If you are watching the Murfreesboro real estate market, one of the most useful things you can do is compare where we are today to where we were at the same time in previous years. It gives you context. It helps you see patterns. And it tells you whether conditions are getting better or worse for buyers and sellers. According to the U.S. Census Bureau, Murfreesboro is one of the fastest-growing cities in Tennessee — and that growth directly affects how much Murfreesboro housing inventory is available at any given time. The Turner Victory Team at Onward Real Estate tracks Murfreesboro housing inventory every week using Tru Insights analytics — the same proprietary data we use to help our neighbors make confident real estate decisions. Here is how inventory in 2026 compares to the last two years.

How Does Murfreesboro Housing Inventory in 2026 Compare to 2024 and 2025?

The short answer is that Murfreesboro housing inventory in 2026 started the year higher than either of the last two years. That means more choices for buyers and more competition for sellers. But the full picture is more layered than just one number.

Starting 2026 with roughly 150 to 200 more homes on the market than either of the last two years sounds like good news for buyers. More choices. Less competition. But the full picture depends on what is driving the numbers — and what happened in each of the previous years tells you a lot about where 2026 is headed.

What Happened to Murfreesboro Housing Inventory in Early 2024?

In early 2024, Murfreesboro housing inventory actually dropped from where it started. Buyer demand was strong. Homes were going under contract at a solid pace, and the months supply of inventory stayed in the low twos — which is a strong seller’s market by any measure.

Part of what drove that demand was mortgage rates. In late 2023 and early 2024, rates dipped into the low 6s for a brief window. Data from the National Association of Realtors confirmed that existing home sales nationally surged during that same period. Buyers who had been waiting on the sidelines jumped in, and that activity pulled Murfreesboro housing inventory down. If you were a seller in early 2024, you had the advantage. Buyers were competing, offers were coming in strong, and well-priced homes moved quickly.

What Happened to Murfreesboro Housing Inventory in Early 2025?

The story in 2025 was different. Murfreesboro housing inventory started lower than 2024, but instead of dropping further, it climbed. By spring, months supply pushed toward four months in some weeks. Buyer demand was softer. Homes sat longer. Sellers had to adjust expectations.

What changed? Mortgage rates stayed higher for longer. Buyers were more cautious. Affordability was tighter according to Tennessee Realtors statewide data, which showed median days on market increasing across the state. The urgency that drove activity in early 2024 was not there in the same way. Sellers who priced aggressively from the start still did well. Sellers who overpriced and waited found themselves chasing the market with price reductions.

Where Does Murfreesboro Housing Inventory Stand Right Now in 2026?

We started 2026 with more Murfreesboro housing inventory than either of the past two years. As of March, months supply sits at 3.37 — up from the low 2s in early 2024 and slightly above where 2025 was at this point. The Turner Victory Team Market Health Score for Rutherford County reflects a market that is more balanced than it has been in years.

There are factors working in buyers’ favor right now. The Freddie Mac Primary Mortgage Market Survey shows mortgage rates at 6.11% — the lowest in over a year and nearly a full percentage point below where they were at this time in 2025. If rates hold or drop further, buyer activity should strengthen through spring.

On the other hand, if rates spike like they did in early 2023 and late 2024, that window closes quickly and Murfreesboro housing inventory could grow again. The direction of rates over the next 60 days will shape the rest of the year.

What Does Higher Murfreesboro Housing Inventory Mean for Buyers Right Now?

If you are thinking about buying in Murfreesboro, the current conditions are worth paying attention to. You have more homes to choose from than buyers did at this point in the last two years. Rates are lower than they have been in over a year. And the market is not as competitive as it was in 2024.

That does not mean you should rush into something that does not fit. But if you have been waiting for a better moment to buy in Murfreesboro, current conditions are as favorable as they have been in two years. Our home search page lets you explore current inventory across Rutherford County.

What Does Growing Murfreesboro Housing Inventory Mean for Sellers Right Now?

If you are thinking about selling, higher Murfreesboro housing inventory means you have more competition. Buyers have options. Pricing your home correctly from the start matters more now than it did in 2024 when demand was stronger and inventory was tighter.

The good news is that buyer activity has not disappeared. The Turner Victory Team tracks weekly contract activity through Tru Insights, and homes that are priced well and presented well are still going under contract at a steady pace. The difference is that overpriced homes are sitting — and every week a home sits, it loses momentum.

If you are considering selling, our seller resources can help you understand what your home is worth in today’s market. We provide a detailed analysis using Tru Insights data so you know exactly where you stand before making any decisions.

What Will Happen to Murfreesboro Housing Inventory for the Rest of 2026?

The honest answer is that nobody knows with certainty. But the data gives us a framework for what to watch. If mortgage rates stay near 6% or drop further, buyer demand should absorb inventory and we could see months supply tighten through summer — similar to what happened in 2024. If rates climb back above 7%, buyer activity will soften and inventory will likely grow — similar to what happened in 2025.

The other factor to watch is new construction. In Rutherford County, roughly 40% of active listings are new construction. Builders are offering incentives — rate buydowns, closing cost credits, upgrade packages — that are pulling buyers toward new homes. That affects resale inventory differently depending on your price bracket. For a deeper look, see our Rutherford County new construction report.

Comparing Murfreesboro housing inventory year over year is one of the best ways to understand whether the market is shifting toward buyers or sellers. Right now, we are in a more balanced position than we were at the start of 2024, but not as soft as 2025 turned out to be. The next few months will tell us a lot. We publish updated data every week in our Rutherford County market report so you can follow along.

If you have questions about what these numbers mean for your situation — whether you are buying, selling, or just trying to understand the market — reach out. We are happy to walk through the data with you and help you figure out your next move.