Are you seeing headlines that say Roswell is both “hot” and “cooling” at the same time? It is frustrating when data feels contradictory while you are trying to buy or sell. The truth is the Roswell market makes sense once you know which numbers to watch and how they work together. In this guide, you will learn how to read months of supply, days on market, and list-to-sale ratio like a pro so you can price, time, and negotiate with confidence. Let’s dive in.
The three Roswell metrics that matter
Months of supply
Months of supply tells you how long it would take to sell all active listings at the current sales pace. The basic formula is: Active listings divided by average monthly closed sales. Shorter time windows, like 30 to 90 days, show shifts faster, while 12 months smooths out seasonality.
Industry benchmarks used by many analysts and the National Association of Realtors suggest: under about 3 months signals a seller’s market, around 3 to 6 months is more balanced, and over 6 months favors buyers. See definitions and terminology in the National Association of Realtors’ glossary for context and consistency. It is important to be clear about your time window and whether you include new construction in “active.”
Helpful sources for Roswell-specific inventory and closed sales include Georgia MLS, First Multiple Listing Service, and the Atlanta REALTORS Association market briefs.
Days on market
Days on market, often reported as DOM, measures how long it takes for a property to go under contract. Median DOM is more reliable for consumers because it is less affected by outliers than the average. Some MLS systems also show Cumulative Days on Market, which adds relisted time back in.
Always check whether the number you are looking at is median or average, and whether it is regular DOM or cumulative DOM. If DOM is very low, it often signals strong demand, but it can also reflect strategic underpricing. Pair DOM with list-to-sale ratio to see if fast sales came with over-list bids.
List-to-sale price ratio
List-to-sale ratio is the sale price divided by the last list price, expressed as a percentage. It is best to use the list price at contract rather than the original list price. Above 100 percent suggests buyers, on average, are paying over list. Around 98 to 100 percent signals limited negotiation room. Below roughly 95 percent points to more downward pressure and concessions.
As with the other metrics, breakouts by price band matter. Luxury properties often show lower list-to-sale ratios and longer timelines even when the overall market is active.
How to read them together in Roswell
- Low months of supply + low median DOM + list-to-sale above 100 percent: Aggressive seller’s market. Price competitively or slightly under market to attract multiple offers. Buyers should be pre-approved and ready with strong, clean terms.
- Moderate months of supply + rising DOM + list-to-sale near 98 to 100 percent: More balanced conditions. Sellers can price to market and expect standard negotiation. Buyers can keep standard inspections and timing.
- High months of supply + long DOM + list-to-sale under 95 percent: Buyer leverage. Sellers should consider price adjustments, staging, and incentives like closing cost help or rate buy-downs. Buyers can negotiate below list with recent comps.
Roswell submarkets and price bands
Historic Roswell and Downtown
Older homes, smaller lots, and walkable pockets near Canton Street attract buyers who value location and character. Turnover can be steady, but condition and updates drive outcomes. Expect DOM and list-to-sale to vary with renovation level and pricing accuracy.
East and West Roswell subdivisions
Many neighborhoods offer larger lots and planned amenities. Builder reputation and floorplan functionality matter to buyers. Proximity to GA-400 and employment centers often shows up in quicker activity for well-priced listings.
Crabapple and infill corridors
This area blends newer construction with infill. New supply can lift measured inventory and months of supply without weakening resale demand equally. Separate new-build and resale when you analyze to avoid mixed signals.
Condo and townhome options
Attached homes often move faster at entry-level price points but are more price sensitive. Tracking DOM and list-to-sale by property type helps you set realistic expectations.
Price bands change the story
Entry-level segments typically show lower months of supply and shorter DOM than upper-tier properties. Luxury listings can take longer and achieve a lower list-to-sale percentage, even when the broader Roswell market is competitive. Always compare within your price tier.
Seasonality, rates, and new construction
Roswell follows a familiar pattern: spring sees more listings and buyer activity, while fall and winter cool. Families often prefer summer closings to align with the school calendar, which can shape timing and demand.
Mortgage rates influence affordability, which flows through to months of supply, DOM, and negotiation strength. When rates rise, purchasing power falls and inventory can appear to loosen. When rates ease, buyers re-enter and competition increases.
New construction around North Fulton and near Alpharetta can temporarily raise inventory counts. Distinguish between resale and new-build to read the signal correctly. For local context on permits and planning, explore the City of Roswell planning and zoning resources and Fulton County property and tax tools.
Example: calculate months of supply
The following is a hypothetical example for illustration only:
- Active listings: 180
- Closed sales in the last 30 days: 60
- Months of supply = 180 divided by 60 = 3 months
With 3 months of supply, the market looks balanced to slightly seller-tilted. If the median DOM is 18 days and the list-to-sale ratio averages 101 percent, you can expect strong buyer competition on well-priced homes. Label your time window and source when you run this for your property type, price band, and neighborhood.
What buyers should do right now in Roswell
- Get fully pre-approved, not just pre-qualified, before touring. Strong financing wins tie-breakers in tight segments.
- Review median DOM and list-to-sale ratios for your price band and property type. If DOM is short and ratios exceed 100 percent, consider escalation clauses and clean terms.
- If months of supply is rising and list-to-sale is slipping, ask for concessions like closing cost credits or a rate buy-down.
- Target neighborhoods where inventory is building. Be patient, track new listings daily, and move fast on well-priced homes.
What sellers should do right now in Roswell
- Price to the market indicated by your specific comps and time window. In a tight segment, consider pricing slightly under key thresholds to spark multiple offers.
- If DOM is long in your tier, invest in pre-list preparation that reduces friction. High-impact repairs, neutral staging, and professional marketing can shorten time to contract.
- Watch list-to-sale ratios for comparable homes over the last 6 to 12 months. If ratios are under 98 percent and inventory is rising, plan for negotiation and consider buyer incentives.
- Align timing with seasonality if your move allows. Spring and early summer can deliver more eyeballs, while fall and winter often reward sharper pricing and standout presentation.
Quick data checklist before you decide
Use this simple framework before you write an offer or set a list price:
- Define your geography precisely: Roswell overall, plus your neighborhood or subdivision. Include the closest North Fulton comps when relevant.
- Pull three windows: last 30 days for a pulse, last 90 days for a near-term read, and last 12 months to smooth seasonality.
- Separate resale from new construction so months of supply and DOM reflect the right pool of buyers.
- Report median DOM instead of average. Confirm whether DOM is cumulative.
- Use list price at contract to calculate list-to-sale ratio when possible.
- Break out by price band and property type. A $400,000 townhome behaves differently than a $1.2 million estate.
- Note your source and time frame in every chart or takeaway.
Where to find trustworthy Roswell numbers
- Local MLS and broker reports: Georgia MLS and First Multiple Listing Service for neighborhood DOM, inventory, and closed sales by price band.
- Context and commentary: Atlanta REALTORS Association market briefs for metro and North Fulton trends.
- Definitions and national benchmarks: National Association of Realtors research and glossary.
- Local planning and records: City of Roswell planning and zoning and Fulton County property and tax resources.
- Demographic context: U.S. Census Bureau QuickFacts for Roswell.
Ready to make a move?
If you want a clear read on your neighborhood and price band, let’s run the numbers together and build a plan that fits your goals. For a tailored, high-touch advisory experience backed by global reach, connect with Connor Brookman. Get your instant home valuation and a next-step strategy today.
FAQs
What is months of supply in Roswell and why does it matter?
- Months of supply measures how long current inventory would last at the recent sales pace; under about 3 months favors sellers, 3 to 6 is balanced, and over 6 favors buyers.
How do days on market vary by price band in Roswell?
- Entry-level segments usually have shorter DOM than upper-tier homes; always check median DOM for your property type and price range over the last 90 days and 12 months.
How should I price my Roswell home today?
- Use recent comps in your neighborhood and price band, confirm months of supply and list-to-sale ratios, and align strategy with seasonality and your timeline.
What is a good list-to-sale ratio in Roswell?
- Around 98 to 100 percent suggests tight pricing and limited negotiation, over 100 percent often signals bidding pressure, and below roughly 95 percent indicates buyer leverage.
How do mortgage rates affect Roswell housing trends?
- When rates rise, buyer affordability falls and inventory metrics can loosen; when rates ease, demand and competition often increase, affecting DOM and list-to-sale outcomes.
