August Home Sales in Williamson County: Standing Out Just Got Harder
August home sales in Williamson County totaled 422 closings, down 9% from 463 a year ago. Fewer homes came to market, and inventory still climbed.
Turner Victory Team data shows new listings fell 17% while average active inventory rose 14%, from 1,587 to 1,802. Realtracs data puts August 2024 near 1,215 active listings, so sellers today compete against roughly 600 more homes than they did two years ago. Months of supply rose from 4.16 to 5.03, a 21% increase.
Standing out got harder in Williamson County this year, and the August numbers explain exactly why.
Fewer sellers came to market. New listings dropped 17%, from 881 to 728. That should have tightened things up. Instead inventory grew, contracts fell, and fewer homes made it to the closing table. August home sales in Williamson County ended the month at 422 closings against 463 a year ago.
Every week the Turner Victory Team tracks Williamson County conditions using live Realtracs MLS data and our Tru Insights™ platform. This report covers the August 2026 monthly figures plus the week ending September 5, 2026, and serves Franklin, Brentwood, Nolensville, Spring Hill, Thompsons Station, College Grove, Arrington, and Fairview. For the live charts behind every number below, visit the Williamson County market data page or the weekly market update page.
August Home Sales in Williamson County: The Full Monthly Picture
Here is what the official Realtracs monthly report shows for August home sales in Williamson County, measured against the same month a year ago.
| Metric | August 2025 | August 2026 | Change |
|---|---|---|---|
| New Listings | 881 | 728 | Down 17% |
| New Under Contract | 469 | 438 | Down 7% |
| Active Inventory (Avg) | 1,587 | 1,802 | Up 14% |
| Closings | 463 | 422 | Down 9% |
| Average Sale Price | $1,216,447 | $1,213,904 | Flat |
| Median Sale Price | $875,000 | $929,990 | Up 6% |
| Average Days on Market | 37 | 27 | Down 26% |
| Months of Supply | 4.16 | 5.03 | Up 21% |
August home sales in Williamson County faced more inventory, not less
The most useful line in the August home sales in Williamson County table is the contradiction between rows one and three. New listings fell 17%. Active inventory rose 14%. Both of those are true at the same time, and the only way that happens is if homes are leaving the market slower than they are arriving.
Go back one more year and the gap widens considerably. Realtracs data for August 2024 shows average active inventory near 1,215. That means August home sales in Williamson County now happen against roughly 600 more competing homes on any given day than two years ago, and against fewer buyers finishing the deal.
The Days on Market Number Most Sellers Misread
Among August home sales in Williamson County, average days on market for closed sales dropped from 37 days to 27, a 26% improvement. That sounds like homes are selling faster, and for the homes that closed, they did.
Here is the part that gets missed. That figure only counts homes that actually made it to a closing. It is not a measure of how long a typical listing takes to sell. It is a measure of how long the winners took.
The 27 days is not a promise about your home
Every home that expired, cancelled, or is still sitting on the market unsold is excluded from that average. Sellers read 27 days and start planning a move. A more honest reading is that if your home goes under contract and closes, the average across August home sales in Williamson County was 27 days. Whether it goes under contract at all is a separate question, and one that inventory of 1,802 homes makes harder to answer.
The Realtracs report shows the tension inside its own numbers. Average days on market fell 26%, but the list to contract figure on the row below it rose 17%, from 57 days to 67. Two fields in the same report, same month, pointing opposite directions.
Part of that comes from how the MLS handles relisted homes. When a listing is withdrawn and put back on the market, the clock resets to zero even though the home is no older to a buyer than it was the day before. Turner Victory Team Tru Days on Market™ counts every day across every relist cycle so the number does not reset. Our post on how relisted homes work in Williamson County covers the mechanics.
Median Up, Average Flat in August Home Sales in Williamson County
The average sale price among August home sales in Williamson County came in at $1,213,904, essentially unchanged from $1,216,447 a year ago. The median rose 6%, from $875,000 to $929,990.
When the median climbs and the average does not, it usually means the middle of the market carried the month while the very top thinned out. A handful of very large sales can lift an average without moving the median at all, and their absence pulls it back down.
The two year view is useful here too. August 2024 averaged $1,107,347. So over two years the average is up roughly 10%, even though this year read flat. Our post on the difference between average and median sale price explains why both numbers deserve a second look before anyone concludes values are rising or falling.
August Home Sales in Williamson County by Price Range
The county-level view of August home sales in Williamson County flattens nine very different markets into one number. Here is where inventory actually sits as of the week ending September 5, 2026.
| Price Range | Active Listings | Months of Supply |
|---|---|---|
| $500K to $599K | 83 | 2.66 |
| $1M to $1.49M | 296 | 2.78 |
| $600K to $699K | 100 | 3.09 |
| $800K to $999K | 264 | 3.40 |
| $1.5M to $1.99M | 201 | 3.67 |
| $700K to $799K | 164 | 3.73 |
| Under $500K | 198 | 3.90 |
| $2M to $2.99M | 222 | 5.87 |
| $3M and above | 227 | 9.20 |
Several brackets sit below four months of supply, which is tighter than the county reading of 3.85 on the Turner Victory Team weekly measure and much tighter than the 5.03 monthly figure. Tight supply inside a bracket is not the same thing as a seller’s market county-wide, though. The Turner Victory Team Market Health Score™ reads 45, which is a balanced market, and most sellers will tell you it does not feel like their advantage right now.
The $700,000s shifted more than any other bracket
Across August home sales in Williamson County, months of supply in the $700K to $799K range sits at 3.73 today. The same week last year it was 2.12. That is a 75.9% increase, running at more than four times the pace of the county-wide change.
What makes it worth attention is where it came from. New listings in that bracket are actually down compared to last year, so this is not fresh supply arriving. Absorption slowed. Buyers in that range are taking longer, and sellers face competition they did not face in September 2025.
Above $2 million, buyers have real room
The $2M to $2.99M bracket carries 5.87 months of supply and $3M and above carries 9.20. Those are genuine buyer conditions by any standard measure. Even so, list to sale ratios in both brackets stay above 97%, so sellers at the top are not distressed. The market up there is slow rather than broken.
Showings Lead August Home Sales in Williamson County
Turner Victory Team showing data behind August home sales in Williamson County shows activity down across nearly every price point compared to four weeks ago, with the $1 million to $1.49 million range losing the most ground. Countywide, showings per listing have fallen from a peak near 2.76 earlier this year to roughly 1.32.
Showings come before contracts. A sustained decline usually turns up in pending sales a few weeks later, which is why this is the first number the Turner Victory Team checks each week.
It is also the most practical number a seller has. If your home is not getting showings, the countywide figure tells you whether every seller is in the same position or whether something specific about your listing needs attention. Three or four showings a week is a solid result in the current market. Our post on what showing activity means in Williamson County goes deeper on how to read it.
Where the Market Sits After August Home Sales in Williamson County
The 190 new listings this week ran well above the four week average of 122, but well below the 265 recorded the same week last year. Builders account for much of the spike. New construction made up 62.1% of new listings this week and 29.3% of all active inventory, and 86 of the 190 new listings landed between $800,000 and $1.5 million. Early September builder activity is a normal pattern and is not the same thing as homeowners deciding to sell.
The 30 year fixed mortgage rate stands at 6.71%. Freddie Mac publishes the weekly national average and the Federal Reserve Bank of St. Louis maintains the long term series. The relief many expected this year has not arrived, and at Williamson County price points a rate at this level does real work on affordability.
What August Home Sales in Williamson County Mean for Pricing
Turner Victory Team data on recent closings makes the cost of a miss concrete. Homes that closed without ever taking a price reduction averaged 34 days on market and received 98.8% of their original list price. Homes that required a reduction averaged 93 days and closed at 91.9% of original list.
Across August home sales in Williamson County and the months before it, that is 59 additional days and 8.1% less money. On a home listed at $1,000,000, roughly $81,000. Right now more than one in three active listings in the county already carries at least one price reduction, with an average cut of $133,337.
What This Means for You
If You Are Selling
Start with your bracket, not the county figure. August home sales in Williamson County looked very different at $500,000 than at $3 million. With roughly 600 more competing homes than two years ago, accurate pricing and strong presentation are doing more of the work than they used to. See how the Turner Victory Team approaches pricing.
If You Are Buying
Room to negotiate is concentrated above $2 million and in the $700,000s, where supply loosened most over the past year. Below $700,000 that room is thin and homes still move quickly. See how the Turner Victory Team guides buyers.
Whether you are buying, selling, or relocating to Middle Tennessee, the picture changes by bracket and by week. August home sales in Williamson County describe a county-wide trend, but nobody buys or sells at the county average. Knowing where your specific price range stands before the sign goes in the yard is the whole point, and it is what our team does every day.
Market Analysis by John Turner, Creator of Tru Insights.
Welcome to the Williamson County Real Estate Report. We have a good topic for you today. We are going to do a recap of the August 2026 Williamson County real estate market, and we are also going to look at what happened with Williamson County real estate this week. I am John Turner, team leader of the Turner Victory Team at Onward Real Estate. We bring this report to you every week and we appreciate you tuning in. Please make sure to like and subscribe so you get notified every time we publish.
Let’s jump into what happened in August. First of all, new listings compared to last year were down 17%. So 17% fewer homes hit the market in August this year than last year. We were actually really close to 2024 numbers. 2025 was much higher, with nearly 150 more homes coming on the market in August last year.
Now where we look at what went under contract, we were down 7%, which is about 30 units. The good news is it was up quite a bit from August of 2024. So a nice rise between 2024 and 2026, but down from last year.
Active inventory continues to climb. On average, 1,215 homes were available in 2024 versus 1,802 now. That is a 600 unit difference. So 600 more properties were on the market in August than what we saw in August of 2024.
Under contract inventory is really interesting. If you go back the past three years it is pretty much flat. It says it is down 1%, and it is, but that is not much at all.
When you look at the average sales price between 2025 and 2026, it was flat as well, basically no change. The median is up 6%, which tells me that even though the average is there, there is something on the top end that has been pulling us up a little.
The other thing, and I really do not pay a whole lot of attention to this the way it is written, is the average days on the market. It was 37 days. Now it is 27 days in 2026. I do look at that as a 10 day difference. So that does tell me that if you come on the market, there is a good chance that if you go under contract, you are going to go under contract much quicker than you did last August.
That is the good news. The bad news is this only takes into account those homes that closed. So it does not mean that if you put your house on the market you are going to be under contract in 27 days. A lot of people read it that way. You put your house on the market and it may not sell. If it goes under contract, the average is 27 days. If it goes under contract and closes. So there is a big distinction there.
I think sometimes that gets misread and people start making their plans. Hey, I am going to put my house on the market and within 30 days I am going to be under contract, so I need to be ready to move. It could happen, but it goes back to this. You have got to have your house ready to be sold, you have to have it presented correctly, and you have to have it priced correctly. As we just noted, there are over 600 more homes on the market than there were two years ago. That means you have a lot of competition.
Closings were down 9% from last year, definitely the lowest of the three years. So you have more competition and you have fewer closings. That means you have really got to be priced right and presented right. You have got to stand out above the crowd.
This week the Turner Victory Team Market Health Score is at 45, a balanced market. One of the reasons is the active inventory. We have 3.85 months supply of inventory and the mortgage rate is at 6.71%. That is the 30 year average, and it has been on the rise. We have not seen the relief we were hoping for.
Out of the 1,759 homes on the market, nearly 30% are new construction. We had a lot of new listings hit the market this week. It is not unusual at the beginning of September for builders to put homes on the market. They may have expired last month and just been sitting there. We have talked about how that works. About half of those were in the $800,000 to $1.5 million range. 86 of them were anywhere between $800,000 and $1.5 million.
The interesting thing is the velocity of the market. Months of supply is still below four months in most price points up to $2 million. Most sellers will tell you they do not feel like the market favors them, because the market has slowed. But buyers, if you are out there, there are some opportunities, and there are also some homes going under contract pretty quickly. The market is still moving. It is not dead. It does not mean you can just name whatever price you want as a buyer. But there are some opportunities.
Last week we talked about our inventory being at the highest level we have seen as far back as we are tracking with our charts. It has gone down just a little. Traditionally we will see two or three more weeks of elevated inventory and then it will start dropping down. We will see what happens this year.
On months of supply, back in the summer we were pretty close to where we were last year. We have separated a little this time. Last year we were at 3.27 months supply. Now we are at 3.85. So a little over half a month difference.
New listings hitting the market is interesting. We have been trailing the past two years for quite a while. This past week we actually jumped ahead of 2024 for the week, but still way below where we were this time last year. And again the spike is builders putting their homes on the market. It is normal that you will see a spike this week.
Let’s look at pendings. The orange line, which is this year, has danced back and forth over last year’s line. This week we were up a little, last week we were down, so we are still on track for what we did last year as far as the pattern goes. If you average out the past two or three months, it would be very similar to last year.
A bright spot is showings. Our showings have been on a decline. This is a 30 day average. We did actually level out and pick up just slightly this week. So basically flat, but we will take any bright spot we can get right now.
When you compare showings this week versus four weeks ago, the gray is four weeks ago and the navy is this week. Every price point except $2 million and above saw showings down this week compared to four weeks ago.
When we put momentum on it and look at the trend, it is a little different. In the $500,000s and $600,000s we did pick up a little increase in showings. Over $3 million as well. The $2 million range has not quite caught up, it was basically flat. But everything else is trending down, especially in the $1 million to $1.5 million range, where we lost nearly three quarters of a showing per listing over those four weeks.
Those showings are the leading indicator of what is going to happen. If people are not out looking at houses, then they are not going to be buying them. So we always look at showings first to help our seller friends. If they are not getting showings, they know whether they are in the same boat as other people or whether there is something going on with their house. If they are getting three or four showings, that is actually a pretty decent thing in this particular market.
Buyers, this helps you a little too, to see where your competition is. We always talk about competition on the seller side, but buyers, you have competition too. Are you looking at a price point where there are not many people looking, or are you in a price point where more people are looking? That probably comes into play when you decide to make an offer.
I hope this information helps you. It is always interesting looking at it. The market changes every day, just like the stock market does. So we look at it on a weekly basis and try to stay in front of the trends and what we see happening. We like to use it to help guide our clients.
If you have any questions about the market, please feel free to reach out to me or one of the Turner Victory Team members. We would love to help you. Again, I am John Turner, team leader of the Turner Victory Team at Onward Real Estate. We bring this information to you every week. We appreciate you tuning in, and until next week, I hope you make it a great week.
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