What the Columbia County numbers actually say
Columbia County had 197 homes close in August, with a median sold price of $349,000 and 3.73 months of inventory. Homes that sold spent a median of 35 days in the system. Sellers received about 99.1% of their asking price.
That sounds strong, and it is. But look at the active listings alongside it. There were 827 active listings sitting at a median asking price of around $390,000, spending a median of 73 days on the market without selling.
That gap tells you everything. The homes priced right are moving. The ones priced with wishful thinking are sitting.
"You cannot just look at what your neighbor sold for and then add another $30,000 on top because you renovated the kitchen and just assume that today's buyer is going to agree with you. It's not happening."
Total sales volume was down about 24.8% from the prior month. Fewer closings happened, but the homes that did sell performed well. Those are two different stories, and you need to know which one applies to yours.
What the Richmond County numbers mean for buyers
Richmond County ran about 4 months of inventory in August. The median days on market for sold homes was 57 days, compared to 35 in Columbia County. Sellers there accepted closer to 97.2% of their asking price on average.
That 1.9 percentage point difference between the two counties is real money at these price points, and it means buyers in Richmond County have more room to work with. The entry price point is also meaningfully lower, which matters when rates are where they are.
"You get more bang for your buck in Richmond County. It is what it is. That's how you should make smart real estate decisions."
Do not write off Richmond County because somebody told you to live in Columbia County. Your commute, your budget, the specific house, and the specific neighborhood all matter more than the county name. If you are coming in through Gate 5, South Augusta and areas near Hephzibah deserve a real look. Verify school zoning directly with the school district before you make any decisions based on it.
Why your price is the whole game right now
Both counties are still classified as sellers markets. But sellers in 2026 do not have the same margin for error they had two or three years ago.
The first wave of buyers who see your home is the strongest wave. If the price is too high, they pass. Then comes the first reduction. Then another. Then buyers start asking what is wrong with the house. Often nothing is wrong. The seller just started in the wrong place.
Richmond County sellers especially need to be sharp here. With homes taking 57 days to sell at 97.2% of list, every detail counts: price, condition, and how the home is presented from day one.
"This is not the market to throw some dark cell phone pictures online and hope that somebody falls in love with your house on Zillow. Your first impression matters."
The Georgia Association of REALTORS statewide report as of August 2026 puts the statewide median at $370,000 with days on market at 56 statewide. Columbia County's 35-day median for sold homes is running faster than that. Richmond County's 57-day median is right in line with it. Context matters.
Mortgage rates above 7% and what to do about it
The 30-year fixed rate crossed back above 7% the week of September 24, 2026, according to Freddie Mac. That is the first time above 7% since January 2025, and it is the fifth straight week of increases. NAR's chief economist called 7% the new normal.
Rates may or may not come down. Nobody has a crystal ball on that. What Jasmin says is this: build your plan around your actual numbers, not a rate you are hoping for.
Know your payment at today's rate. Know what price range keeps you from being house poor. Know how much cash you want at the closing table. Then decide.
"Waiting is not a strategy unless you know what you're waiting for."
Military PCS orders do not care about rate cycles. Neither does a new job, a growing family, or a life change that says it is time to move. The buyers closing right now are the ones who did the math and made a decision based on their situation, not someone's forecast.
Your next step this week
Pull up your lender's number and ask for a payment breakdown at today's rate for the price range you are considering. That one conversation will tell you more than any headline. If you want to talk through what Columbia County or Richmond County looks like for your specific situation, reach out to Jasmin directly and schedule a free call.