed to give you clarity on what's actually happening in the Cobb County real estate market right now.

At Team Haigh Realty, we believe in a simple philosophy: AI finds the trends, but the seasoned agent finds the price. Today's Daily Note reflects that balance: giving you the hard data (the science) and the local intuition (the art) that turns numbers into real-world action.

Today's Science: The December 2025 Market Numbers

Let's start with what the data is telling us. According to the finalized December 2025 Cobb County market report, here are the key metrics every buyer and seller should know:

Median Sale Price: $467,950
Price Per Square Foot: $200.58
Average Days on Market: 55 days
Price Range: Approximately $130,000 to $2.6M+

These numbers give us a snapshot of where the market is positioned as we move into February 2026. The $467,950 median tells us that half of the homes sold for more and half sold for less: it's a center point, not a ceiling or a floor. The $200.58 per square foot average is similarly just that: an average. It doesn't account for lot size, school zones, condition, or the dozens of other variables that impact a specific home's value.

The 55-day average time on market is particularly interesting. It tells us that homes are moving, but they're not flying off the shelf the way they did during the height of the seller's market a few years ago. Buyers have more time to think, negotiate, and compare options. Sellers, on the other hand, need to be sharper than ever with their pricing and marketing strategies.

And that price range? From $130,000 to well over $2.6 million, Cobb County offers something for everyone: from first-time buyers to luxury estate seekers. But that massive spread also means that a one-size-fits-all approach to pricing or marketing simply doesn't work here.

Today's Art: Why Numbers Alone Don't Sell Homes

Here's where the science ends and the art begins.

At Team Haigh Realty, we don't just plug your home into a spreadsheet and spit out a number. We combine the power of AI-driven market analysis with decades of local experience to find the sweet spot where data meets reality. Our AI Certified Agent™ designation means we leverage cutting-edge technology to identify trends faster than the competition, but it's our boots-on-the-ground knowledge of Marietta, Kennesaw, and Acworth that allows us to interpret those trends correctly.

Let me give you a real-world example. Two homes in Cobb County could both be 2,500 square feet and both sell in the $467,950 median range. But one might be a renovated ranch in East Cobb with top-tier schools, while the other is a dated split-level near a busy intersection. The science says they're both "average." The art says one will sell in ten days and the other will sit for seventy.

That's why we don't wait around for the 55-day market average to tell us if something is wrong. At Team Haigh, we implement a 10-14 day review window for every listing. If your home is getting full marketing support from us: professional photography, AI-optimized listing descriptions, targeted social media campaigns, and buyer data analysis: and we're not seeing the activity we expect within the first two weeks, we pivot. Fast.

We don't let your home sit and age on the market while we hope for a miracle. We adjust the price, refresh the marketing, or reposition the property to capture the attention it deserves. That proactive approach is why we consistently beat the Cobb County market average.

Our most recent listing is proof. We had a home go under contract from showings during the first weekend thanks to our superior marketing strategy. No waiting. No guessing. Just results.

The Marietta, Kennesaw, and Acworth Advantage

When you work with Team Haigh Realty, you're not working with agents who dabble in your neighborhood: you're working with specialists who live and breathe North Metro Atlanta.

Marietta remains one of the most diverse and dynamic markets in Cobb County, with everything from historic bungalows near the Square to sprawling estates in East Cobb. The schools, parks, and accessibility to I-75 make it a perennial favorite for families and professionals alike.

Kennesaw offers that perfect blend of affordability and convenience. With Kennesaw State University nearby and a growing commercial corridor, it's attracting younger buyers and investors who want to be close to the action without paying a premium.

Acworth continues to charm buyers with its lakefront lifestyle and small-town feel. Whether you're looking for a waterfront retreat or a family-friendly neighborhood with great schools, Acworth delivers on quality of life.

Each of these communities has its own personality, its own buyer pool, and its own pricing dynamics. The $467,950 median might be the Cobb County average, but what your home is worth in your specific neighborhood depends on factors the data alone can't measure.

Why This Matters for Buyers and Sellers

If you're a seller, understanding the science and the art of pricing is the difference between selling in two weeks and sitting on the market for two months. You need an agent who can look at the numbers, look at your home, and tell you the truth: not what you want to hear, but what the market will actually bear.

If you're a buyer, knowing that the market is balanced gives you leverage. You don't have to rush into a decision or overpay out of fear. But you also need to recognize that well-priced, well-marketed homes still move quickly. Working with an agent who understands local inventory and can act fast when the right opportunity comes along is critical.

Final Thoughts

The Cobb County market is steady, balanced, and full of opportunity: but only if you approach it with the right combination of data and expertise. At Team Haigh Realty, we don't just hand you a number and wish you luck. We combine AI-powered insights with real-world experience to create a strategy that works for your specific situation.

Whether you're ready to sell, thinking about buying, or just curious about what your home is worth in today's market, we're here to help. Don't let the 55-day average become your reality when you could be closing in half that time.

Ready to get started? Schedule a call with us or meet with Team Haigh to discuss your goals. Let's turn the science of data and the art of experience into your next success story.

*Market data reflects finalized December 2025 Cobb County statistics. Individual results may vary based on property condition, location, and market timing.