“North GA Market Watch: Polk & Paulding’s Flip Opportunity”

[Ervin Kelly]

📍 Paulding County GA Key Stats    •   Median listing home price: ~$385K, up ~1.3% year-over-year.     •   Median sale price: ~$355K in recent data.     •   Market status: Balanced market—sale-to-list ratio ~99% and median ~57 days on market.     •   Inventory rising: Active listings up ~20-30% year-over-year.  Implications if you're investing in Paulding:    •   Because listing & sale prices are relatively stable (flat/very slight increase), there’s opportunity in value arbitrage—especially for distressed homes.    •   With inventory increasing, you may face less fierce bidding wars than in ultra-tight markets; you can use this to negotiate better purchase price.    •   Exit strategy wise: With median sale around ~$350K-$360K, your rehab budget + purchase needs to align to deliver a compelling ARV in this range. 📍 Polk County GA Key Stats    •   Median listing home price: ~$284K (August 2025) up ~5.4% YoY.     •   Median home sold price: ~$258.8K.     •   Days on market: ~44 days average.     •   Part of the county shows moderate decline in Zillow home value index (~-2.6% over past year) depending on sub-areas.  Implications if you’re investing in Polk:    •   Lower price point market (~$250K-$300K) than Paulding → potentially greater upside for rehab/resale if you execute well.    •   Rapid days on market (~44) means a well-positioned rehab could turn relatively quick.    •   Some sub-markets are cooling/slightly down in value, which might increase feeder deals and make distressed acquisitions especially compelling.    •   For fix & flip strategy: The lower entry barrier + exit market of ~$258K gives you margin if you keep rehab cost controlled and target ARV appropriately. Both counties present good opportunities for investment via distressed properties, but the macro dynamics differ: Paulding is a bit more expensive/mature, Polk gives a lower cost-entry and hence potentially higher % upside.    •   When sourcing distressed homes in Polk, aim for purchase + rehab such that your total cost is significantly below the ~$258K median sale price to preserve room for profit.    •   For Paulding deals: because the price point is higher and market is more stable, emphasize premium rehab + strong exit buyer (FHA/USDA or retail) to make your ROI compelling.    •   Inventory growth means timing could favour the buyer – you can negotiate more aggressively if you have a clear rehab + exit plan.