Roswell, Georgia Housing Market

What stands out in Roswell?

• Asking prices swing about 3.9% between the cheapest and priciest months: among the flattest seasonal prices of 763 tracked cities. The month you buy matters little here.
• The median household earns $140,265 a year: among the highest incomes of 763 tracked cities. Tenants can carry higher rents.

Why is Roswell still competitive?

Roswell has 31% fewer homes for sale than in 2017–2019 at this time of year, and listings spend a median 47 days on the market, less than in 78% of the 763 cities we track. For every 100 homes still for sale, 28 are under contract. Well-priced homes will draw more than one offer. Your discount is in the listing that has sat, so set a price alert and move when a stale one gets cut.

When do Roswell prices dip?

Across 9 full years, Roswell asking prices ran lowest in January, about 1.9% below the year's average. They peaked in June. The most homes for sale show up in July, about 18% above the yearly average. Shop in July for choice, and expect the softest asking prices in January.

How much can you negotiate in Roswell?

For every 100 homes still for sale, 28 are under contract. In 2017–2019 at this time of year it was 43. The rest are still waiting for a buyer. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

Roswell listings spend a median 47 days on the market. That is 13% longer than a year ago. There are 344 homes for sale in Roswell. That is 4.5 times the tightest month on record, but below the peak of 596. Supply is growing against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 60+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

Who will rent from you in Roswell?

Only 24 out of every 100 Roswell households rent. This is an owners' town. The renter share is shrinking. Five years ago it was 27 in 100. Roswell lost about 900 renter households in five years. Renter households average 2.4 people. Two and three bedrooms fit the typical renter.

Households grew 5% in five years. The housing stock grew 4%. Demand is outrunning supply. Just 5.2% of homes sit empty. A well-priced rental fills fast here.

The median Roswell household earns $140,265 a year. Incomes here have grown 5.7% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 4.9 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $3,507 a month.

To see what one Roswell address would rent for and cash flow, run it through the app.

How does Roswell compare with other Georgia markets?

Ranked among the 11 Georgia markets we track:

• Asking price: 2nd priciest of 11. Roswell is at $693,326. Closest: Smyrna and Alpharetta.
• Buyer competition: 2nd most competitive of 8. Roswell is at 0.28 buyers per home. Closest: Warner Robins and Savannah.
• Time on market: 2nd shortest time on market of 11. Roswell is at a median of 47 days on market. Closest: Warner Robins and Marietta.
• Price cuts: 3rd most price cuts of 11. Roswell is at 24% of sellers cutting. Closest: Smyrna and Savannah.

What numbers should you underwrite a Roswell deal with?

• Price growth to assume — +2.6%/yr. Roswell grew 4.8% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Roswell grows about 2.6% a year. That is the number to type in. Prices fell 1.4% over the last year. Use it for timing. The five-year rate is the better guide.
• Odds you cut your price to sell — 1 in 4. 24% of Roswell listings have cut their asking price. Underwrite your exit below asking.
• Competition when you exit — +8%. Homes for sale in Roswell are up 8% on last year, so your resale faces more competition than today's comps did.

Read how the pending ratio measures demand and how we read these numbers, then run the numbers on a deal.

What is the median home price in Roswell?

The median asking price in Roswell is about $693,000 as of Oct 2026, down 3.0% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Roswell figures cover the 3 ZIP codes with a Roswell mailing address, which can reach past city limits.

Is Roswell a buyer's or seller's market in 2026?

Neither side has the upper hand in Roswell right now. We compare Roswell with 2017–2019 at this time of year: there are 28 pending sales per 100 listings, against 43 then; there are 31% fewer homes for sale; 24% of sellers have cut their price, against 33% then.

Are Roswell home prices going up or down?

The median asking price is 8.3% below its Feb 2024 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

What is the fair market rent in Roswell?

HUD's fiscal year 2026 fair market rent for Fulton County is $1,820 a month for 2 bedrooms and $2,182 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.