46. December 2025 Market Performance and How Simply List Really Works

In this first episode of 2026, Chris and Céline Evans kick off the new year with family updates, local events, and a deep dive into Metro Atlanta real estate market trends. They break down December 2025 market data across Cobb County, Cherokee County, and the greater FMLS area, explaining what price stability, rising inventory, and longer days on market actually mean for buyers and sellers heading into spring. The conversation then shifts to a detailed explanation of Simply List—how it works, who it's for, how it differs from flat-fee MLS services, and why more homeowners are choosing flexible, lower-cost options without sacrificing MLS exposure. This episode is part market update, part education, and part real-world strategy for navigating real estate in a post-2020 market.   00:00 – Welcome to 2026 & Georgia Living 01:00 – Kids back to school & holiday reset 03:40 – Ellijay trip, sunsets, and New Year traditions 04:40 – Go-kart saga and weekend projects 06:00 – Greenhouse reset & Japanese kitchen gardening 09:20 – Raising adventurous eaters (and fish talk) 11:25 – December 2025 market overview begins 12:10 – Median prices: Metro Atlanta, Cobb, Cherokee 13:45 – Why prices didn't crash (and won't) 16:00 – 2008 vs today's housing market 18:20 – Negotiation power, concessions, and buyer strategy 20:40 – Inventory levels and months of supply explained 22:00 – Days on market and what "healthy" inventory means 25:00 – Pending vs closed sales trends 27:40 – List-to-sale price ratios & concessions reality 29:00 – Seller pricing mistakes in today's market 33:50 – Why spring 2026 could bring a listing surge 34:10 – What Simply List is (and is not) 36:00 – With Help vs Without Help explained 39:30 – Who Simply List works best for 42:15 – Photography, lockboxes, signs & add-ons 47:30 – Cost savings compared to full service 50:10 – 2025 Simply List performance numbers 53:20 – Why Simply List is not a "true flat fee" 56:30 – Canceling, expiring, or withdrawing listings 1:00:00 – Are you a call center? DOJ & commission changes 1:02:15 – Timing, MLS exposure, and seller control 1:05:45 – Final thoughts for sellers heading into 2026