Is Your Acworth Home Overpriced? 5 Signs Your Agent Got the Number Wrong

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

Your Acworth home has been on the market for six weeks. Maybe eight. You've rearranged the throw pillows so many times your partner thinks you've lost it. The lawn is mowed to perfection. Yet here you are, scrolling Zillow at 11 PM, watching homes in Marietta and Kennesaw go pending while yours just... sits there.

And when you call your agent? "Just wait. The market is slow right now."

Here's the truth bomb: The market isn't slow. Your price is wrong. And your agent might be practicing what we call the Lazy Agent's 3-P's Method: Put up a sign, Put it on the MLS, and Pray another agent sells it for them.

Let's talk about how to know if your home is overpriced and what actually works in today's North Metro Atlanta market.

The Problem with "Sign, MLS, and Pray"

Most agents treat listing like a one-and-done event. They snap a few photos with their iPhone 11, punch your address into the MLS, stick a sign in your yard, and then ghost you for three weeks. When you finally hear from them, it's always the same script: "We just need to be patient" or "Let's give it another month."

That's not strategy. That's hope disguised as a business plan.

Meanwhile, homes around you are selling because other agents are doing the actual work: targeting qualified buyers using data, staging like pros, and marketing like it's 2026, not 1987.

5 Signs Your Agent Got the Pricing Wrong

1. Your Days on Market Is Way Above Average

Right now, homes in Acworth are averaging 47 days on market, up from 40 days last year. Across Cobb County, the average is sitting at 55 days. If your home has been listed for 60, 70, or 90+ days? That's not bad luck. That's bad pricing.

Here's what most agents won't tell you: The first two weeks are the most critical. That's when your listing gets maximum exposure on Zillow, Realtor.com, and in buyer agent alerts. If you're priced too high, serious buyers skip right past you, and once you've been on the market too long, you get the dreaded "stale listing" stigma.

2. You're Getting Lookers But No Offers

Ten showings and zero offers isn't a coincidence. Buyers are walking through your door, seeing your home, and then buying something else. Why? Because they're doing the math in real time.

Current Cobb County data shows homes are selling at 95.46% of their list price on average. Translation: Buyers know when you're fishing above market value. They'll tour your home, love it, and then offer on the house down the street that's priced realistically.

If you're hearing "great house, but..." after every showing, your agent overshot the number.

3. Neighboring Homes Are Selling While Yours Sits

You know that house three doors down that went pending in 12 days? It wasn't luck. It wasn't staging magic. It was pricing strategy.

In today's market, where Cobb County has about 6 months of inventory (up from 3.49 last year), buyers have options. If your home is priced $20K or $30K above comparable properties in Acworth, Powder Springs, or nearby areas, you're not "leaving room to negotiate." You're pricing yourself out of search results.

Buyers filter by price online. If you're listed at $430K and the comp down the street is $399K, guess which one shows up first in their search? Spoiler: Not yours.

4. Your Agent's Only Advice Is "Just Wait" or "The Market Is Slow"

When your agent's entire strategy is "patience," that's code for "I have no idea what I'm doing, and I'm hoping this problem solves itself."

Look, the market isn't slow. 60% of homes listed in Acworth dropped their price last year, which means sellers are adjusting. If your agent isn't talking about repositioning, running targeted digital ads, or adjusting your marketing approach after 30 days, they're not an agent. They're a sign-placement service.

5. Your Marketing Looks Like 1987

Blurry photos taken at noon with harsh shadows. No drone shots. No video walkthrough. No AI-targeted ads reaching qualified buyers in your price range. If your listing looks like it was cobbled together in 15 minutes, buyers assume your home has been on the market forever (even if it hasn't).

Modern buyers expect a digital experience. That means professional photography, virtual staging if needed, and ads that target actual buyer profiles, not just a passive "post and pray" approach.

The Team Haigh Difference: Science Meets Art

Pricing a home correctly isn't guesswork. It's science plus art.

The science? That's the data. We analyze recent sales, price per square foot trends (currently around $200.58/sqft in Cobb County, though that varies widely), and days on market. We look at what's pending, what's expired, and what buyers are actively searching for in Acworth and surrounding areas.

But here's where most agents stop. They plug numbers into a formula and call it done.

The art is where Team Haigh shines. It's understanding that the median sale price in Cobb County ($467,950) is just a starting point. Your home isn't the median. It's your home, in your neighborhood, with your finishes, your layout, and your story. We use AI tools to surface trends and patterns, but our seasoned local expertise applies the context those algorithms can't see.

We're AI Certified Listing Agents, which means we leverage cutting-edge technology to identify your Ideal Customer Profile (ICP): the buyer who will pay top dollar for your home. Then we target them directly with precision marketing, not hope.

What Actually Works in 2026

Forget signs and prayers. Here's what moves homes in North Metro Atlanta right now:

Targeted Marketing: We don't just list your home and wait. We run digital campaigns targeting qualified buyers based on income, search behavior, and location. If someone in Kennesaw is looking for a 4-bedroom in your price range, they're seeing your home. Repeatedly.

Professional Presentation: High-quality photos, drone footage, video walkthroughs. Your home needs to look like the hero it is, not a rushed MLS afterthought.

The Home Trade-In Program: Want to move before your current home sells? We make it happen. No more juggling two mortgages or living in limbo.

List with a Twist: Not sure if now is the right time? We offer flexible listing options that give you control.

270+ Five-Star Reviews: We've helped hundreds of North Metro Atlanta families navigate this exact situation. We know what works because we've done it. A lot.

FAQ: Is Your Acworth Home Overpriced?

Q: How do I know if my listing price is too high?
A: Compare your days on market to the Acworth average (47 days) and Cobb County average (55 days). If you're significantly over and getting showings but no offers, price is the likely culprit. Also check if homes are selling at 95-96% of list price in your area; if yours is priced well above recent comps, that's a red flag.

Q: What should I do if my home isn't selling?
A: First, get a second opinion on pricing from an agent who uses data, not emotions. Second, evaluate your marketing: Are you using professional photos, video, and targeted ads? If your agent's plan is "wait and see," it's time to meet with Team Haigh for a real strategy.

Q: Can Team Haigh help if I'm already listed with another agent?
A: Absolutely. Once your listing agreement expires, we can step in with a fresh approach. In some cases, we can even work with your current agent to adjust strategy. Let's talk about what's possible during a free consultation.

Q: What is the Active Strategy vs. the 3-P's Method?
A: The 3-P's Method (Put up a sign, Put it on the MLS, Pray someone else sells it) is passive and outdated. Our Active Strategy uses AI targeting, ICP buyer profiles, and precision marketing to find your buyer, not wait for them to maybe stumble across your listing.

Final Thoughts

If your Acworth home is sitting on the market, gathering dust and anxiety, it's not your home's fault. It's not the market's fault. It's a pricing and marketing problem, and those are fixable.

You deserve an agent who doesn't just stick a sign in your yard and disappear. You deserve someone who treats your home sale like the six-figure transaction it is: with data, with strategy, and with relentless follow-through.

Team Haigh Realty has been doing this for years across Acworth, Marietta, Kennesaw, and Powder Springs. We've seen every market condition, every pricing mistake, and every excuse in the book. More importantly, we've helped hundreds of families correct course and get to the closing table.

Ready to stop waiting and start selling? Schedule a free in-home consultation with our team, or meet Team Haigh to see why we're not like every other agent you've worked with.