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