Buyers or Sellers in Williamson County: Who Has the Advantage?
It depends on your price range. For buyers or sellers in Williamson County, the Turner Victory Team Market Health Score reads 45, a pretty balanced market with a slight advantage to buyers. Sellers have the advantage from $1 million to $1.5 million and from $500,000 to $600,000. Buyers have the advantage above $2 million and under $500,000.
Fewer Williamson County homeowners are listing, and buyers are still showing up at nearly the same pace. Turner Victory Team data shows about a third fewer resale homes came on the market from July 1 to September 26 than last year, while resale contracts fell only 11%. Inventory stopped growing in late June, and the market feels a lot like last September.
Who has the advantage right now, buyers or sellers in Williamson County? The honest answer is that it depends on your price range. Some parts of the county still favor sellers. Others clearly favor buyers. And county-wide, the market sits close to balanced, feeling a lot like it did last September.
This week John Turner answered three questions on camera: is Williamson County getting better or worse for sellers, where do sellers have the advantage, and where do buyers have the advantage. The numbers below come from the data the Turner Victory Team tracks every Sunday, and they show a different story than Rutherford County next door. In Williamson County, fewer homeowners are listing, buyers are still showing up at nearly the same pace, and the competition stopped growing in June. That shift matters for buyers or sellers in Williamson County in every price range.
The Turner Victory Team tracks Williamson County conditions every week using live Realtracs MLS data and our Tru Insights™ platform. This report covers the week ending September 26, 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 Williamson County market update page.
Where the Williamson County Market Stands This Week
The Turner Victory Team Market Health Score™ for Williamson County is 45. That is a pretty balanced market, with a slight advantage to buyers. For buyers or sellers in Williamson County, that means neither side holds all the cards county-wide.
Almost 29% of active listings are new construction, along with close to 40% of this week’s new listings and about a third of the homes that went under contract. Months of supply is below four months in every price range up to nearly $2 million, which is why the county reads close to balanced. It also means buyers or sellers in Williamson County need to look past the county average to their own range. Our earlier look at whether Williamson County is shifting to a buyer’s market explains how that balance has moved this year.
Months of supply is 3.77, compared with 3.35 at this point last year. That is up a little, but not a lot. The 30 year fixed mortgage rate was 7.03% this week, according to Freddie Mac, the first reading above 7% in some time. The Federal Reserve Bank of St. Louis keeps the long term series.
Is Williamson County Getting Better or Worse for Sellers?
Neither, really. The numbers are changing, but the odds for sellers are about the same. Fewer homeowners are listing, but fewer resale homes are selling too. For buyers or sellers in Williamson County, the market feels a lot like last September.
| July 1 to September 26 | 2026 | 2025 | Change |
|---|---|---|---|
| Resale homes listed | 1,256 | 2,029 | About a third fewer |
| Resale contracts | 935 | 1,054 | Down 11% |
| New construction contracts | 283 | 218 | Up 30% |
| All contracts per day | 13.8 | 14.5 | Down 4% |
Turner Victory Team data shows resale listings fell about three times as fast as resale contracts. Homeowners have pulled back far more than buyers have. Williamson County is still averaging almost 14 contracts every day, and September is running about even with last year.
That pullback shows up in inventory. Active listings climbed through spring and have held around 1,750 since late June. Months of supply peaked at 4.43 in May and has eased to 3.77. There are still about 13% more homes for sale than a year ago, so this is a market that is firming up slowly, not a seller’s market. For buyers or sellers in Williamson County, that is the trend to watch into October.
Your biggest competition may be a builder
New construction contracts are up about 30%, 283 compared with 218 last year. New construction is still a much smaller share of the market than resale, but builders are winning a bigger share of buyers, helped by the incentives they are offering. When a buyer looks at your home, they are also looking at a builder’s incentive package down the road.
That changes how resale sellers should price and present. Know what incentives builders are offering in your area, because buyers or sellers in Williamson County who ignore them are negotiating with half the information. See how the Turner Victory Team approaches pricing and presentation.
Where Do Sellers Have the Advantage in Williamson County?
Sellers have the advantage from $1 million to $1.5 million and from $500,000 to $600,000. For a deeper breakdown, see our Williamson County housing market by price range. The table below shows where buyers or sellers in Williamson County stand in every range. In both of those ranges, supply is tight and well priced homes are in short supply.
| Price Range | Active Listings | Months of Supply | Who Has the Advantage |
|---|---|---|---|
| Under $500K | 197 | 3.68 | Buyers |
| $500K to $599K | 86 | 2.82 | Sellers |
| $600K to $699K | 102 | 3.11 | Balanced |
| $700K to $799K | 158 | 3.49 | Balanced |
| $800K to $999K | 261 | 3.30 | Balanced |
| $1M to $1.49M | 287 | 2.72 | Sellers |
| $1.5M to $1.99M | 200 | 3.58 | Balanced |
| $2M to $2.99M | 213 | 5.58 | Buyers |
| $3M and above | 243 | 9.47 | Buyers |
$1 million to $1.5 million: homeowners stopped listing
The $1 million to $1.5 million range has 2.72 months of supply, the tightest in the county and lower than every cheaper range. Only 11 new listings came on this week, the fewest the Turner Victory Team has recorded in that range in 113 weeks of data. Now we know why the range is so tight: resale listings there fell about 45% over the last 12 weeks compared with the same weeks last year. Among buyers or sellers in Williamson County, sellers in this range hold the clearest edge.
$500,000 to $600,000: tight and still drawing showings
The $500,000 to $600,000 range has only 2.82 months of supply, the second tightest in the county. It is also one of the few ranges where showings picked up compared with four weeks ago. If you are selling in either of these ranges and you are ready to go to market with the right price, you are in a good position. For more on moving between these ranges, read moving up in Williamson County.
Where Do Buyers Have the Advantage in Williamson County?
Buyers have the advantage above $2 million and, surprisingly, under $500,000. Those are the two places where buyers or sellers in Williamson County will find the market leaning clearly toward the buyer.
Above $2 million
From $2 million to $3 million there are about five and a half months of supply, and above $3 million there are nearly 10 months, with 243 homes to choose from. List to sale ratios in those ranges run around 97.5%, the most negotiating room in the county. Not every buyer shops at that level, but those who do have real leverage right now. Of all buyers or sellers in Williamson County, luxury buyers have the most room to negotiate.
Under $500,000
Under $500,000, there are 3.68 months of supply. That is not oversupply, but it is unusual, because the lowest price range in a county usually moves the fastest. In Williamson County it is one of the slowest, with a median of 31 days on market using Turner Victory Team Tru Days on Market. John Turner believes much of that comes from condos and townhomes, which make up a big part of that range and have been hit hard in Williamson County. Some sellers there are motivated, and that is an opening for buyers. See how the Turner Victory Team guides buyers.
Why Showings Are Down in Williamson County
The average Williamson County listing is getting about 0.81 showings per week, roughly one showing every eight to ten days. Showings bottomed out about four weeks ago, picked back up briefly, and have now bottomed out again.
Compared with four weeks ago, showings picked up slightly under $500,000, from $500,000 to $600,000, and from $1 million to $1.5 million. Most other ranges saw fewer showings. Unlike Rutherford County, Williamson County inventory has been flat, so the drop is not just more homes splitting the same buyers. Buyers are touring less, and the homes they tour tend to be the ones that are priced right. Showings are the first signal buyers or sellers in Williamson County should check each week. Our post on what showing activity means in Williamson County explains how to read it.
What This Means for You
If You Are Selling
Start with your price range, not the county number. Buyers or sellers in Williamson County face very different markets from one range to the next. From $1 million to $1.5 million and from $500,000 to $600,000, you have the advantage. Everywhere else, your price and presentation have to hold up against both resale homes and builders offering incentives. The good news: the field of competing homes stopped growing in June.
If You Are Buying
Above $2 million and under $500,000, you have time and room to negotiate. In the tighter ranges, have your financing ready before you tour, because good homes do not wait. In every range, compare resale homes with builder incentives before you decide.
It is a tale of two markets, which is not unusual for Williamson County. The question is where you fit, and whether you have the advantage or not. Whether you are buying, selling, relocating to Williamson County, or just trying to understand what buyers or sellers in Williamson County are facing, the answer changes by price range and by week. For last month’s full picture, see August home sales in Williamson County, and for regional context, our Middle Tennessee housing market report. Knowing where your range stands before you make a move is exactly what our team helps clients do.
Market Analysis by John Turner, Creator of Tru Insights.
Welcome to the Williamson County Real Estate Report. This week we are going to try to answer three questions for you. First, is Williamson County getting better or worse for sellers? Second, where do sellers have the advantage in this market? And third, where do buyers have the advantage in this market?
I am John Turner, team leader of the Turner Victory Team at Onward Real Estate. We bring you this information every week, and we appreciate you tuning in. Let’s jump into our charts first, and then we will answer those three questions.
The Turner Victory Team Market Health Score is at 45 right now. That means there is a slight buyer advantage in Williamson County, but it is still a pretty balanced market. There are 1,749 homes on the market right now with a 3.77 month supply, and the 30 year fixed rate as of Thursday is 7.03%. That is the first time we have seen it climb above 7% in some time.
Let’s look at what happened this week. Remember, the light blue column is the percentage of new construction in each category. Of the 1,749 homes actively on the market, almost 29% are new construction. There were 88 new listings this week, and close to 40% of those were new construction. 91 homes went under contract in Williamson County this week, with about a third of those being new construction, and there were 74 closings.
The interesting thing is that when you look at months of supply all the way up to nearly $2 million, it is below four months. So it is not bad at all. It is really close to a balanced market, because most of these ranges are approaching four months. Under $500,000 is very interesting. We have talked about how normally the lowest price range in a county is the one that moves the fastest, but Williamson County has been an anomaly on that for quite some time. I really think it is because of the attached properties, the condos and townhomes. That market has been hit pretty hard in Williamson County, and that is why we are seeing months of supply higher there than in some other ranges.
Now our charts for the week. Active inventory is still up near a four year high at 1,749. It has turned slightly. If you look at past years, this is when we traditionally start to see inventory drop off. We will know in a couple of weeks whether that continues, but I would expect inventory levels to be a little lower over the next few weeks.
On months of supply compared to last year, last year we were at 3.35 and now we are at 3.77. So up a little, but not a whole lot over last year at this time. New listings are really what has been keeping months of supply down. We have not had nearly as many resale homes hit the market as last year, and that is contributing to the available inventory starting to make that turn.
On pendings compared to last year, we have been running close to last year. This week was a little below. September has been about even with last year, while August was a little behind.
Now our showing information. Very interestingly, you can see our showings bottomed out about four weeks ago, picked back up, and now they have bottomed out again. You are getting about 0.81 showings per listing per week. So if you are average, you probably have one showing this week, or one showing every eight to ten days. That is just what we are seeing in the Williamson County market right now.
We also look at showings by price range. The gray is what showing activity was four weeks ago, and the blue is this week. Under $500,000 actually picked up slightly this week, $500,000 to $600,000 picked up slightly, and $1 million to $1.5 million picked up slightly. But for the most part, besides those, showings are off compared to four weeks ago. Another way we look at it is the trend, which tells us whether that is holding. The green means we are trending toward a few more showings in those price points, and the red means they are dropping off.
Those are the charts we look at every week. Now let’s get into those three questions. First, is Williamson County getting better or worse for sellers? I have some interesting stats for you. We looked at July 1 through September 26, since I am filming this on the 27th and we pulled the data through yesterday. This year, 1,256 resale homes hit the market in that time frame. Last year there were over 2,000. So we are down about a third on resale listings over that time frame. Resale contracts, which pulls out new construction, are down about 11% in 2026 compared with 2025 over that same time frame.
New construction contracts are actually up about 30%. Remember, new construction is not nearly as big a market as resale, but 283 new construction homes went under contract compared with 218 in 2025. That is up about 60 units, and some of that has to do with all the incentives new construction is offering. Contracts per day from July through now are about 13.8. So almost 14 homes every day are going under contract in Williamson County.
So is it getting better or worse for sellers? Your competition seems to be more and more new construction. You need to think about that when you are pricing and presenting your house, and you need to know the incentives the builders are offering, because they are offering a lot of incentives. When a buyer is looking at your house, they are also looking at the incentives the builder is offering, and they are trying to make an informed decision. Buyers, you have more choice right now than a year ago, especially in new construction.
So is it getting better or worse? Contracts are down right now, but your competition is less too. I do not know that it is necessarily getting better or worse. I think the numbers are changing, but the odds are staying about the same. We do have a little more months of supply than we had this time last year, but it is really not that much. Right now the market feels a lot like it did last September.
From a seller standpoint, where do you have the edge? If you are selling from $1 million to $1.5 million, you definitely have an advantage, because months of supply is down. You are not competing against nearly as many homes as you have previously. There were only 11 new listings there this week, the fewest we have seen in quite some time. So that is really where your advantage is. Also, from $500,000 to $600,000, there is only a 2.82 month supply, so that is pretty tight as well. If you are a seller in either of those price points, you are probably in a pretty good position if you are really ready to go to market and you are pricing it right.
Buyers, where do you have the advantage? First of all, above $2 million, there is about a five and a half month supply. I know not every buyer can shop at that level, but once you get to $3 million and up, you are at nearly 10 months of supply. So if you are a buyer in those price ranges, you have some leverage there. Also, as we talked about, under $500,000 there is a 3.68 month supply. That is not really oversupply, but with it being the lowest price point in Williamson County, as I mentioned earlier, that is an anomaly. There are motivated sellers in that price range, so you certainly have some advantages there.
I hope that helps you if you are trying to decipher what is going on with the Williamson County real estate market. It is a tale of two markets, which is not unusual, and you just have to see where you fit. As a seller, do you have the advantage or are you at a disadvantage? And as a buyer, do you have the advantage or not? We are more than happy to answer any of those questions for you. Just comment below, and we will use the data we have to help answer them.
We appreciate you tuning in. We bring this information to you every week, not only to help you but to help our clients as well. If you are thinking about buying or selling a house in Williamson County, please reach out to me, John Turner of the Turner Victory Team, or any one of our agents. We are very fortunate that most of our agents have been with us for over a decade. They understand the market, they understand customer service, and they take really good care of their clients. Until next week, I hope you make it a great week. Thank you.
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