Daily Note: The Art of the 75-Day Market Thaw (Feb 12, 2026)

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

Here's a number that might make you nervous if you're thinking about selling: 75 days. That's the Total Days on Market (TDOM) for homes in Cobb County this January. And if you're scrolling through social media or listening to certain agents, you might think the sky is falling.

But here's the thing, numbers without context are just noise. And this is exactly where seasoned agents separate themselves from the spreadsheet readers.

The Science: What the January Numbers Actually Say

Let's start with the facts. In January 2026, Cobb County saw 316 homes close with a median sale price of $439,000. The TDOM hit 75 days, which is a noticeable jump from where we've been.

On paper, that looks like a market hitting the brakes. Average agents see that number and start using words like "stalling" or "softening" or, if they're really trying to get clicks, "crashing."

But data without interpretation is like a weather report without understanding the season. Sure, it's 28 degrees outside. Is that a crisis? Depends if it's January or July.

The Art: What Those Numbers Actually Mean

Here's what the 75-day TDOM doesn't tell you: December and January aren't normal months for real estate. People don't casually browse open houses between Thanksgiving and New Year's. They're not Sunday driving through Acworth lake communities or checking out Marietta neighborhoods for fun.

If someone is shopping for a home during the holidays, they're shopping because they have to. Job relocation. Military orders. Life circumstances that don't wait for spring.

These aren't tire-kickers. These are high-intent buyers who are serious about closing a deal. The homes that sold during this window? They sold to motivated people with a plan.

Then there's January itself. And not just any January, one of the coldest Januarys we've seen in a very long time. People in Kennesaw and across North Metro Atlanta aren't exactly used to prolonged freezes. When it's that cold, house hunting takes a backseat to staying warm and dealing with frozen pipes.

So yes, the TDOM went up. But it wasn't because the market collapsed. It was because human beings behave differently when it's freezing outside during the holidays.

The Slow Thaw: Where We Are Right Now

We're not in a stalled market. We're in what I call the "slow thaw": the official start of the ramp-up season that leads into the summer buying blitz.

Right now, in mid-February, something interesting is happening. Buyers who put their plans on hold during the cold snap are starting to peek their heads out. People who want to move this summer are realizing they need to start looking now if they want to find the right home before competition heats up.

This is the quiet before the busy. The market isn't frozen: it's gathering momentum.

Why Sellers Should Pay Attention Right Now

If you're thinking about selling, this is actually one of the best times to list. Here's why:

The casual browsers are still on the sidelines. The people looking at homes right now are the same high-intent buyers from December and January: they're serious, they're motivated, and they're ready to make decisions.

In another month or two, you'll be competing with dozens of other listings as the spring market kicks into full gear. Right now? You've got less competition and more serious eyeballs on your property.

Think of it like getting to the grocery store at 7 AM instead of 7 PM. Fewer people in the aisles, but the ones who are there know exactly what they came for.

How AI Certified Agents™ Read the Room Differently

This is where being an AI Certified Agent™ makes a real difference. Our AI marketing systems don't just spit out raw numbers: they help us identify patterns that most agents miss.

We can analyze how weather patterns historically affect buyer behavior. We can cross-reference holiday shopping trends with inventory levels. We can analyze buyer search activity in real time to see when interest is ramping up or cooling down.

But here's what AI can't do: it can't tell you that the family looking at homes in East Cobb values the Walton High School district differently than the family relocating to West Cobb who cares more about commute times to the airport. It can't read the room when a buyer walks into a house, and their face lights up.

That's the art. That's the human side.

Our AI Listing Advantage combines the data precision of AI with the intuition and local knowledge that only comes from years of boots-on-the-ground experience in these neighborhoods. We know the difference between a "75-day TDOM because the market is crashing" and a "75-day TDOM because it was freezing and everyone stayed home."

You can learn more about how we use AI to give our clients an edge on our AI marketing strategy page.

What This Means for Your Home's Value

The $439,000 median sale price for January is a trend indicator, not a fixed benchmark. Your specific home in your specific neighborhood might be worth considerably more or less depending on location, condition, features, and a dozen other factors.

This is why cookie-cutter pricing from online estimators or "average agents" who just plug numbers into a formula falls short. Pricing a home correctly requires understanding not just the science of comparable sales, but the art of knowing which comparables actually matter.

A lakefront property in Acworth isn't priced the same as a townhome in Kennesaw, even if they're both 2,000 square feet. A home backing to woods in East Cobb commands a different premium than one on a busy road in Powder Springs.

The market range in Cobb County is wide: roughly $130,000 on the low end to $2.6 million and beyond on the high end. Knowing where your home fits in that spectrum requires local expertise, not just a spreadsheet.

If you're curious what your home is actually worth in today's market, we can give you a comprehensive evaluation. Check out our home value tool or schedule a meeting and we'll walk through it together.

The February/March Advantage

February and March are historically the ramp-up months. Families who want to move over the summer so kids can start school in new districts begin their search now. Buyers who've been pre-approved and ready to go start getting serious about finding the right property before inventory increases and competition gets fierce.

Listing now means you're positioned in front of these early, motivated buyers before the spring rush hits. You're not fighting for attention against 50 other listings in your price range. You're the option they're evaluating when they're ready to move quickly.

This is especially true in desirable areas across Cobb County where inventory tends to move faster when priced correctly and marketed effectively.

FAQ About the Current Cobb County Market

What does TDOM actually measure?

Total Days on Market (TDOM) measures the total number of days a property was listed before going under contract, including any previous listing attempts. It's different from DOM (Days on Market), which only counts the current listing period. TDOM provides a clearer picture of how long it actually took to sell.

Is now a good time to sell or should I wait for spring?

It depends on your situation. If you need to move soon or want to catch serious buyers before competition increases, listing now makes sense. If you can wait and want maximum exposure during peak season, spring might work better. The key is matching your timeline to your goals. Let's talk about your specific situation.

Why do some agents say the market is crashing when the numbers look fine?

Because they're reading the science without understanding the art. A 75-day TDOM in January after a record cold snap and holiday season isn't the same as a 75-day TDOM in June. Context matters, and seasoned agents know how to interpret seasonal and situational factors that impact the numbers.

How do I know if my home will sell quickly in this market?

It comes down to three things: price, condition, and marketing. Homes priced accurately for current market conditions, presented well, and marketed strategically still sell quickly even when overall TDOM numbers are higher. We can give you a realistic assessment of what to expect for your specific property.

Final Thoughts

Look, I get it. When you see a number like "75 days on market," it's easy to panic or second-guess your plans. But real estate isn't a spreadsheet sport. It's a people business that happens to involve a lot of data.

The difference between an average agent and a seasoned agent isn't just experience: it's the ability to see past the numbers to what's actually happening in the market. It's knowing when a statistic is a red flag and when it's just... January in Georgia during a cold snap.

Right now, we're in the slow thaw. The market is warming up for the spring and summer rush. Buyers are getting serious. Sellers who list strategically now are positioning themselves to catch motivated buyers before the competition floods in.

Whether you're thinking about selling, curious about your home's value, or just trying to make sense of what's happening in Cobb County real estate, we're here to give you the straight story: science and art, data and intuition, numbers and context.

Ready to talk about your situation? Schedule a call with Team Haigh or set up an in-home meeting and let's figure out the best path forward for you.