Market Reports
Nashville Market Data
You Can Actually Use.
Honest market reads from a team that actually works these streets. We don't make appreciation predictions and we don't spin the numbers. We tell you what we're seeing — and what it likely means for your decision.
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What We Track Across Middle Tennessee
A note on these numbers
These are the measures we pull for you, not published figures. The market moves, so for the current number on your ZIP code or neighborhood, ask us and we will send it with its source and date. We pull live data on every showing and every valuation.
By County
Middle Tennessee by County
Each Middle Tennessee county functions as its own market. These pages live at a permanent URL and report figures city by city — median sale price, months of inventory and new-construction share, each with its own as-of period and its own sources. Where we have no sourced number, the page says so instead of estimating one.
Davidson County and the City of Nashville share one consolidated Metro government, so the county line and the city line are effectively the same boundary — with a handful of satellite cities inside it.
See the Davidson County reportWilliamson County sits directly south of Davidson. Franklin is the county seat; Brentwood, Nolensville, Thompson's Station and part of Spring Hill are inside the line.
See the Williamson County reportSumner County sits northeast of Nashville along the north shore of Old Hickory Lake. Gallatin is the county seat; Hendersonville is the largest city.
See the Sumner County reportWilson County sits east of Nashville along the I-40 corridor. Lebanon is the county seat; Mount Juliet is the closest of its cities to Davidson County.
See the Wilson County reportRutherford County sits southeast of Nashville along I-24. Murfreesboro is the county seat and home to Middle Tennessee State University; Smyrna and La Vergne sit closer to Davidson.
See the Rutherford County reportMaury County sits south of Williamson along the Columbia Pike / I-65 corridor. Columbia is the county seat; the northern half of Spring Hill crosses in from Williamson.
See the Maury County reportMontgomery County sits northwest of Nashville on the Kentucky line. Clarksville is the county seat and adjoins Fort Campbell.
See the Montgomery County reportDeep Dives
Latest Market Analysis
Long-form reads on specific submarkets — written by our team, no fluff, no recycled press releases.
Median Home Prices Across Middle Tennessee in 2026: Davidson, Williamson, Sumner, Wilson & Rutherford Compared
A dated, side-by-side look at 2026 median home prices in the five core Middle Tennessee counties — from Williamson's near-million-dollar median to Sumner, Rutherford, Davidson and Wilson — and what named forecasters expect next.
Read the ReportFranklin at $919,585; Nashville Steady at $475,000 — Week of July 6, 2026
A fully-sourced snapshot of Middle Tennessee home prices, inventory, and new construction across Franklin, Nashville, Murfreesboro, Brentwood and more — every figure dated and cited. Corrected in September 2026: several town-level figures that appeared in the original post have been withdrawn, and each withdrawal is marked in place.
Read the ReportSumner County Market Update 2026: What We Publish by Town, and What We Withhold
Sumner County town by town as of mid-2026: what we publish, what we withhold, and why. We do not publish a median for Hendersonville or Portland, we withdrew Gallatin's median and inventory figures in September 2026, and we do not publish a year-over-year price direction for any single town. Every figure that remains is sourced and dated.
Read the ReportWhere Middle Tennessee New Construction Is Concentrated — 2026 Market Update
Spring Hill (about 33% of single-family closings) and Franklin (16.1% of closings) lead Middle Tennessee on published new-construction share as of mid-2026, with builder activity also concentrated in Rutherford and Sumner counties — every figure below is sourced and dated, with no price predictions. The Murfreesboro 40% share this article used to lead with has been withdrawn.
Read the ReportBrentwood, Franklin and Nolensville Luxury Medians — 2026 Market Update
Brentwood's median reads $1.44M–$1.6M (April–May 2026, Redfin / Zillow / Orchard); Franklin's rolling 12-month median is $919,585 (May 2026, Nashville Home Guru / Redfin / Zillow) and Nolensville's is $924,318 (May 2026, Redfin / Zillow). Every figure sourced and dated — no predictions, no steering. All three towns' days-on-market figures and year-over-year readings have been withdrawn and the reasons are given below.
Read the ReportWhich Middle Tennessee Markets Are Cooling vs. Holding in 2026? Why We Withdrew Every Town-Level Trend
We no longer publish a year-over-year price direction for any single Middle Tennessee town. Re-measured month by month on the same public city series, a town's year-over-year reading changes sign — whoever picks the month picks the answer. This page now carries the town-level price levels we can source and date, says which towns we withhold and why, and explains where a direction is still defensible.
Read the ReportHow Long Do Homes Take to Sell in Middle Tennessee? Why We No Longer Rank Towns on Days on Market
We no longer publish a days-on-market figure for individual Middle Tennessee towns, and this page no longer ranks towns against each other on market time. A town's median days on market counts new-construction presales, which the MLS records at 0 days, alongside resales, so two towns can rank in the wrong order. This page explains why, and what to look at instead.
Read the ReportMiddle Tennessee Markets With Medians Under $450K — 2026 Snapshot
Six Middle Tennessee towns currently post medians at or under roughly $450K, from Clarksville's $308,000 to Columbia's $449,990 — with every price figure sourced and dated from the team's market-data file. Two entries were withdrawn rather than republished: Portland, because our sources disagree on its median for the same month, and Gallatin's price and inventory figures, because neither survived re-verification in September 2026.
Read the ReportWill Nashville Home Prices Drop or Crash in 2026? Here's What the Major Forecasters Actually Say
A plain-English look at what named, dated forecasters (NAR, Fannie Mae, Zillow, Realtor.com, J.P. Morgan) project for U.S. home prices in 2026, why analysts widely call a crash unlikely, and the current Middle Tennessee data behind the headlines.
Read the ReportIs Now a Good Time to Buy a House in Nashville? A 2026 Look at Rates, Inventory & Negotiating Room
A data-grounded answer for mid-2026: Nashville now has more sellers than buyers, roughly six months of supply, and seller concessions on three out of four sales — giving buyers real leverage even with rates near 6.5%. Here is what the numbers actually say.
Read the ReportTennessee Mortgage Rates Today: What Middle TN Buyers Are Seeing in 2026 (and How Rates Got Here)
A dated snapshot of where Tennessee mortgage rates sit in mid-2026, the 2020-2026 path that got us here, and what named forecasters (Freddie Mac, Fannie Mae, MBA) project next, written for buyers shopping Nashville, Franklin, Hendersonville, and the rest of Middle TN.
Read the ReportWilson County: Q2 2026 Market Report
Mount Juliet, Lebanon, Providence, and the I-40 commuter corridor — Wilson County's Q2 2026 data and what's actually happening across the county.
Read the ReportSumner County: Q2 2026 Market Report
Hendersonville, Gallatin, Goodlettsville, White House, and the Old Hickory Lake market — Sumner County Q2 2026 data and what it means for buyers and sellers.
Read the ReportWilliamson County: Q2 2026 Market Report
Brentwood, Franklin, Nolensville, Spring Hill — Williamson County's Q2 2026 data. Pricing power, inventory dynamics, and where the premium market actually sits heading into the second half of the year.
Read the ReportDavidson County: Q2 2026 Market Report
Nashville/Davidson County Q2 2026 data: inventory, median price, days on market, and what the numbers actually say about where buyers and sellers stand heading into the back half of the year.
Read the ReportEast Nashville Investor Report: STR Regulation, Rents, and Current Investment Math
STR regulation shifts and changing rent dynamics are reshaping investment math in East Nashville (zip 37206 and surrounding pockets). Here's the honest read on what investors should know before buying — including the math we run for our investor clients.
Read the ReportFranklin & Westhaven: Where the Williamson County Premium Lives
After a soft Q4 2025, Franklin and Westhaven sellers are seeing multiple offers again on well-priced homes. Here's the honest data behind the current activity, the property-specific factors driving pricing power, and what buyers and sellers should know.
Read the ReportBrentwood Luxury Market: 2026 Mid-Year Snapshot
The $2M+ Brentwood segment behaves differently than the rest of Middle Tennessee. Here's the honest read on what's actually selling at the top of the market, what's sitting, and the property-specific factors driving outcomes.
Read the ReportMetro Nashville: April 2026 Market Report
Inventory continues to normalize after two years of historic lows. Here's what current MLS data shows for buyers and sellers heading into peak season — without the forecasting fluff most reports lean on.
Read the ReportDrill Down
Neighborhood-Level Detail
Click any neighborhood or city for the full local guide and our team's on-the-ground read.
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