The spring real estate market doesn’t suddenly arrive in March.
It starts quietly—months earlier—inside the January data.
January strips away hype and seasonality and shows us exactly how buyers and sellers behave when decisions are intentional rather than emotional. What we saw this January across Evans, Columbia County, and the Greater Augusta market gives us very clear direction heading into February and spring.
Here’s what it’s telling us—and why it matters whether you’re selling or buying. Click link to view numbers for Greater Augusta (RGA MLS-wide), Columbia County, Evans Luxury Market, and Bartram Trail: https://heyzine.com/flip-book/f0deb8d1ea.html
1. Inventory Is Up — And the Market Has Shifted
January brought a noticeable increase in available homes across the market. Buyers now have more options, which changes how homes are evaluated.
When inventory rises:
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Buyers slow down and compare
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Homes are judged more critically
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Price, condition, and presentation matter more than timing alone
This doesn’t mean the market is weak.
It means the market is more intentional.
Homes that are priced correctly and prepared well are still selling. Homes that miss the mark are sitting.
2. Absorption Rate: The Metric That Explains Everything
Absorption rate measures how quickly homes are selling compared to how many are available.
In January:
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Columbia County absorption rate: ~21%
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Market-wide absorption rate: ~18%
In practical terms, only about 1 in 5 homes listed are selling each month.
Why this matters:
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Buyers have leverage
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Overpricing has real consequences
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“Testing the market” often leads to longer days on market or expiration
This is where strategy matters more than optimism.
3. Expired Listings Are the Market’s Warning Signal
Expired listings tell us a lot about expectation gaps.
In January:
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Columbia County: 20 expired listings
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Market-wide: 69 expired listings
Most of these homes didn’t expire because buyers disappeared.
They expired because:
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Pricing didn’t align with current demand
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Preparation didn’t meet buyer expectations
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Strategy didn’t adjust as the market shifted
Today’s buyers are informed, patient, and confident in waiting for value.
4. Buyer Activity Is Quietly Building
Even with rising inventory and lower absorption, buyer demand has not gone away.
As we move into February, we’re already seeing:
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Buyer pre-approvals picking up
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Early-spring buyer engagement increasing
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More financially prepared buyers entering the market
This matters because pre-approvals typically rise before showings and offers increase. It’s one of the earliest signs that spring momentum is forming.
5. Interest Rates Are Supporting Confidence
Mortgage interest rates are still the best we’ve seen in nearly three years, which is bringing buyers back into the market—especially those who paused over the last 18–24 months.
What that means:
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Buyers are payment-conscious, but active (and we anticipate alot more activity to surface these next few months)
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Sellers who price with today’s rates in mind attract stronger demand
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Buyers gain leverage with more inventory and better financing options
Rates alone don’t sell homes—but they absolutely influence confidence.
6. The “So What” for Sellers
Spring 2026 will not reward passive pricing or waiting to see what happens.
It will favor sellers who:
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Price intentionally from day one
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Prepare their home to stand out in a competitive inventory pool
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Understand today’s buyer mindset
If you’re wondering what your home could sell for right now—not last year, not at the peak, but in today’s market—you can start here:
Get a current home valuation:
https://ehrinfairey.com/home-valuation
Knowing your real number is the first step to building the right strategy.
7. The “So What” for Buyers
This market isn’t just shifting for sellers—it’s opening doors for buyers too.
Right now, buyers are benefiting from:
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More inventory and choice
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Better interest rates than we’ve seen in years
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Increased negotiating leverage
For buyers who are prepared, this can be one of the strongest windows we’ve seen in a while.
If you'd like to discuss next steps, visit https://ehrinfairey.com/ and select "contact us."
The key is understanding how to use today’s conditions to your advantage.
Final Thoughts
January made one thing very clear:
This is no longer a market where timing alone wins.
Strategy, preparation, and accurate expectations win.
Whether you’re thinking about selling this spring, buying with more leverage, or simply trying to understand where you stand, clarity beats guessing every time.
You can learn more about our marketing difference here: https://youtu.be/i2yllFSLAM4?si=X1BqdxrdxP2VLQ9D
Want a Local Breakdown for Your Situation?
If you’d like a hyper-local look at:
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What buyers are actually paying in your neighborhood
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How long homes like yours are taking to sell
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Whether buying or selling now makes sense for you
I’m always happy to walk you through it.
—
Ehrin Fairey
Realtor® | Evans & Augusta, GA
Real Estate That Gives Back
Source: Directly from Realtors of Greater Augusta MLS on Feb 2, 2026 with data pulls from 1-30 January 2026.
