Columbia County, GA Real Estate Market Update: What Changed in January 2026

🏠 1. Local Home Prices & How They’re Trending

Median sales prices locally have shown modest shifts recently:

• Redfin data through late December 2025 shows the median home sale price was about $319,000 — that’s roughly 6.2% lower than a year ago. Homes are selling slightly cooler than last year, and take more days to sell (about 107 days on the market).

• Zillow data paints a slightly different picture for home values — showing values around ~$324,700 and up ~1.3% year-over-year, with a median sale price near $309,600 at the end of 2025.

📍 What this means: Prices locally aren’t skyrocketing — some metrics show slight year-over-year declines while others show small gains. That’s different from the national narrative of strong price growth, and reflects that in Columbia County the market is more balanced and nuanced right now.

📈 2. Inventory: More Options for Buyers

Local inventory (number of homes for sale) isn’t at booming levels, but it’s bigger than the extremely tight markets of 2021–2022:

• Zillow reported around 806 active listings in late 2025, with new listings rising.

• Realtor.com showed a broader ~1,200 homes on the market in October 2025 — indicating more options across the county (Evans, Grovetown, Martinez, Harlem, Appling, etc.).

🧠 Why this matters: When there are more homes to choose from, buyers have a bit more negotiating power — especially if interest rates stay steady or soften.

⏱️ 3. Sales Activity & Days on Market

Homes are selling more slowly than last year:

• Median days on market increased (from under 100 a year ago to over 100 more recently).

• Activity has slowed somewhat even with more listings — meaning buyers are taking time, and not all homes are flying off the market.

💡 Local interpretation: Buyers can take a thoughtful approach and often won’t face the same hyper-competitive pace we saw earlier in the decade — if pricing and marketing are aligned.

🏡 4. What Buyers Are Seeing Locally

Right now in Columbia County (January 2026):
✔️ More inventory vs tight peak markets — meaning more choices.
✔️ Days on market longer — a signal prices may reflect realistic conditions.
✔️ Median sale price cooler in some reports, though values still hold decent levels.

Opportunity for buyers:

• With more homes available and less pressure to bid aggressively over list price, buyers with strong financing and clear criteria are positioned well.

• If mortgage rates stay around the mid-6% range (national trend), locking sooner rather than waiting could be wise for many buyers.

📊 5. What Sellers Should Know

For sellers in Columbia County right now:

• Market is balanced — not strictly a “hot seller” market anymore.

• Homes still sell near list price when priced right, but it’s not automatic anymore.

• Slightly longer time on market means staging, pricing strategy, and positioning matter more than listing and waiting.

Smart seller strategy: local comps matter most — know what similar homes are doing in Evans vs Grovetown vs Martinez.

🧩 6. Broader Local Factors Affecting the Market

Proposed development & zoning work:

• Columbia County has been discussing data center zoning and future development, which could influence property values and buyer interest in certain neighborhoods once it clarifies.

Example local listing & activity:

• There are still active off-market and value opportunities moving through investor and local groups (like 4/3 opportunities around the $230k range).

These kinds of deals can matter especially for investors or buyers who are watching supply inside and outside MLS.

📌 7. What This Means in Plain Language (Columbia County)

For Buyers

• More choices than a couple of years ago, and you can be picky.

• Homes are selling slower, so you don’t have to rush offers.

• Rates still matter a lot — even small drops can boost buying power.

For Sellers

• Pricing and preparation are key — the market isn’t guaranteeing top offers just for listing.

• Balanced conditions mean buyers are savvier and will compare homes closely.

For Investors

• Opportunities still exist — especially where pricing and rents align — but careful neighborhood selection and comps rule strong decisions.

📍 Quick Snapshot – Columbia County Housing (Late 2025–Early 2026)

Legal Disclaimer

The information provided in this blog is for general informational purposes only and is not intended as legal, financial, tax, or real estate advice. While every effort is made to ensure accuracy, real estate laws, regulations, market conditions, pricing, availability, and terms are subject to change and may vary by location and individual circumstances.

All real estate decisions should be made in consultation with qualified professionals, including licensed real estate agents, attorneys, lenders, inspectors, and tax advisors. Readers should not rely solely on the information contained herein when making real estate decisions.

Caleb Fairey is a licensed real estate agent in the State of Georgia and is affiliated with eXp Realty, LLC. This blog does not constitute an offer to sell, lease, or solicit real estate services in jurisdictions where Caleb Fairey is not licensed.

Equal Housing Opportunity.