Franklin Monthly Real Estate Recap: September 2025
Schedule a chat with me ASAP: Click this Link!
2025's Real Estate market has been so similar to the temperament of the Gulf. Smooth sailing until the whisper of the wind, and before you know it, you're riding waves.
Our mortgage interest rates have been all the talk lately - up and down and creating quite a stir! With it has come some good and some not-so-good. Could it be we'll have some activity just around the corner..
Fueling the Waters
The not-so-good part of the fluctuation in mortgage interest rates is when they dip, they don't dip for long.. and they haven't continued to go down. We had a great stretch in the past month from September 2nd through September 16th -- two whole weeks! -- when mortgage interest rates took a deep dive. Then they shot back up almost a half-percentage this last half of September. Rates are currently a lot lower still than they were September 2nd -- and still the lowest they've been in a year. But the inconsistency makes it hard for Buyers to gain confidence in timing.
There is a lot of belief that rates will *slowly* continue to decline. But the emphasis is on slow.
Mortgage giant Fannie Mae just released it's mortgage forecast for September 2025, and predicts only about a half-point reduction in mortgage interest rates by this time next year. A generous forecast shows we *may* dip below 6% for the first time, heading into 2027.
I know of potential Buyers and Sellers saying they're waiting until rates dip into the 4% range, and all I can say about that right now is they'll be waiting a loooong time. Totally fine if you're happy where you are! But there are quite a few people who have put off moving this long and just can't wait any more.
This is where we're seeing the other main element to watch right now in Real Estate: The amount of Sellers jumping off the sidelines and letting go of those sub-4% rates.
Redfin has just reported the amount of homeowners who have mortgage interest rates of 6% or more is rising to the highest level since 2015, signaling a light at the end of the tunnel for the "lock-in effect" we've been working through.
This is also the reason Redfin believes we're seeing such a rise in homes on the market -- People have put off moving as long as they can, but life happens! And when life happens, we experience milestones like getting married, having babies, job transfers, empty nesting, retirement, downsizing, divorce or just generally growing out of your current home. Everyone experiencing these changes can only wait so long before selling their current home and moving. And it seems like time is up for a lot of them.
Is it a Good Time to Move?
The answer to this really just depends on your personal circumstances and needs. It seems more and more Buyers and Sellers are saying yes. The Mortgage Bankers Association reports that purchase applications among Buyers (a leading indicator on future Buyer activity) has increased by 17% year-to-year. For Buyers, I can tell you our current median home price in Franklin has dipped below the $1 million mark for the first time since 2023. Who knows how long that'll last with Spring market being just around the corner. But at this point in time, we're looking at 31% more homes on the market (though still below 2019 inventory levels).
For Buyers, this is what I consider a sweet spot. I've developed a system these past several weeks that is like shooting fish in a barrel for Buyers wanting to steal a house right now. I have a set of clients wanting to buy a brand new home that's already built, and I'll bet you anything I can negotiate for the Builder to add a pool for free. This likely won't be the case in Spring.
For all of my personal home purchases, and our investment properties, regardless of the market we're in, Bryan and I always buy in the Fall. On one home, we Closed on Halloween day! It's how we negotiate the biggest discounts, the most concessions and win with equity on the front end. Why everyone always waits until Spring, I have no idea. If inventory is the argument there, we've got that right now. And the Sellers on the market right now (and not waiting for Spring) want to move now.
Sellers are in a bit of a tricker position. Since there is so much more competition among Listings right now, we have seen Days on Market increase to 33 here in Franklin. I have a strategy to get your home Sold faster right now, but I only advise it if you need to get aggressive. There is a lot more to discuss as a Seller right now -- it's not as much of a no-brainer decision to be a Seller right now as it is if you're a Buyer. To discuss your personal needs and develop a strategy, click this link to schedule a one-on-one conversation with me via Zoom.
Market Insights in Franklin, Williamson County and Greater Nashville
To see some perspective on our market performance, I'll break down what we're experiencing right now, as of the end of August (our last full month with stats reported):
- In Franklin: Median Sales Prices are down 14% year-to-year. From $1,050,000 to $907,500.
- In Williamson County: Median Sales Prices are up 1% year-to-year. From $981,000 - $989,000.
- In Davidson County: Median Sales Prices are up 4% year-to-year. Here's how the numbers show.
Note: Just because the prices are up year-to-year doesn't mean they're the highest of the year, as pictured below. Remember, Real Estate is seasonal. Also notice every year seems to grow in price from where prices left off the previous year:
When it comes to Active Inventory, I've mentioned Franklin is up by 31% year-to-year.
Williamson County is up by 28%.
Davidson County is up by 28% as well.
Nationwide, Inventory is up 35%.
When you look at Williamson County's inventory curve... here's perspective on that, comparing 4 previous years:
What this also tells us is a decrease in prices likely won't happen (or in Franklin's case, continue) since we're already seeing a decrease in the amount of Active Inventory. Franklin also had a decline in Inventory in August after peaking in July.
As we know, Buyers like predictability, so to see more predictable data points returning will be a huge step in the right direction here.
What Does All This Mean for Activity?
For Buyers: Get in while the gettin' is good. This is a window for you.
For Sellers: Homes are still selling every day, and we're still fetching good value here. But Spring is shaping up to be better!
I really do believe we've got A LOT of activity with Buyers just around the corner, especially if you factor in continued fed rate cuts and the expectation mortgage interest rates will also slowly improve. Your role and what you need to accomplish will determine not if you act now -- everyone should be doing SOMETHING right now -- but what you do to move the needle for you and your family.
Buyers, let's get out there right now. And Sellers - let's start the prep work to be ready. Spring market will be here before we know it!
It's never too early to plan ahead! Schedule a chat with me ASAP: Click this Link!
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!?
Comments