Franklin Monthly Real Estate Recap: January 2026

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Holy cow, this January was longer and harder than usual. Thank goodness events like Winter Storm Fern only come around about every 15 years or so!


I think so many of us learned some minor and major adjustments to make to our homes to prepare for another event like this again. For my family, it's a heated driveway. Ha!

The photos and video you’re all sharing tell a story that Buyers and Sellers actually care about: How a neighborhood (and a house) performs when conditions get tough. We have also learned that the majority of Williamson County is serviced by Middle Tennessee Electric (MTE), which has turned out to be a much better provider than Nashville Electric Service (NES). I own homes in both zones and have learned differences I will never un-know!

Metro Nashville officially declared a local state of emergency on January 25, 2026, and storm impacts continue to linger into early February with outages and infrastructure issues, particularly with NES, being tracked publicly.

That matters for Real Estate, because confidence drives decisions. When Buyers feel uncertain, they ask better questions. When Sellers understand what Buyers are thinking, they list smarter.

Here’s what I’m seeing—and how you can use this moment to move forward with clarity and momentum across greater Nashville, and down here in Franklin and Brentwood.

2026 Is Starting With a Different Kind of Energy

Nationally, the market has been showing signs of improving activity compared to the tougher stretch we’ve all felt. The latest national report shows existing-home sales rose 5.1% in December (to a 4.35M annualized pace), marking the strongest pace in nearly three years, with sales up 1.4% year-over-year. Inventory tightened month-to-month, landing around 3.3 months of supply.

And the biggest “temperature check” Buyers watch: Mortgage rates have been hovering around 6.10% for a 30-year fixed in late January.

Translation for Middle Tennessee:

  • Buyers are paying attention again (especially once they realize they may not need to “wait for 4%” to get options and negotiating power).

  • Sellers can’t rely on 2021 strategies, but they can absolutely win with the right pricing, prep, and presentation.

Recent national reporting also notes Buyers are negotiating more often—price reductions and concessions (like closing-cost help or rate buydowns) are more common than they were during the frenzy years.

I have noticed in my personal business that Sellers are negotiating a lot more now, too. It seems Seller mindsets are a tad more realistic in that regard. It is very clear who is serious about Selling and who is not, and once Buyers pick up on it, they move onto the next house. There are very few homes out there that Buyers are falling in love with lately. So if the numbers don't work for them, it's no huge loss.

What I’m Seeing Locally: Franklin + Brentwood Signals

Real estate is hyper-local, and that’s why I’m obsessed with neighborhood-level signals—not headlines. Market performance is NOT the same state-to-state, county-to-county, or even between communities.

The Greater Williamson County market has shown an incredible rebound in energy so far in 2026, according to RealTracs, our local MLS. Even when you consider our huge snow storm, we ended January on a high note of an 18% increase in median home sale prices from January 2025.

This is our biggest growth in Williamson County home values since the pandemic-era boom, and really speaks for the momentum we had in December. So many of these January Closings are reflective of homes going Under Contract in December - which was the busiest December of my Real Estate career. I can say the same for January as well.

The interesting thing, too, is we are also seeing more homes hitting the market. Inventory is going up and that seems to be helping us by bringing more Buyers to the market. Our amount of contracts have increased likely due to Buyers having more choices and therefore more excitement in the market. Days on market has increased to 48, so Buyers are making more informed and more confident decisions.

Here is a breakdown of our median home sale prices in Williamson County for January 2026:

  • Arrington: $1,740,000
  • Brentwood: $1,604,500
  • College Grove: $1,400,000
  • Thompsons Station: $1,150,000
  • Franklin: $1,137,450
  • Nolensville: $835,000
  • Fairview: $689,900
  • Spring Hill: $685,000
What stands out to me is that Thompsons Station's price has increased by A LOT over the past year... and that the most affordable communities are at almost a $700,000 median sales price! This shows us a lot about demand and migration patterns, as well as the confidence Buyers still have in purchasing a home in Williamson County, Tennessee.

By contrast, in Davidson County, we have seen a 4% decrease in single-family home prices from January 2025 to January 2026. Condos and townhomes are struggling as well in Davidson County but again, each pocket performs differently. Reach out to me if you have a question about a specific area in Davidson County as this is not as cut and dry.

Bottom line: We’re not in a “crash” market—this is a calibration market. Homes that are well-prepared and well-positioned move -- especially in Williamson County. Homes that miss on price or condition sit.

Why Winter Storm Fern Is Actually Useful for Buyers and Sellers

A storm like this changes the questions people ask, and the best Real Estate strategy is to answer those questions before they become objections.

If you’re Buying:

Use your storm footage (and your memory of those days) to evaluate things that don’t show up in listing photos:

  • Power reliability + utilities: Overhead lines vs. buried utilities, mature tree canopy, and how quickly power returned in specific pockets. (Who is the service provider??? NES or MTE??)

  • Driveway + access: Steep streets, shaded cul-de-sacs, bridges, and “one way in/out” neighborhoods behave very differently when ice hits. (My personal home is a perfect example -- My mom and aunt were trapped at our house for several days.)

  • House performance: insulation, windows, fireplace safety, HVAC age, and whether a home has smart shutoff valves, generator readiness, or just good old-fashioned winter prep.

Pro tip: During showings, I have a mental “storm checklist” so you’re not just buying a floor plan—you’re buying peace of mind. I look out for everything in a home that may be a benefit or detriment when extreme weather hits.

If you’re Selling:

Storms create two types of Sellers: Those who react and those who lead. Leading looks like this:

  • Document what worked: If your home kept power, stayed warm, avoided pipe issues, or handled drainage well—say it (credibly).

  • Handle the obvious pre-list items: Gutters, grading, exterior drainage, tree trimming, roof touch-ups, fireplace service, HVAC service records.

  • Be ready for storm-informed negotiations: Buyers may ask for warranties, repairs, or concessions. That’s not “bad”—it’s just today’s normal.

And yes: winter listing photos and video can be powerful. When done right, they signal honesty—“Here’s what the house looks like in real life, in real conditions.” But there is always a fine line here in Middle Tennessee since we really only have a few days of snow per year -- Those pics can make the listing look really stale really fast. You wouldn't believe how many agents still had listing pictures posted of snow-covered homes in March last year, when our 4-day snow event had ended six weeks prior. Yikes!

The 2026 Playbook: How Smart Deals Are Getting Done

Here’s what’s working right now across greater Nashville:

For Buyers: Win without overpaying

  • Target homes that have been sitting (days on market tells a story).

  • Ask for closing cost credits or rate buydown conversations when it makes sense (especially at higher price points).

  • Focus on monthly payment strategy, not just purchase price—rates around the low 6% range make that math meaningful.

For Sellers: “price + polish” beats hope

  • Price to the market you’re in today, not the market you remember.

  • Prep like a retailer: clean, bright, repaired, staged (or at least de-cluttered).

  • Market like a storyteller: show why your home and your location hold up—including during Winter Storm Fern.

My Promise to Franklin, Brentwood, and Greater Nashville Clients

My job isn’t to push you into a move. My job is to help you make a confident decision—with data, strategy, and local context you can’t get from a national headline.

If you’re thinking about Buying or Selling in 2026, I’ll put together a simple, no-pressure plan that includes:

  • Neighborhood-by-neighborhood pricing reality,

  • A storm-smart checklist (buyers and sellers),

  • And a strategy for negotiating the best possible outcome in today’s market.

Because the truth is The right move is still out there—especially for people who are prepared.


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!?

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