Why 1 in 4 Homes Sitting on the Market in Williamson County Won’t Sell
Right now 407 homes sitting on the market in Williamson County have been listed for 90 days or more with no contract. That is 25% of all active inventory. Tru Insights data shows 66.3% of those homes will expire or cancel and never sell under the current listing. The ones that do eventually sell close at just 91.8% of their original asking price after an average of 168.9 days. Overpricing is the cause in nearly every case.
There is a problem hiding inside the Williamson County real estate market right now that the headline numbers do not show. Active inventory looks healthy at 1,652 homes. Months of supply sits at a balanced 4.20. But when you look underneath those numbers, 407 homes sitting on the market in Williamson County have been there for 90 days or more with no contract. That is one in four active listings. And the Tru Insights data on what happens to those homes is sobering.
Every week the Turner Victory Team tracks homes sitting on the market in Williamson County using live data from Realtracs MLS and our Tru Insights platform. This report covers the week ending June 13, 2026. For full four-year historical charts and live data, visit the Williamson County market update page.
What Happens to Homes Sitting on the Market in Williamson County at 90 Days
The Tru Insights platform tracks every home sitting on the market in Williamson County, including listings that expired, were cancelled, and relisted under a new MLS number. That full history is what separates Tru DOM from the MLS days on market figure, which resets every time a home relists. What the combined data shows about homes that reach the 90-day mark is stark.
Right now 407 homes sitting on the market in Williamson County are in that danger zone. That is 24.9% of all active inventory. For context, a healthy market typically has 10 to 15% of inventory at 90-plus days. Nearly 25% signals a significant overpricing problem concentrated in specific price ranges.
Where Homes Sitting on the Market in Williamson County Are Concentrated
Not all price ranges share the same problem equally. The weekly data for June 13, 2026 shows a market running at very different speeds by price range. Understanding where homes sitting on the market in Williamson County are piling up helps both sellers set realistic expectations and buyers identify where negotiating room exists.
| Price Range | Active | Pended This Week | Months Supply | List-to-Sale |
|---|---|---|---|---|
| Under $500K | 195 | 10 | 3.76 | 97.5% |
| $500K-$599K | 76 | 8 | 2.71 | 98.8% |
| $600K-$699K | 62 | 17 | 2.13 | 98.5% |
| $700K-$799K | 149 | 17 | 3.94 | 98.6% |
| $800K-$999K | 226 | 18 | 3.67 | 98.7% |
| $1M-$1.49M | 312 | 18 | 3.51 | 97.8% |
| $1.5M-$1.99M | 202 | 11 | 4.54 | 97.9% |
| $2M-$2.99M | 201 | 14 | 6.38 | 97.2% |
| $3M+ | 228 | 5 | 11.31 | 108.7% |
The $600K to $699K range is the clear sweet spot this week with just 2.13 months of supply and 27.4% of active listings going under contract in a single week. The $500K to $800K range overall sits between 1.9 and 3.9 months, making it the fastest moving segment in the county. The $3M-plus range at 11.31 months of supply is where homes sitting on the market in Williamson County are piling up most severely. That segment has effectively stalled, and it accounts for a disproportionate share of the 407 homes sitting on the market in Williamson County at 90-plus days.
The Tru DOM data tells a deeper story at the upper end. In price ranges above $3 million, the MLS shows an average of 53 days on market. But Tru DOM, which counts days from the very first listing including all relists, shows 94 days. Nearly double. That gap exists because sellers are repeatedly pulling listings off the market and relisting to reset the MLS counter, hiding the true time the home has been available. If you are a buyer in that range, the home you are looking at has likely been on the market far longer than the MLS is telling you.
Why Sellers Are Disappearing While Homes Sit on the Market in Williamson County
The paradox at the heart of this week’s data is that new listings are actually collapsing at the same time homes sitting on the market in Williamson County are piling up. This week brought 136 new listings versus 224 the same week last year, a 39% drop. That is the largest year-over-year decline we have seen at this point in the season.
New listings have been below the prior year’s pace almost every week of 2026 in Williamson County. That supply shortage is the only reason months of supply has not climbed higher despite the 407 homes sitting on the market in Williamson County at 90-plus days. Pendings are also running ahead of last year, up 6.7% this week. So buyers are active. The market is not dead. What is happening is a separation between homes that are priced and presented correctly and homes that are not. The correctly priced homes are moving. The rest are becoming part of the 25% sitting at 90-plus days.
New Construction and Homes Sitting on the Market in Williamson County
One factor that is directly contributing to homes sitting on the market in Williamson County is new construction competition. In the $700K to $2M price range, 25 to 30% of all active listings are new construction. Builders in that segment are actively offering rate buydowns, closing cost credits, and other incentives to move inventory. A resale home in that range competing against a new build without matching on price, condition, and presentation is going to lose that comparison.
The math is straightforward for a buyer. If a builder will buy down your rate and cover closing costs on a brand new home, the resale home down the road needs to offer something compelling in return. Lot size, established landscaping, location, or a meaningful price advantage. Resale sellers who do not account for builder competition in their pricing are among the homes sitting on the market in Williamson County longest. Our post on new construction versus resale covers how to position a resale home against builder inventory in detail.
What the Speed of Sale Data Says About Homes Sitting on the Market in Williamson County
The speed of sale data for Williamson County this week shows 40% of homes that sell go under contract in the first seven days. Another 41% sell between day 8 and day 89. Only 19% sell at 90 days or beyond. Those percentages only count homes that actually sold. They do not include the homes sitting on the market in Williamson County that expired or cancelled without ever closing.
What that means practically: if your home has not gone under contract in the first 90 days, you have joined the group of homes sitting on the market in Williamson County that buyers have already seen and passed over. You are competing for a shrinking pool of buyers who are specifically looking at longer-sitting inventory, and you are likely going to close at a significant discount from where you started. The data on how long homes take to sell and the steps to avoid a stale listing walk through exactly what separates the 40% that sell in week one from the homes that sit for months.
What This Means for Sellers and Buyers in Williamson County Right Now
If You Are Selling
Williamson County is still a strong market but it is not a forgiving one. If you price correctly and present correctly your home will sell and likely sell quickly. The 40% of homes going under contract in the first week prove that. But if you overprice, the data on homes sitting on the market in Williamson County at 90-plus days tells you exactly where you are headed. Two out of three of those homes will not sell under the current listing. Visit the Turner Victory Team selling guide before you set your price.
If You Are Buying
The 407 homes sitting on the market in Williamson County at 90-plus days represent opportunity for buyers who know how to read the data. Those sellers are increasingly motivated. The Tru DOM gap above $3M, where true days are nearly double MLS days, means you may have more negotiating leverage than the listing suggests. The Turner Victory Team buyer guide covers how to use market data to negotiate effectively. If you are moving to the area, understanding which price ranges are moving and which are stalling is the starting point.
There is a phenomenon going on right now in the Williamson County real estate market. Sellers are disappearing from the market right here at peak season. New listings were down 100. We had 136 new listings this week versus 224 the same week last year. That is a 39% drop in new listings year over year. I am John Turner, the team lead with the Turner Victory Team at Onward Real Estate. We bring you the Williamson County Real Estate Report every week, and this week is no different. Let’s get into the three things you need to know about the Williamson County real estate market right now.
As we said, first of all, sellers are disappearing. We have a 39% drop year over year in new listings. Normally in June you would see more listings coming on the market, not fewer. That is actually the reason why our months of supply is still staying in what is considered a balanced market, because we are seeing less new listings come on the market.
Number two, what you need to know about the Williamson County real estate market this week is the $500,000 to $800,000 price range is the sweet spot right now. It is the one that is fastest as far as contract speed goes. You are looking somewhere between 1.9 and 2.7 months of supply depending on where you are in that range. That is opposed to above $3 million where there is over 11 months of supply of inventory. So you have a market that is running at different speeds depending on what price point you are at. That is not unusual, but it is really becoming obvious right now in Williamson County.
The third thing you need to know about the Williamson County real estate market right now is that 1 in 4 homes in Williamson County that are for sale have been on the market for 90 days or more. So 25% of all homes trying to sell have been on the market for 90 days or more. The interesting thing about that is of those, 66.3% will expire or cancel. So once you hit the 90-day mark, two out of three homes will not sell under that MLS number. Very interesting information there.
Let’s get into some of the charts. The Turner Victory Team market health score is a 52. Last week I think it was a 50, so it has trended slightly toward buyers this week, but still a very balanced market. There are 1,652 active listings with a 4.2-month supply. The 30-year mortgage rate actually increased a little bit this week at 6.52%, still lower than this time last year. If you remember back in February we touched 5.98%. Now as I am recording this, supposedly there is a deal in the Middle East. If there is, I would expect oil prices to continue to drop and help with inflation. Hopefully if we get some relief with inflation we will see some relief in mortgage rates as well.
Let’s look at our different price points. Anything from one and a half million and below has four months of supply or less. The most active price point this week is the $600,000 to $700,000 range. There are only 62 homes on the market right now this week, and 17 of those went under contract. That is 27% of that price range going under contract in one week, which is huge. 26% of the entire active inventory right now is new construction and what we see closing recently is 13% new construction. So you can see the different price points. You are either in the green or you are in the red, with very little in between except for the one and a half to two million range.
Let’s look at the trends. Our inventory actually jumped up quite a bit this week and it kind of mirrors what we saw this time last year. We went from 1,591 units up to 1,652. We have more inventory on the market right now in Williamson County than we have had in any of the past four years. So more inventory, and that is the reason why we can still see buyers that are active and buying, but we can also see homes sitting on the market for so long, because there is more inventory. The real dynamic though is hard to wrap your head around because it does not really make sense. New listings have been down year over year almost every week, and pendings have been up for the most part week over week. So how can inventory grow? Pendings are up but they are not eating all the way into the new listings. So every week active inventory is growing just a little bit. It is a weird dynamic right now.
Here is what we talked about with the speed of the market overall in Williamson County. Your home has a 40% chance of selling in the first week across the board. Different price points will be different. 40% of homes that sell go under contract in the first seven days. 41% sell between day 8 and day 89. And only 19% sell once they get to day 90. So basically once you get to day 90 you are in trouble. It is a little different at the lower price points. Half of the homes under $300,000 that sell are taking over 90 days. But look at some of these price points, the $900,000 to $2 million range: 46% of the homes sell in the first seven days. So there is a lot of competition from a buyer standpoint. If you are a buyer looking in these ranges you cannot say Williamson County has 4.2 months of supply so I am going to low ball them. If the house is priced correctly and presented correctly it is probably going to sell in that first week.
As we talked about earlier, if you hit the 90-day mark, two out of three homes that hit the 90-day mark do not sell under that MLS number. They may come back, but even if they come back the large majority are not going to sell at all. Right now there are 407 homes on the market in Williamson County that are above 90 days, which is 25% of the market. If you do sell above 90 days, you are probably only getting about 91.8% of your original asking price.
Most of the inventory is in the $1 million to $1.5 million range. So if you are a seller there you have a lot of competition. If you are a buyer there is actually a lot of selection too. We have a lot of passover homes in this price point. I have been showing in that price point and there are some homes that have gone under contract really quickly. So there are buyers out there, but you do have to price it correctly and present it correctly.
Look at the Tru Days on Market. This is where we look at any home that has been on the market and if it has been relisted we go back to the first time it was listed. The MLS only shows you the days on market for that particular MLS number. A lot of these may have one, two, or three more MLS numbers behind them. In the lower price ranges there is not a whole lot of difference. The $600,000 range shows 28 days MLS DOM but 39 Tru DOM. But look at this: once you start getting into $3 million and above, the MLS shows 53 days but the Tru DOM is 94 days. Almost double. You can see that for all these upper price points. So if you are a buyer in that price point there is certainly some opportunity there because there is a good chance the home you are interested in has been on the market longer than what the MLS is showing you. And if you are a seller trying to compare to other homes and you think one sold in a certain number of days, you need to go back and look at the entire history of that listing to see exactly how long it really took to sell.
Good news on the showing front. After showings declining over the past few weeks we did see a small uptick in the number of showings this week. It is not a trend yet. It may just be a one-week anomaly, but it may mean showings are picking back up. The Mortgage Bankers Purchase Index shows loan applications were up this week over last week and this time last year. That may be a good sign moving forward.
When you look at new construction, especially in the $700,000 to $2 million price point, about 25 to 30% of all active inventory is new construction. So if you are a seller, out of every four homes a buyer looks at, probably one of them is new construction. You are competing against that. A lot of times people think a buyer will overlook things because of a fence or landscaping or whatever it is. They will overlook some things and you may have some advantages. But if someone walks into a house and it smells new and looks new and then they come into your house and it does not feel that way, chances are they are going to pick the new construction.
The supply shortage is really masking what would be a buyer’s market. Even though pendings are up, we are comparing to last year where sales were down quite a bit. We are still below 2023 numbers but above 2025 numbers. We should still be in a buyer’s market. But because we do not have the inventory coming on like we have previously, it is keeping it more of a balanced market. And what it is doing is holding prices steady. Actually in Williamson County we are seeing an increase in prices.
The main thing is Williamson County is still a very strong market, but it is not a very forgiving market. As a seller, if you price correctly and present correctly, your home is going to sell and sell pretty quickly. But if you do not do that, you are going to be sitting on the market for a while. If you are looking to buy in Williamson County, you have to be very active and aggressive especially on the good homes that hit the market. On the ones that have been sitting for a while there may be some opportunities. But overall homes that are priced and presented the way they should be are moving pretty quickly. I hope you have enjoyed this information. I am John Turner, the team leader of the Turner Victory Team at Onward Real Estate. We bring this to you every week. Until next week, we hope you make it a great week.
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