Williamson County Million Dollar Homes Are the Busiest Market in the County

The million dollar price point is alive and well in Williamson County. I am John Turner, team leader of the Turner Victory Team at Onward Real Estate, and this is your weekly Williamson County real estate report. There are three things you need to know about the Williamson County market this week.

The first is that the million to million and a half dollar price point is alive and well. As a matter of fact, 23% of all sales in Williamson County are in that price point. There is less than three months of supply in the one to one and a half million dollar range, but there are 294 active listings in there. So there is still competition, but that price point is moving quickly.

The second thing you need to know is this. If you are trying to sell your home, either you are a seller or you are not. Okay John, that does not make a lot of sense. Yes, my home is going to sell or it is not. You are correct. But let me tell you something. One out of every five homes on the market right now was on the market previously and they pulled it off because it was not priced correctly, it was not presented correctly, whatever it was, they had to recalibrate. So 20% of the market is homes that have already been on the market and did not see success.

Conversely, out of the homes that sell, not all the homes on the market but the homes that actually go under contract, over 41% of those went under contract in the first seven days. So there are buyers out there. They are looking. If you price it correctly and present it correctly, boom, they are jumping on it and putting your house under contract. But those buyers are smart and savvy, and they know if a house is not presented right or if it is overpriced. They are passing over that house if it does not meet the criteria. It is a very interesting dynamic in the Williamson County real estate market right now.

The third thing you need to know is that even though it is very warm outside, your summer window is closing. Last year, when we look week by week, there were 17 weeks in 2025 up to this point where we had over 100 homes in Williamson County go under contract. This year we have had 22 weeks, because sales have been up. That is five more weeks of a hundred plus contracts. But the interesting thing is when I look at last year from this point forward, there were only four weeks remaining that went above 100 units per week going under contract. So if we extrapolate, I would say there are only going to be somewhere between four and six weeks remaining of a hundred plus homes going under contract in a week.

When we look at the chart you can definitely see how it starts dropping off from this point forward. So if you are a seller in Williamson County, you need to be aware of this and aware of the market conditions. If you are a buyer, this means there may be some opportunities out there for you, because traditionally we do see a drop off at this time of year.

Right now the Turner Victory Team Market Health Score is 51, which is virtually a balanced market. It is not favoring sellers and it is not favoring buyers. We just showed you that the motivated seller and the motivated buyer are coming together to make deals happen. But there are unmotivated sellers and unmotivated buyers out there that are just not meeting up. So the market is balanced.

There are 1,770 homes on the market right now. That is high compared to where we have been. We have 4.15 months of supply and the 30-year mortgage rate right now is at 6.58%. That is up from 5.98% back in February.

Of the 1,770 homes on the market, 27% are new construction. We sold 2,558 homes in the past six months. Overall months of supply is 4.15. But if you notice, most everything below one and a half million is in the green. It is interesting that in the 700 thousands we do have a little bit more inventory and things are not moving quite as quickly. So if you are looking in the 700 thousands as a seller, be aware that you may need to be a little bit more aggressive. And if you are a buyer in that range, there may be some opportunities for you there.

On inventory, our levels are higher than anywhere we have been in the past four years. Right now 1,770. This time last year we had 1,599, so we are up 170 units over 2025. Compare that to 2024 when there were 1,174 units, and we are up 525 units over this time two years ago. That is a huge jump in inventory. Our months of supply has kind of leveled out and you can actually see it dropping down just slightly. The past couple of years it dropped at this point too, so we will see if that trend continues.

We talked last week or the week before about how big a gap we saw earlier in the year, but because pending home sales closed and closed homes picked up, it closed that months of supply gap. New listings are very interesting. We have been teeter tottering back and forth and we have been down slightly, but over the past four weeks there has been a big drop over last year. A big drop in new listings, so not nearly as many homes coming on the market.

With that said, our pendings have remained fairly constant over the past five or six weeks. We did spike up seven, eight, nine weeks ago, but over the past few weeks we have been remaining fairly steady, and for the most part we have been exceeding what we did last year. There are a couple weeks where that is not the case. This is the chart I was talking about. That line right there is 100 units. The green is last year, so one, two, three, four times last year after this week we hit 100 units going under contract. So assuming we follow the same path, sellers, your summer season has pretty much come to an end. If you need to sell, if you are motivated to sell, you really need to get motivated with that presentation and that price and get your home sold.

This is the speed of the market. Either you are selling or you are not. 41.2% of everything across the board has sold in the first seven days if it has gone under contract at all. In the 500 to 600 thousand market, look at that, over 50% of the homes have gone under contract in the first seven days if they sell. If not, you are sitting here waiting up to 90 days plus. And quite frankly, looking at this, if you are on the market 90 days you only have an 11 or 12% chance of selling at all. So very interesting information there.

The other thing we really want to look at is our showings, because it is really a leading indicator of where we are going. There is a slight lag between showings and homes going under contract. You can see all across the board nothing is getting more than two showings a week on average. Most of what we have is somewhere between 1 and 1.7 showings per week. So just know that if you are getting a couple of showings a week you are actually doing pretty good. If you are getting more than that you are killing it. If you are getting less than that you are probably getting a little stale on the market. But look at this big drop off in our showings, especially over the past four weeks. Things have really dropped down. That is another leading indicator that is telling me I do think our pendings are going to slow down, because if people are not looking at houses they are probably not buying houses.

That is something we are paying very close attention to here at the Turner Victory Team. Really interesting dynamics going on in Williamson County right now, and we do enjoy following this information every week. I am John Turner, team leader of the Turner Victory Team at Onward Real Estate. We love bringing you this information and we hope it helps you. If you need any help with your real estate needs, please reach out to us. We love using this information to help guide our clients, whether you are a buyer or a seller in Williamson County. Thank you for tuning in every week, and until next week, make it a great week.