The Southeast Real Estate Market Has Shifted — Here’s What Investors Need to Know A Tier1 Market Insight For the first time in several years, the Southeast real estate market is no longer operating on autopilot. The conditions that fueled aggressive bidding wars, rapid appreciation, and seller-dominated negotiations have materially changed. As we move through 2026, the Southeast is best described as a buyer-leaning, data-driven market—one that rewards discipline, underwriting accuracy, and operational execution. This is not a crash. This is a reset. The Macro Shift: From Momentum to Math Between 2020 and 2022, investors could rely heavily on appreciation and velocity. That environment masked weak underwriting and inflated assumptions. Today’s Southeast market reflects: Higher borrowing costs Slower absorption Expanding inventory in suburban and secondary metros Increased seller concessions and price reductions The result: pricing power has normalized, and risk has shifted back to the buyer. Inventory & Demand: Uneven but Meaningful Across Georgia, Florida, the Carolinas, and Tennessee: Active inventory is up year-over-year Days on market are increasing Buyer urgency has softened However, this is not uniform: Entry-level and mid-market inventory has loosened the most Premium locations, strong school districts, and turnkey homes remain competitive Renovated assets outperform dated or poorly presented properties Takeaway: The market is segmenting. Broad assumptions no longer work. Pricing Reality: The Appraisal Is Back in Control We are seeing consistent patterns across Southeast metros: Initial overpricing followed by multiple reductions Appraisal gaps re-emerging as a constraint Negotiations shifting toward seller-paid credits and repairs Deals now require: Conservative ARV assumptions Current comps, not trailing-year benchmarks Margin buffers for time and capital costs Homes priced for “last cycle” are becoming stagnant listings. Data-Driven Investor View (Tier1 Lens)

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1. Attorney’s office receives the contract 2. We verify that the contract has been properly executed. Failure to properly execute a contract can cause closing delays. a. Common errors: i. If there are multiple sellers all sellers must sign the contract. Oftentimes we have a missing seller’s signature on the contract. ii. If the buyer or seller is a company, they are not to sign the contract as their individual name. They must sign on behalf of the company. iii. If the seller is an estate, the executor or administrator must sign contract as executor/administrator of the estate. 3. We gather specific information from buyer and seller. We send out an email with a buyer and seller information sheet. If there is a delay in getting back the information sheets this can cause the closing to be delayed. a. It is important to have the seller information sheet filled out completely because this is where the law firm gathers the information to order any mortgage payoffs, HOA closing letters and clear liens that come up on title by verifying the social security number. There are also sections that request information on whether the seller is deceased, divorced or has filled for bankruptcy. These all can cause issues that can delay closing. a. If seller is out of state seller, if they are receiving a profit, they will have to pay 3% withholding taxes to the Georgia Department Revenue, unless exceptions apply. If they are a foreign seller not only will they have to pay 3% in GA withholding taxes, but they will have to pay 15% in FIRPTA taxes. 4. If the closing is a cash sale: a. We order title once the buyer has made it through due diligence. The buyer is required to pay the title search fee upfront. b. Once the title comes back, we verify whether there are liens on the property. c. If there are liens, we clear them. i. How to clear a lien a. We must perform all duties stated above when closing a cash transaction. 1. We get the sellers/buyer SSN from their information sheet and we call the