Franklin Monthly Real Estate Recap: June & July 2026
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Davidson & Williamson County Real Estate Market Update:
June & July 2026
You may have seen the viral videos of this display, brought to everyone's attention by Carrie Underwood, with the superstar captioning, "I can't believe I get to live here. Thank you, Lord."
If you are thinking about buying, selling, relocating, or moving up in this Greater Nashville area, the May, June and July 2026 numbers deliver an important message:
Davidson and Williamson Counties are both active, but they are not behaving like the same market.
Davidson County is showing higher home values despite fewer new listings and slightly fewer Closed sales. Williamson County is seeing fewer new listings too, but Buyer activity accelerated sharply, especially for well-positioned homes.
That means broad national headlines are not enough to guide your next move. Whether you are selling in Nashville and buying in Franklin, moving from Davidson County to Williamson County, or deciding whether to wait, your strategy should be based on the specific market where you will compete.
Is It a Good Time to Buy or Sell in Davidson or Williamson County?
Yes, but success depends heavily on your price range, property condition, and local competition.
In both counties, inventory and demand are creating a more selective market than buyers and sellers experienced a few years ago. Buyers have more opportunity to compare homes and negotiate strategically in some situations. At the same time, homes that are well-prepared and correctly priced are still attracting serious attention.
For Sellers, this is not a “list it high and wait” market.
For Buyers, this is not a “wait for prices to fall” market.
It is a market that rewards preparation, local knowledge, and decisive strategy.
May 2026 Market Snapshot: Davidson vs. Williamson County
| Metric | Davidson County | Year-Over-Year Change | Williamson County | Year-Over-Year Change |
|---|---|---|---|---|
| New Listings | 1,446 | Down 17% | 727 | Down 16% |
| Closed Sales | 767 | Down 3% | 442 | Up 3% |
| New Contracts | — | — | 540 | Up 25% |
| Median Sale Price | $550,000 | Up 5% | $1,107,980 | Up 8% |
| Average Sale Price | $811,959 | Up 10% | $1,366,314 | Up 11% |
| Average Days on Market | 27 days | — | 29 days | Up 16% |
| Months of Supply | 4.0 months | Down 9% | 3.98 months | Up 3% |
What Is Happening in the Davidson County Real Estate Market?
Davidson County remains a high-demand, highly varied market.
In May, the median sale price rose 5% year over year to $550,000, while the average sale price increased 10% to $811,959. That gap between the median and average matters. It tells us that higher-priced sales are influencing the average, while the middle of the market remains more accessible than the average number alone suggests.
In June, we're seeing almost a repeat of May's pattern which is showing us consistency in year-to-year growth. Here's how those numbers have played out:
My read on Davidson County: Fewer homes came to market, and Buyers continued to support pricing for homes that offered clear value. The homes that performed best were not simply the newest or most expensive. They were the homes that were accurately priced, well presented, and positioned correctly against active competition.
What Davidson County Sellers Need to Know
If you are selling in Davidson County, your first impression matters more than ever.
A strong listing can still create urgency. But a listing that is overpriced, poorly prepared, or not marketed clearly can sit while buyers move on to better-positioned alternatives.
Your pricing strategy should account for:
Recent closed sales in your immediate neighborhood
Current listings buyers will compare against yours
Renovations, condition, lot, location, and layout
The number of similar homes currently available
Whether your target buyer is likely to be rate-sensitive
The Davidson County market is not one market. A condo downtown, a renovated home in East Nashville, a family home in Bellevue, and a property in Green Hills will not receive the same buyer response or require the same strategy.
What Davidson County Buyers Need to Know
Buyers have opportunities in Davidson County, but the best listings can still move quickly.
The average days on market was 27 days, but that does not mean you have 27 days to decide on every home. The best properties may attract offers quickly, while homes that have been available longer may offer a more favorable negotiating position.
A smart buyer strategy should separate listings into two groups:
New, well-priced homes that require fast and competitive action
Homes that have been sitting and may offer room for negotiation on price, repairs, closing costs, or timing
The advantage goes to buyers who know the difference before they submit an offer.
What Is Happening in the Williamson County Real Estate Market?
Williamson County’s May & June data shows a market with meaningful Buyer demand and limited new supply.
New contracts climbed 25% year over year, from 433 to 540. At the same time, new listings declined 16%, falling from 864 to 727. Closed sales increased 3% to 442.
Home values also moved higher. The median sale price reached $1,107,980, up 8% from May 2025. The average sale price rose 11% to $1,366,314.
Here's how those same data points performed in June:
The most important takeaway is not simply that prices increased. It is that buyer demand grew while new listing activity declined.
What Williamson County Sellers Need to Know
Williamson County Sellers have a strong opportunity, particularly when their home is positioned correctly.
However, strong demand does not eliminate the risk of overpricing. Buyers in this market are sophisticated. They compare location, condition, age, floor plan, upgrades, outdoor space, and value before making a decision.
The homes that create the strongest results are typically:
Priced in line with current comparable sales
Professionally photographed and prepared
Easy to show
Marketed to the right buyer pool
Positioned clearly against nearby competition
Even in a market with rising prices, buyers can become resistant when a property is priced ahead of the evidence.
What Williamson County Buyers Need to Know
For Buyers, Williamson County is not uniformly competitive at every price point.
The overall county had nearly four months of supply in May, which suggests a market that is closer to balanced than the ultra-competitive conditions of previous years. However, the right home in the right location can still attract substantial attention.
A Buyer should be prepared to move quickly on a well-priced home, while also recognizing that older listings may create leverage.
The most valuable question is not, “Is this a buyer’s market or seller’s market?”
The better question is, “How much leverage do I have on this specific home today?”
That answer depends on the listing’s time on market, price history, competing inventory, seller motivation, and the demand for that exact kind of home.
How Mortgage Rates Shaped the May & June 2026 Market
Mortgage rates remained a major factor in buyer decision-making throughout this second quarter.
The average 30-year fixed mortgage rate moved between 6.36% and 6.53% during the month of May and hasn't varied much in June. Even small rate changes can meaningfully affect monthly payments, purchasing power, and the price range buyers feel comfortable pursuing.
That does not mean Buyers have stopped moving.
It means Buyers are more focused on value.
They are comparing homes more carefully, factoring in monthly payment costs, and asking stronger questions about condition, repairs, insurance, taxes, and long-term ownership costs.
For Sellers, that means presentation and pricing matter.
For Buyers, that means pre-approval and payment clarity matter.
Is Davidson or Williamson County a Buyer’s Market or Seller’s Market?
The most accurate answer is that both counties are selective, price-segment-driven markets.
Davidson County had roughly four months of supply, and Williamson County had just under four months. Those numbers suggest neither county is a blanket buyer’s market or a blanket seller’s market.
Instead, market conditions vary by:
Neighborhood
Price point
Property condition
New construction versus resale
Time on market
Seller expectations
Buyer financing and monthly-payment sensitivity
A turnkey home that is priced properly may still create competition. A home that is overpriced or needs work may require negotiation, concessions, or a strategic price adjustment.
What This Means for Homeowners Moving Between Davidson and Williamson Counties
For homeowners planning to sell in Davidson County and buy in Williamson County, the sequence of your move matters.
You may have meaningful equity to use toward your next purchase. But you also need a clear plan for timing, financing, contingencies, temporary housing, and risk management.
Before listing, I recommend creating a move strategy that answers:
What is my realistic net proceeds estimate?
What price range can I target after selling?
Should I sell first, buy first, or negotiate a contingency?
Which Williamson County communities best fit my priorities?
What would make my Davidson County home most competitive?
Where will I have negotiating leverage as a buyer?
This is where a countywide market report becomes personal. Your move should be based on your home, your equity, your preferred lifestyle, and the specific properties you will be competing for.
My Local Take on the May 2026 Market
The local market is active, but it is no longer forgiving of generic advice.
Davidson County is showing strong price resilience with fewer listings coming to market. Williamson County is showing stronger buyer momentum, higher prices, and limited new supply.
For sellers, the opportunity is real, but pricing and launch strategy determine whether you capture it.
For buyers, there are more strategic opportunities than there were during the peak frenzy, but waiting without a plan may mean competing against stronger demand later.
The best decisions are not made based on a national headline or a broad online estimate. They are made by looking at the real competition, recent sales, buyer behavior, and your exact next step.
Frequently Asked Questions About the May 2026 Davidson and Williamson County Real Estate Market
Are home prices rising in Davidson County?
Yes. In May 2026, Davidson County’s median sale price was $550,000, up 5% from May 2025. The average sale price rose 10% to $811,959.
Are home prices rising in Williamson County?
Yes. Williamson County’s median sale price reached $1,107,980 in May 2026, an 8% year-over-year increase. The average sale price rose 11% to $1,366,314.
Is now a good time to sell a home in Davidson or Williamson County?
It can be an excellent time to sell when your home is priced correctly, prepared well, and marketed strategically. Fewer new listings in both counties give properly positioned homes an advantage, but buyers are selective and will compare value closely.
Is now a good time to buy in Williamson County?
Prepared buyers can find opportunities, especially when they understand the difference between a new, competitive listing and a home that has been on the market longer. The right strategy matters more than trying to predict the entire market.
How long are homes taking to sell?
In May 2026, the average days on market was 27 days in Davidson County and 29 days in Williamson County. The best homes may move much faster, while overpriced or poorly positioned homes may take substantially longer.
Should I sell my Davidson County home before buying in Williamson County?
There is no one answer for every homeowner. The right approach depends on your equity, financing, risk tolerance, timing, and available inventory. A personalized sell-and-buy strategy should be created before you list or begin touring homes.
Ready to Make a Move?
Whether you are considering selling in Davidson County, buying in Williamson County, or moving between the two, your next step should be a strategy conversation built around your specific goals.
I will help you understand your home’s current market position, identify your buying power, compare the best local opportunities, and create a plan that protects your timeline and equity.
Reach out to schedule a private Davidson and Williamson County real estate strategy consultation.
Want a personalized market valuation for your home? I'm always happy to talk Real Estate!
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