Mid-Year 2026 Real Estate Market Recap (Dawsonville, GA): Prices, Inventory, Days on Market & Buyer BehaviorJohnny Dugan and co-host/broker Cody Chembars recap the mid-year 2026 real estate market with a local focus on Dawsonville, GA (30534), comparing it to their earlier bold predictions. As of May 2026, average sales price is $429,000 (down nearly 10% year over year from a $475,000 peak), while price per square foot is $191 vs. $194 a year prior, suggesting the shift is driven by more activity in the $300K–$500K affordability window rather than a broad 10% value drop. Homes are selling for about 96% of original list price, inventory is up, months’ supply remains 3.8, and days on market average 36. They discuss interest rates around 6.5%, growing seller concessions, pricing strategy, longer buyer decision cycles, competition from new rentals, and warn against relying on automated valuation models like Zillow/Realtor.com.00:00 Midyear Market Recap01:44 Local Focus Dawsonville02:31 Prices Versus Peak03:58 Price Per Square Foot06:02 Affordability And Rates09:03 Negotiation And Inventory11:22 Sell Perfect Or Deal13:42 Months Supply Check16:09 Timing And Days Market17:13 Days on Market Reality18:38 Buyer Decision Slowdown20:01 Pricing to Sell Fast20:37 Starting High Backfires23:23 AVMs and Zestimate Trap27:25 Healthy Market Outlook31:18 Homeownership Long Game34:49 North Georgia Wrap Up

In this Anchored Real Estate podcast episode, Johnny and co-host/broker Cody Chembars explain why getting pre-qualified is a weak step and why buyers should get pre-approved before touring homes. They discuss finding a lender through an agent, highlighting Johns Creek Mortgage as a broker with access to many banks and noting specialized lending referrals, including divorce-focused lending. They outline what lenders typically need (pay stubs/W-2s, work history, tax returns for self-employed borrowers, bank statements, and a soft credit pull), and how lenders calculate debt-to-income ratios and provide approval amounts. They emphasize focusing on monthly payment, not just the maximum approval, explain automated underwriting, warn against relying on public credit scores, and note pre-approval expiration and the risk of taking on new debt during the process.00:00 Why Pre Qualified Fails00:43 Pick The Right Lender02:35 Broker Vs Direct Lender04:51 Documents And Credit Pull07:51 DTI And Real Budget11:09 Approval Amount Vs Payment15:20 Pre Qualified Vs Approved19:50 Shopping After Approval20:38 Timing Expiration Pitfalls23:07 Wrap Up And Contacts

On the Anchored Real Estate Podcast, hosts Johnny Dugan and managing broker Cody Chembars of Anchor Real Estate Advisors break down five common home-selling mistakes that cause listings to sit while similar homes sell quickly: overpricing (buyers swipe past overpriced homes and the first two weeks matter most), waiting too long to list (engage an agent early to plan timing, prep, and flexible closing/temporary occupancy), failing to prepare the home (declutter, curb appeal, and maintenance to create strong first impressions and support professional photos), poor/lazy marketing (especially bad photography and lack of targeted online/social promotion), and hiring the wrong agent (don’t choose based on the highest suggested price; research reviews, listing quality, and track record, and be cautious using inexperienced family without a co-listing/referral).

Johnny Dugan and Cody Chembars discuss whether homeowners should sell now or wait until 2027, focusing on three decision factors: interest rates, inventory levels, and equity position. They explain how “golden handcuffs” from ultra-low rates affect mobility, note reports of some government loans dipping below 6%, and warn that lower rates could increase buyer demand and competition—especially for buyers with home-sale contingencies. They highlight that inventory remains historically low at roughly 4.5 months versus a balanced 6 months, which can favor sellers today but may shift if more listings hit the market. They emphasize running net-to-seller and equity scenarios, including renting a low-rate home and buying another, and conclude timing the market is often neutral if you’re both selling and buying; waiting mainly makes sense for financial or equity-building reasons.00:00 Sell Now or Wait00:16 Meet the Hosts01:05 Factor One Rates01:37 Golden Handcuffs Reality05:22 Sell First Strategy07:13 Factor Two Inventory09:08 Pricing and Corrections10:52 Factor Three Equity16:08 Scenarios and Renting20:22 Consult an Agent22:01 Choosing the Right Realtor24:07 Final Takeaways and Contact

Johnny Dugan and Cody Chembars discuss resetting the seller mindset for today’s market, emphasizing that it’s no longer the 2021–2022 environment and unrealistic pricing is a “kiss of death.” They explain that the market—not emotion, past upgrades, or online estimates—drives value, and buyers compare homes to current active competition. They stress the outsized importance of the first two weeks on market due to buyer search behavior, making pricing, photos, and presentation critical; later price reductions can signal weakness and invite low offers. Condition and curb appeal are framed as strategy, and they argue pricing for attention beats pricing for hope, including awareness of buyer price brackets and the leverage created by showings. They also normalize concessions and inspections as part of negotiation and conclude that choosing a truthful, experienced agent who protects net—not ego—matters more than timing the market.

In Episode 11 of the Anchored in Real Estate Podcast, Johnny Dugan and Cody Chembars focus on educating homebuyers preparing for the spring market, noting rising mortgage applications and increased market tempo. They explain that price is only one part of an offer and walk through key negotiable contract “levers” such as inspection and due diligence periods, vacancy/post-occupancy timing, earnest money, financing terms, special stipulations, and seller requests like closing costs—emphasizing that the best offer isn’t always the highest price, but often the cleanest. They discuss how financing strength is judged by seller perception, including down payment size, lender reputation (local vs. national online lenders), and whether a buyer is truly qualified or even underwritten, along with how loan type can affect seller decisions. Common buyer mistakes include house shopping before getting finances in order and relying on contingencies as a “weapon” rather than reasonable protection. They stress that emotional decisions are costly and that timing and flexibility can outweigh price in negotiations. The episode closes with four questions buyers should ask their realtor—what matters most to the seller, how strong the offer feels, what risks to watch for, and how the agent would structure the offer—and encourages trusting both professional guidance and careful self-assessment.

In our milestone 10th episode, Johnny and Cody venture into the realm of real estate forecasting as they lay out bold predictions for the 2026 market. The duo comes with strong insights, discussing key trends such as interest rates, home prices, and buyer/seller behaviors. They dive deep into recent stats, the influence of political decisions, and localized market dynamics in Atlanta and North Georgia. Whether you're a buyer, seller, or simply interested in the real estate market, this episode is packed with valuable predictions and professional advice. Join us for this insightful episode and drop your predictions in the comments!

In this episode of the Anchored Real Estate Podcast, hosts Johnny Dugan and Cody Chembars dive into the world of real estate investment, focusing on an insightful discussion about DSCR loans (Debt Service Credit Ratio). The duo explains the concept, benefits, and comparisons between DSCR loans and traditional investment loans. They highlight how DSCR loans qualify a mortgage based on the property's potential income rather than the borrower's personal income, making it a valuable tool for investors. The episode also sheds light on the underwriting process, credit requirements, ownership structures, and down payments involved in both loan types. Tune in to learn more about innovative investment strategies and practical advice for navigating real estate financing!

In this episode of the Anchored Real Estate Podcast, hosts Johnny Dugan and Cody Chembars dive into Atlanta Metro MLS statistics to provide comprehensive insights into the local real estate market. They discuss trends over the last decade, the impact of fluctuating interest rates, and the overall stability of the market. Join them as they debunk crash myths, analyze home sale prices, and explore the crucial dynamics between buyer and seller expectations. Whether you're buying, selling, or just curious, this data-driven discussion is packed with valuable advice and market predictions. Sponsored by Anchor Real Estate Advisors.00:00 Introduction to the Show00:48 Welcome to Anchored Real Estate Podcast01:43 Sponsorship and Social Media02:02 Diving into Market Statistics04:00 Analyzing Historical Data06:44 Understanding Market Inventory10:04 Balancing Buyer and Seller Perspectives13:29 Sellers' Pricing Strategies13:39 Buyers' Expectations and Incentives14:11 Market Trends and Data Analysis14:59 Challenges for Sellers and Agents15:43 Current Market Conditions18:37 Population Growth vs. Home Sales21:16 Future Market Predictions23:26 Conclusion and Next Episode Teaser

In this episode of the Anchored in Real Estate podcast, hosts Johnny Dugan and Cody Chembars, both experienced Realtors from Georgia, discuss the complexities and strategies of buying and selling a home simultaneously without losing your mind. They explore various scenarios, such as the 'four train transaction', and offer practical tips on navigating the real estate market effectively. They also delve into the importance of listing your home first, creating a transition plan, and potential financial solutions like bridge loans to ensure a smooth process. Tune in to learn how to manage this hectic experience with expert advice and stay in control throughout your real estate journey.00:00 Introduction and Podcast Overview01:57 Today's Topic: Buying and Selling Simultaneously04:20 The Importance of Listing Your Home First06:40 Handling the Pressure of Buying and Selling10:14 Transition Plans and Temporary Occupancy11:52 Bridge Loans Explained15:49 Final Tips and Viewer Engagement