Closed sales inside Cartersville’s city limits over the last six months put the median sale price at $395,000 and the median at $191 per square foot, with the typical home going under contract in 37 days and closing 27 days after that. With 30-year rates easing to the low 7s, the numbers describe a market that is steady rather than hot: homes sell, but they sell at the right price.
The numbers
- Median sale price: $395,000 across 211 closings (the middle half of sales ran from about $298,700 to $474,900).
- MLS-listed sales only: $405,000 median. Roughly one closing in five never appeared on a listing service, which pulls the all-sales median down.
- Price per square foot: $191 median.
- Time to contract: 37 days median from listing to under contract.
- Time to close: 27 days median from contract to closing.
- What is selling: about 92% single-family houses.
If you are selling
Thirty-seven days to a contract is a normal market, not a frenzy. The homes that sit are the ones priced for the 2022 version of Cartersville. Price against the last 90 days of comparable closings, not against what a neighbor is asking, and plan for the first two weekends to carry most of the showings. A pre-listing inspection and a tidy set of disclosures shorten the 27 days on the back end, which matters when a buyer’s rate lock is ticking.
If you are buying
At $191 a foot, a 2,000-square-foot house lands near the median. Rates in the low 7s mean monthly payment, not list price, is the number to negotiate around: a seller-paid rate buydown or closing-cost credit often beats a smaller price cut on a 30-year loan. A home that has been listed more than 37 days has usually passed its first wave of interest, which is when a fair offer gets a serious look.
A note on the data
These figures track closed sales within the city of Cartersville, including off-market transfers such as estate sales. Countywide and MLS-only numbers run slightly higher. Bartow County outside the city, and the Rome, Rockmart and Ellijay markets we work in, each move on their own rhythm; ask for the comps that match your street, not the headline.
Thinking about a fall move? Reach Sherry for a no-pressure pricing conversation or a buyer consult.
Sources
How to Read These Numbers
A set of market figures is only as useful as your understanding of what each one measures. Here is what the Cartersville numbers above mean, and what they do not, as of late October.
Median sale price
The median is the middle value: half of the closings were above $395,000 and half were below. Unlike an average, it is not pulled up or down much by a handful of very expensive or very inexpensive sales, which makes it a steadier gauge of a typical home. The range for the middle half of sales, from about $298,700 to $474,900, shows how wide the market is. A buyer or seller whose home falls near either end of that range should look at comparable sales in that price band, not just the headline figure.
Price per square foot
Price per square foot is a handy way to compare homes of different sizes, but it has limits. Smaller homes often carry a higher price per foot, while larger homes often carry a lower one. Lot size, age, condition, updates, garages and finished basements all affect value in ways that square footage alone does not capture. Use the $191 figure as a starting point for conversation, not as a formula for pricing a specific house.
Days to contract and days to close
The 37 days to contract measures how long homes sat on the market before a buyer committed. The 27 days from contract to closing reflects inspections, appraisals, loan processing and title work. Together, they suggest that a seller listing today might plan on roughly two months from listing to closing in a typical case, though any individual sale can move faster or slower.
On-market versus off-market sales
The note that roughly one closing in five never appeared on a listing service matters. Off-market transfers, such as some estate sales or private arrangements, can sell for different prices than homes marketed to the public. That is why the MLS-only median runs higher. If you are comparing your home to the market, MLS-listed sales of similar homes are often the most relevant comparisons.
What to Watch Heading Into Winter
Fall and early winter can bring their own rhythm. Rather than predicting where prices will go, it is more useful to know which signals to watch over the coming weeks.
- New listings: Fewer new listings typically appear as the holidays approach. If that holds, buyers may have fewer choices, but sellers may also face less competition.
- Price reductions: A rising number of reductions can signal that some sellers priced above what buyers are willing to pay.
- Days to contract: If this figure lengthens in coming months, buyers may gain room to negotiate. If it shortens, the market may be tightening.
- Mortgage rates: Even small rate changes can affect what buyers can comfortably afford. Watch how rates move from the low 7s and how quickly buyers respond.
A Worked Example for Buyers
Using the figures above, a 2,000-square-foot home at the $191 median per square foot would come to about $382,000, close to the overall median. If that home has been listed longer than 37 days, a buyer might ask the seller to contribute toward closing costs or a rate buydown rather than focusing only on the price. Whether a credit or a price reduction makes more sense depends on your loan, your cash on hand and how long you expect to keep the mortgage. A loan officer can run the comparison for your situation, and a financial professional can help you weigh it against your broader goals.
Questions Readers Ask About Local Market Data
Why do different sources report different medians?
Sources may cover different areas, time periods or types of sales. A city-only figure, a countywide figure and an MLS-only figure can all be accurate and still differ.
Should I price my home at the median?
Only if your home is a typical home for the area. Pricing should be based on recent sales of homes similar to yours in size, condition and location.
Does a 37-day median mean my home will take 37 days?
Not necessarily. It is a midpoint. Well-priced, well-presented homes may go under contract sooner, while others may take longer.
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