Franklin Monthly Real Estate Recap: November 2025

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I have toured some insanely gorgeous homes lately, and they carry some pretty hefty price tags! 

The interesting thing about this market... is the price tags aren't slowing down Buyers from saying yes to any address as long as they feel that these prices come with value.

This is consistent in each segment of our market. If it were JUST about prices and affordability? These multi-million dollar homes would be tannnnnking and the homes at a fraction of these prices would be flying off the market.

But no matter which price bracket homes are listed, our homes locally are still selling, and can sell quickly. The majority of these $5-million dollar homes all went Under Contract within days of hitting the market.

The Back-and-Forth

It's not an easy equation, though, pegging the right price for a home. Buyers tastes and what they perceive as valuable has changed --even within just the past 3 years. For example, homes with a basement were all the rage just a couple years ago. Now, basement homes are struggling because as Buyers consider value, basement space is considered non-essential, and therefore Buyers don't want to pay for that space or maintain it at all. Basement space is not only not in demand but it may be subtracting from Buyers' opinion of value.

This is just one example, but we're seeing the same for sloped yards and homes that don't have a primary bedroom on the main level. I've even struggled with a listing lately where Buyers were hung up by everything but the laundry room being on the main level. The laundry room location was literally a dealbreaker. 

The Sellers who are frustrated right now are the ones who have a certain price in mind for their home, and a lot of times, that number is determined by what they owe on their home, how much money they put into it over the years, and what their neighbor's house went for. The few Sellers whose numbers align with what Buyers have in mind are winning.

Buyers are calculating value with the home's factors mentioned above, and are incredibly hung up on how well maintained a home is (excellent is the baseline) and how little they would need to put into it to make it theirs. I've also seen among my Listings AND my Buyer clients comments that Buyers have no tolerance for buying the most expensive OR least expensive house in the neighborhood. This is a hard stop.

So Where Do You Win?

As it turns out, homes are selling and Buyers are buying every single day.

We saw firsthand during Covid that Buyers are the ones who drive the Real Estate market. It's because of Buyers when Sellers sell high and fast, and it's because of Buyers when homes sit and reduce price.

Right now, there are more than twice as many (108% more) Sellers than Buyers in Davidson County, which tells you a lot about why Nashville's homes are taking longer to absorb. That said, though, Davidson County continues to increase in median home prices year-to-year with some of the highest values ever seen as of the end of October:

The number of homes hitting the market continues to increase as a result of so few Buyers creating demand. But that's not the case in Williamson County. In Williamson County, our levels of inventory have not once made it up to the level of 2019, our last "normal" real estate market. But what I find very promising is the pattern of inventory has very much returned, reflecting very much of what we used to see: 

And as you can imagine, our median home prices in Williamson County hit a record-high again as of the end of October no doubt due to there being more Buyer appetite in this part of Middle Tennessee.

Let me clarify though... We have had fewer homes selling than even before the Great Recession. So these climbing prices reflect Buyers fighting over the *few* homes that are giving them everything they want. These higher prices actually reflect what Buyers have seen as the most valuable homes. And yes, some homes are still getting multiple offers.

Creating Buyer Interest

Any Buyer would LOVE for me to tell every Seller my Top 10 things to do before Listing your home. Because believe me, the Buyers out there right now WANT to buy! They WANT to move. Any Buyer out there right now is not out there for fun.. because honestly, it's not fun. They are serious, and they expect you to be, too.

Aside from Listing at a serious price, there are things you need to do around your home before we can even get marketing involved. All steps are the set-up and marketing brings it home. And those Sellers who are as serious as Buyers end up making a deal. But you have to do everything right. Every single Seller I've worked with this year who wanted to "just try" over-pricing wasn't pleased with what this strategy yielded. It wasted a lot of time and a lot of money on everyone's behalf.

Spring Market

I know, I know... We are still in 2025. But Spring market is just around the corner! It starts early here... with the highest priced home sales going Under Contract in February. So start prepping your home NOW! If you are in Davidson County, aim for a January list date.

In Williamson County.. our median home prices (which reflect market demand) gradually increase from February through May. DO NOT miss this prime time. So many Buyers I'm talking to right now want to wait until after the first of the year. So prepare for them to be looking right after the first of the year!

Remember One Thing:

If $5 million dollar homes are flying off the market, yours can too. It's not so much about affordability around here as it is value. Give Buyers value and you will get a home sale!

Want a personalized market valuation for your home? I'm always happy to talk Real Estate! 

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!?