Wondering if Williamson County is cooling or still competitive? You are not alone. Many buyers and sellers feel the shift from the 2021 frenzy, yet they still see quick sales in certain neighborhoods and price points. This guide gives you a clear, practical read on what is happening now in 37064 and nearby areas, what to watch in the coming weeks, and how to position yourself to win without wasting time or money. Let’s dive in.
Snapshot: Where the market stands
Williamson County has eased from an extreme seller’s market into a more balanced pace. Inventory is higher than the 2021–2022 lows, and median days on market are longer than the peak years. Multiple offers are less common than they were, but they still happen on well-priced homes in the strongest neighborhoods and price bands.
Prices have generally held due to structural strengths. Local incomes are high, access to major job centers is strong via I-65 and I-840, and established communities have limited developable land. New construction in Nolensville, Thompson’s Station, and southern Franklin is expanding choice, especially for move-up buyers, but it also creates competition for similar resale homes.
The key takeaway: countywide averages hide important differences. You need to look at the specific neighborhood, price tier, and home type to understand your position.
What this means in 37064 (Franklin)
Franklin offers a wide mix of housing types, from historic homes near downtown to newer subdivisions south of town. Demand is steady across many price ranges, but the dynamics vary by area and age of home.
- Historic and central Franklin often see consistent interest. Pricing and presentation matter, and unique homes can follow their own timelines.
- Southern Franklin and nearby master-planned areas offer more new construction. That can give buyers added flexibility on timing and upgrades.
- The Cool Springs area benefits from nearby employment and retail, which supports demand for convenient, commuter-friendly homes.
If you are selling in 37064, lean on neighborhood-specific comparables rather than countywide headlines. If you are buying, you will likely find more options in newer subdivisions but should compare HOA details, builder warranties, and long-term resale potential.
How Brentwood differs
Brentwood tends to carry a higher price point and has fewer available homes at any given time. When a listing is priced and presented well, it can still move quickly.
- For sellers: strong marketing, staging, and top-tier photography can lift your result. Luxury and estate properties often need longer lead times and targeted outreach to a broader buyer pool.
- For buyers: get fully preapproved and be ready to move decisively on well-priced listings. Limited supply in certain neighborhoods means preparation is your advantage.
Growth corridors: Nolensville and Thompson’s Station
Nolensville and Thompson’s Station have added significant new construction in recent years. That growth brings more predictable pricing, a wider range of floor plans, and at times slightly longer days on market for similar spec homes.
- For buyers: builder incentives and timing can improve your total cost. Compare base price, lot choice, included features, and warranty terms across communities.
- For sellers: resale homes compete with nearby new builds. Highlight completed upgrades, landscaping, and location within the community to stand out.
The metrics that matter
Tracking a few simple metrics will help you cut through noise and act with confidence.
Median sale price
This is a quick snapshot of price direction. Compare it to the same month last year and to a 3–12 month trend to filter out seasonal swings. A stable or modestly rising 12-month median often reflects steady demand even if the pace feels slower.
Months of inventory
Divide active listings by monthly sales. As a rule of thumb, under 3 months suggests a seller’s market, 3 to 6 months is more balanced, and over 6 months leans buyer-friendly. In Williamson County, the most desirable micro-markets often run tighter than the county average.
Days on market and list-to-sale price ratio
Rising median days on market signals slower velocity. When the list-to-sale price ratio dips below 100 percent, buyers are negotiating more or sellers are adjusting prices. Expect longer timelines in higher price tiers and for custom or estate properties.
Pending-to-active ratio
This is a fast heat check. A ratio higher than roughly 1.5 often signals strong demand. Below about 0.7 suggests buyers have more leverage. Read this by neighborhood and price range, not just countywide.
New construction share
In growth areas like Nolensville and Thompson’s Station, a higher share of new builds can create localized pressure on similar resale homes. Resale sellers can counter by emphasizing lot position, mature landscaping, and completed upgrades.
Price-tier breakdowns
Low to mid price tiers can be tighter simply due to fewer listings. Upper tiers often take longer to absorb. Look at your exact band when judging competition and timing.
Buyer playbook: 60–90 day plan
If you plan to buy soon, position yourself to act quickly without rushing decisions.
- Get fully preapproved. Ask your lender about rate lock options, appraisal processes, and how they handle appraisal gaps.
- Define must-haves vs. nice-to-haves. Prioritize location, commute, lot size, home age, and whether you prefer new construction or resale.
- Watch new listings daily. Track price changes and days on market in your short list of neighborhoods.
- Use leverage wisely. In balanced areas, negotiate for inspections, repairs, or closing costs. In tight submarkets, focus on clean terms and strong financing.
- Compare new-build packages. Look at delivery timelines, incentives, and warranty coverage alongside total monthly cost.
Seller playbook: 60–90 day plan
To maximize results in a moderating market, focus on precision and presentation.
- Price to the neighborhood. Use the latest comparable sales and active competition. Overpricing tends to extend days on market and invite larger reductions.
- Prepare the home. Handle repairs, refresh curb appeal, and invest in professional photos. Staging can help buyers visualize scale and flow.
- Time the launch. Spring often brings more buyers, but your best window depends on neighborhood inventory and current months of supply.
- Be flexible on terms. Consider timelines, minor concessions, or addressing repair requests that keep the deal together. Right-sizing flexibility to current pressure in your micro-market is key.
- Market beyond the block. For higher-end properties, attract a regional or national audience with premium visuals and targeted outreach.
Rates and your buying power
Mortgage rates change frequently and can move your monthly payment more than small price shifts. Ask your lender about current rates, points, and lock choices, and review how different scenarios affect your payment and cash to close. Your decision to move forward should weigh personal readiness, local inventory in your target area, and your ability to secure a rate you are comfortable with.
Your decision framework
The headline question is common: is Williamson County cooling or still a seller’s market? The honest answer is, it depends on your neighborhood and price tier. Look at months of inventory, the pending-to-active ratio, and the last 6–12 sales in the exact subdivision or nearby area. That micro-view will tell you how aggressive to be with price, terms, and timelines.
If you want a clear, neighborhood-level plan for 37064 or anywhere in Williamson County, connect with a local advisor who studies these signals daily and can tailor a strategy to your goals.
Ready to move with confidence? Reach out to Janelle Waggener for a focused plan that fits your timeline, budget, and neighborhood priorities.
FAQs
Is Williamson County a buyer’s or seller’s market right now?
- It varies by neighborhood and price tier; check months of inventory and the pending-to-active ratio for your specific area to gauge who has the edge.
What should a 37064 (Franklin) seller focus on first?
- Nail neighborhood-specific pricing, complete key repairs, and launch with strong visuals; overpricing often leads to longer days on market and bigger reductions later.
How do new construction communities affect resale homes nearby?
- Abundant new builds can pressure similarly priced resales; resales compete by emphasizing lot position, mature landscaping, upgrades, and quicker move-in timelines.
Will waiting lead to lower prices in Brentwood or Franklin?
- Do not count on broad price drops in tight submarkets; base your timing on personal readiness, current inventory in your target area, and your rate options.
How much can I negotiate on a Williamson County home today?
- It depends on local demand; review the last 6–12 closed sales for list-to-sale ratios and concessions in the exact subdivision to set expectations.
What metrics should I watch each week as a buyer or seller?
- Track new listings, price reductions, pending-to-active ratio, days on market, and comparable sales in your target neighborhood and price band.