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It's the last week of Summer break for most families in Middle Tennessee.
Tonight, our church held an End of Summer water slide party, to help the kiddos head back into the school year with a splash! It was quite a fast-paced ride on these slides, as the kiddos climbed as high as they could before making a safe water landing -- Sometimes going down backward!
The event reminded me of how the Real Estate market feels right now: exciting, admittedly scary, sometimes feeling a bit backward, but with the right people surrounding you, it's ultimately a safe landing.
I realize this doesn't exactly entice you to enter the market if you've been considering it, because I can't tell you it's the easiest market. It's true, it's a tricky time to be Buying and Selling, especially since Home Sale Contingencies are back in play. But as with every market, this one has a silver lining. There is good that comes with it, too.
This market is giving Buyers more options, more time to make decisions and for the first time in decades, negotiating is back on the table.
For Sellers, our sales prices continue to hold firm, and have even grown year-to-year, though Sellers are having to exercise more patience to get the prices they want. As Buyers have more options and feel more confident with balance returning in their favor, we're seeing Buyers make a return to our local market.
The State of the Market
Our home prices and inventory have grown at about the same rate of incline as the above-pictured water slides. In Williamson County, we hit an all-time record-high median home price in June. We're about a week away from getting July's numbers, and I'll bet we are having another month of year-over-year increases, just judging by the pace of my personal business.
The red dotted line represents this year's median home prices through June. The blue line is 2024, and the black line represents 2023.
It's interesting to note that it's been exactly two years since August 2023 when Goldman-Sachs came out with their prediction that home prices would continue to increase. Their prediction was met with a lot of skepticism at that time -- especially by the "bubble burst" crowd, rooting for a significant market crash and reduction in prices. This crowd says every year is the year, hoping for that one time they're actually correct so they can brag to everyone about how they called it. But in reality, Goldman-Sachs has proven to be the real winner, as our home prices have only continued to increase year-over-year nationwide, across the midstate and right here in Williamson County.
In Greater Nashville, median home prices have increased from $505,000 in June 2024 to $528,297 in June 2025. This is almost a 5% home price increase (4.61% to be exact) year-to-year in Greater Nashville. In Davidson County alone, it's an 8% increase in home prices since 2023.
There is a distinction that's important to make all across the board -- no matter where you are in Greater Nashville. The prices I've discussed so far are for single family residential homes -- not condos or townhomes. We are seeing the prices of condos and townhomes down 11% year-to-year in Williamson County. And in Davidson County, they've decreased by 1%, though are still higher than where they were in 2023. See Davidson County's median condo/townhome prices as shown in the blue bar graph.
The reason for this goes back to supply and demand. There are so many more condos and townhomes coming to market than are needed. So if you're in Williamson County especially, and specifically want a condo or townhome, this is a great time of year to buy, as these prices always drop from June - October. After Halloween, there's a seasonal price increase until January, when they drop again just ahead of Spring market. It's hard telling what Spring 2026 will bring but we're already seeing the best window of opportunity in YEARS here as we head into the Williamson County condo/townhome market for Fall. And there is more in favor of price/value increases in 2026 than decreases. Inventory plays a large role and in both Davidson and Williamson Counties, we are seeing more than a 33% increase in Active single family homes For Sale on the market from June 2024 to June 2025. Our average Days on Market have also increased to 28 in Davidson County and 25 in Williamson County.
Reading the paragraph above may have you wondering, "If there is more supply and DOM have increased among single family homes, then how have our prices also increased?" It's a very legitimate question.. and the answer is "because the demand is still there." More homes on the market have brought more Buyers to the market due to having more options. And though our DOM has increased... for the average to still be under one month in both counties is STILL really fast.
Homes Feel Like They're Sitting
We all know of homes that seem like they're sitting and sitting and sitting. Other homes around them seem to be selling, or homes similar to theirs seem to be selling. And for those Sellers, it's incredibly frustrating. But in this market, there are really only three reasons a home won't sell: Price, condition and features. Sure, we're still getting top dollar for our single family homes right now. But the only homes really selling right now -- and within that one-month mark -- are the ones meeting all three of those points.
If your condition needs work, your home is not market-ready, and your home is not priced accordingly, you'll sit.
If your home is in great, market-ready condition, but your home has features that are not desirable and you cannot change them (like floor plan, sloped yard, shared driveway, no garage, etc.), you have to price your home accordingly. It is non-negotiable. This is not the environment to expect success when "testing the market." Homes that do not price appropriately are not even getting any showing activity.
I'm seeing this first-hand with some of my clients who purposefully over-priced, pacing their home sale with a new construction purchase. And you know if all the marketing I employ still won't move the needle on activity, the only element left in our control to help Buyers see the value is to lower the price.
For the homes priced right... they'll be absorbed (Under Contract) within a month. It's hard for Sellers to be patient for even that long. Almost 4 weeks feels like forever or like something is wrong. So if you want to sell faster, price under value. If you want more money via a higher price for your home, you're going to have to be patient. In this market, you have to choose: Price or Patience? --Which one do you want to deal with least.
Where I come in is giving you options -- helping you choose a price that leaves nothing on the table, and also helps accomplish your goals. The "leaves nothing on the table" part is important... because I'm not in the business of giving homes away, and no one likes to under-sell.
The Great News
Hundreds of homes are still being bought and sold here locally every single day. This is the market where the true negotiators are shining. Those who can adapt are winning. The same tools and strategies we employed in previous market cycles have changed and my strategies have changed with it. I have clients right now who have sold their home for above-list-price, and received tens of thousands of price reductions and closing cost concessions on their purchase.
It's like my son, who after a few seconds of doubting every choice in his life, turned around and asked for one more slide after an evening of splashing into the water.
Thinking of moving? Need a plan tailored to your needs? I'd love to help you. I'm a Franklin resident and a Multi-Platinum Award-Winning Williamson County REALTOR ranking in the top 1.5% of agents locally. I am a top producer within Benchmark Realty, the largest brokerage in Tennessee and among the largest in the country. My continuing education includes several designations and my experience keeps me up-to-date with fast-changing market trends. I am a Million-Dollar GUILD Member of the Luxury Home Marketing Institute, my market insights are regularly featured in broadcast media, and my success planted me on the front page of a December 2021 Nashville-area Magazine. But most importantly, I specialize in helping my friends and neighbors buy and sell homes. Why look further when you've got a friend and neighbor who is among the best in the business!?
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