Short answer: If you’re moving to Nashville this fall, your money goes furthest in Rutherford, Maury, Sumner and Davidson counties, where September 2026 median sale prices ran about $423,000 to $450,000, versus $950,000 in Williamson County (RealTracs, preliminary). Buyers have the most room to negotiate in Davidson County (6.46 months of supply), while Wilson and Sumner are tighter and reward a fast, prepared offer. With rates easing to 7.48% on Oct. 9 (Mortgage News Daily) and 2,000 Starbucks jobs on the way, relocating buyers who plan ahead have real leverage right now.
Where does your money go furthest if you’re moving to Nashville?
In September 2026, the ten-county Middle Tennessee median sale price was $444,169, and four of the six core counties I track closed at or near that number: Rutherford ($422,940), Maury ($422,998), Sumner ($446,000) and Davidson ($450,000), according to preliminary RealTracs data published by Grant Hammond on Oct. 5, 2026. Wilson County sat a step higher at $499,900, and Williamson County, home to Franklin and Brentwood, was in a different bracket at $950,000. If you’re relocating from a higher-cost market, that spread is the opportunity: more house, a shorter commute or a top-rated school district, depending on your priorities. That’s the conversation I have with every relocation client before we look at a single listing.
Key Takeaways
- Prices are steady, not falling: the ten-county median was $444,169 in September 2026, up 1.6% from $437,000 a year earlier (RealTracs via Grant Hammond, preliminary; my calculation of the change).
- Choice is up: active inventory averaged 14,249 homes, up 8.4% from 13,141, and months of supply rose to 5.41 from 4.87 (same source).
- Leverage varies by county: Davidson had 6.46 months of supply; Wilson (4.22) and Sumner (4.32) were the tightest of the six counties in this guide.
- Rates eased this week: the Mortgage News Daily 30-year fixed index was 7.48% on Oct. 9, 2026, down from 7.61% on Oct. 5; Freddie Mac’s weekly survey was 7.40% on Oct. 8.
- Jobs keep coming: Starbucks announced a $100 million Southeast corporate office in Nashville on April 21, 2026, with up to 2,000 jobs over the next several years (Starbucks).
Why are so many people still moving to Middle Tennessee?
The short version is jobs, taxes and lifestyle. Tennessee added nearly 64,000 residents from 2024 to 2025, a 0.88% gain that ranked 10th among states, according to a SmartAsset study of Census Bureau estimates reported by WSMV on Sept. 3, 2026. The same report, citing Axios, notes the Nashville metro gained more than 136,000 residents from 2020 to 2024, about 6.4%, with roughly 72,000 moving in from other states. It also cites U-Haul data showing many people moving to Middle Tennessee came from Florida, Georgia, Texas, Alabama and Kentucky.
Starbucks chose Nashville for a Southeast corporate office with a $100 million investment and up to 2,000 jobs, and WSMV reported the office will be at Peabody Union downtown, with hiring already under way. If you’re relocating for a role like that, your search will likely happen on a tight timeline and from out of state, which is where a clear plan matters most.
Taxes are part of the math too. Tennessee has no state income tax on wages, and the Hall tax on investment income was fully repealed for tax years beginning Jan. 1, 2021 (Tennessee Department of Revenue). Confirm how that applies to your situation with your tax advisor, especially if you’ll keep income or property in another state.
What does the Middle Tennessee market look like right now?
Here’s the September 2026 snapshot for the ten-county RealTracs area. These are preliminary numbers pulled Oct. 4 and they will revise slightly; the Greater Nashville REALTORS® September report for its nine-county area was not yet available when I wrote this.
| Measure (10 counties) | Sept. 2025 | Sept. 2026 | Change |
|---|---|---|---|
| Closings | 3,205 | 3,073 | −4.1% |
| Median sale price | $437,000 | $444,169 | +1.6% |
| Active inventory (average) | 13,141 | 14,249 | +8.4% |
| Months of supply | 4.87 | 5.41 | +0.54 |
| New listings | 6,687 | 5,441 | −18.6% |
| Average days on market (closed sales) | 33 | 38 | +5 days |
| Average days, list to contract | 57 | 63 | +6 days |
Source: RealTracs MLS data via Grant Hammond, Middle Tennessee market update, September 2026 (published Oct. 5, 2026; preliminary). Percent changes are my calculations from the reported figures.
How these numbers line up with my earlier posts: my Oct. 1 buyer’s market post used a $515,725 August median from Greater Nashville REALTORS®. That figure covers a different nine-county area and data set, so it isn’t directly comparable to the $444,169 ten-county RealTracs median here; RealTracs’ own August median was $450,000. The 5.59 months of supply I cited for August was the first-published figure; Grant Hammond’s September report shows August revised to 5.51, so September’s 5.41 is a slight tightening, not a jump.
For a relocating buyer, that means more homes to choose from and more time to tour, compare and negotiate. But new listings fell 18.6%, so the best-priced homes in popular areas still move. Being ready to act is how you win.
What does a typical home cost in each county?
| County | Key towns | Median sale price | Closings | Avg. days on market | Months of supply |
|---|---|---|---|---|---|
| Davidson | Nashville, East Nashville, Germantown | $450,000 | 853 | 39 | 6.46 |
| Williamson | Franklin, Brentwood, Nolensville | $950,000 | 397 | 41 | 5.33 |
| Wilson | Mt. Juliet, Lebanon | $499,900 | 307 | 34 | 4.22 |
| Sumner | Hendersonville, Gallatin | $446,000 | 349 | 34 | 4.32 |
| Rutherford | Murfreesboro, Smyrna | $422,940 | 404 | 35 | 4.91 |
| Maury | Spring Hill, Columbia | $422,998 | 184 | 38 | 5.45 |
Source: RealTracs via Grant Hammond, September 2026 (preliminary). County medians are orientation only; prices vary widely by neighborhood, school zone, age and size of home.
A quick note on Williamson: I cited a $934,950 August median in my Oct. 5 seller post. September’s $950,000 is a new month of data, not a correction, and one month’s median can move with the mix of homes that happened to close.
How should you think about each area?
- Davidson County gives you urban Nashville at the regional median, from East Nashville bungalows to new construction townhomes. It also has the most inventory relative to sales, which makes it the best place in this group to negotiate.
- Williamson County is the premium choice for Franklin and Brentwood, with a price to match. Relocating executives and families often land here, and well-prepared buyers can still find room to negotiate at 5.33 months of supply.
- Wilson and Sumner counties offer lake access, newer neighborhoods and prices near or a bit above the median, but with the tightest supply in this group. Expect good homes to go under contract faster.
- Rutherford and Maury counties had the lowest medians of the six, around $423,000, with Spring Hill and Murfreesboro popular for newer homes and access to I-65 and I-24.
Where do buyers have the most negotiating room?
Months of supply is the cleanest way to compare. It estimates how long current inventory would last at the recent sales pace. Roughly four to six months is often described as balanced; above that, buyers tend to have more leverage.
Davidson’s 6.46 months means sellers there are competing for your attention. That’s where a seller credit toward a rate buydown or closing costs is most realistic. I walked through how to structure that ask in How to Use Your Leverage, including the Redfin data showing roughly 3 in 5 Nashville sales in August included a seller concession. In Wilson and Sumner, the edge comes from preparation instead: a full pre-approval, a clean offer and quick responses.
What will your monthly payment look like?
Here’s what principal and interest would look like at each county’s median price with 10% down and a 30-year fixed rate of 7.48% (Mortgage News Daily, Oct. 9, 2026). These are my calculations, rounded to the dollar, and they exclude property taxes, insurance, HOA dues and mortgage insurance.
| County | Median price | Loan (10% down) | Monthly P&I at 7.48% | State transfer tax* |
|---|---|---|---|---|
| Rutherford | $422,940 | $380,646 | $2,656 | $1,565 |
| Maury | $422,998 | $380,698 | $2,657 | $1,565 |
| Sumner | $446,000 | $401,400 | $2,801 | $1,650 |
| Davidson | $450,000 | $405,000 | $2,826 | $1,665 |
| Wilson | $499,900 | $449,910 | $3,140 | $1,850 |
| Williamson | $950,000 | $855,000 | $5,967 | $3,515 |
Author’s calculations. Prices: RealTracs via Grant Hammond, September 2026. Rate: Mortgage News Daily 30-year fixed index, Oct. 9, 2026; your quoted rate will depend on your credit, loan type and points. *Tennessee realty transfer tax of $0.37 per $100 of value (Tenn. Code Ann. § 67-4-409; Tennessee Department of Revenue). A separate mortgage tax of $0.115 per $100 applies to loan amounts over $2,000. Who pays each tax is negotiable in the contract.
Why is the rate I’m quoted different from the weekly headline?
The Mortgage News Daily index is a daily read, so it reflects moves quickly; Freddie Mac’s weekly survey (7.40% on Oct. 8, 2026) lags fast moves. The 10-year Treasury yield was about 5.24% on Oct. 9 (Trading Economics), so the gap between mortgage rates and the 10-year was about 2.2 points by my calculation. The index has eased from 7.61% on Oct. 5 to 7.48% on Oct. 9; my Sept. 29 rates post cited 7.58%. Every 0.1 point matters: on the ten-county median of $444,169 with 10% down, the drop from 7.60% to 7.48% saves about $33 a month by my calculation.
What about property taxes?
Property tax is often the biggest surprise for people moving from other states, and it varies by county and city. In Tennessee, residential property is assessed at 25% of appraised value, and the local rate is applied per $100 of that assessed value, per the Tennessee Comptroller. Inside a city like Franklin or Murfreesboro you’ll pay a city rate on top of the county rate. Look up the current rate for the exact address on the Comptroller’s property tax rate pages, and I’ll include an estimate for every home we consider seriously.
How do you buy a Nashville home from out of state?
Most of my relocation clients start the search while they’re still living somewhere else. Here’s the process that keeps it organized and gets you to the closing table without wasted trips.
- Get fully pre-approved first. Work with a lender licensed in Tennessee, and ask them to price a 2-1 buydown and a permanent buydown alongside a standard loan so you know what a seller credit could do for you. If you’re selling a home elsewhere, ask about bridge financing so you’re not forced into a contingent offer.
- Narrow to two or three target areas. Start with commute, schools and budget. If your job is downtown, Davidson, Sumner and Wilson may give you more house for the drive; if you’re focused on Franklin schools, we’ll talk through Williamson trade-offs.
- Tour virtually, then make one focused trip. I’ll preview homes by live video so your visit is for your top five, not your first twenty.
- Ask about off-market and private exclusive listings. Some of the best homes never hit the open market. Through Compass, I can show serious buyers off-market and private exclusive listings that others never see.
- Write an offer that fits the county. In Davidson, where supply is highest, ask for a seller credit toward a rate buydown or closing costs. In Wilson and Sumner, lead with a clean offer, solid earnest money and fast timelines.
- Close with confidence, even remotely. Many Tennessee title companies can coordinate a remote or mail-away closing. Plan your cash to close early so your funds are in place.
Is now a good time to relocate to Nashville?
For a buyer who’s moving anyway, this fall has a lot going for it. Inventory is up 8.4% from a year ago, homes are taking about six days longer to go under contract, and sellers in the highest-supply areas are open to credits. Rates have eased this week, though no one can promise where they go next. Waiting for a perfect rate means competing with everyone else who waited, and the new listing count is already down. My advice: get your financing lined up, pick your target areas, and be ready to move when the right home appears. In a competitive market like Nashville, a strong strategy before you make an offer is everything.
Ready to plan your move?
I help families, executives and investors relocate to Middle Tennessee every year, and I treat every move as the start of a long relationship, not a transaction. Call or text me at 615-707-0321, email ethan@thelanagangroup.com, or start with my relocation page. You can read what past clients say on Google and Zillow.
Frequently Asked Questions
What is the median home price in Nashville in 2026?
In September 2026, the ten-county Middle Tennessee median sale price was $444,169 and the Davidson County median was $450,000, according to preliminary RealTracs data published by Grant Hammond. Greater Nashville REALTORS® reports a separate nine-county median that was $515,725 in August 2026. The two cover different areas and data sets, so compare like with like.
What is the cheapest county near Nashville to buy a home?
Of the six core counties in this guide, Rutherford ($422,940) and Maury ($422,998) had the lowest September 2026 medians, per RealTracs via Grant Hammond. Sumner ($446,000) and Davidson ($450,000) were close behind. Medians are a starting point; neighborhood, school zone and home age matter more for any one house.
Is Franklin, TN worth the higher price?
Williamson County’s September 2026 median was $950,000, more than double Davidson’s $450,000. Buyers pay that premium for Franklin and Brentwood’s schools, historic downtown and amenities. Whether it’s worth it depends on your priorities and budget, and I’m happy to compare Franklin with nearby options like Spring Hill or Nolensville side by side.
Does Tennessee have a state income tax?
Tennessee does not tax wages, and the Hall income tax on interest and dividends was fully repealed for tax years beginning Jan. 1, 2021, according to the Tennessee Department of Revenue. Property and sales taxes still apply. Talk with your tax advisor about your specific situation, especially if you keep income or property in another state.
How long does it take to buy a house in Nashville?
In September 2026, homes in the ten-county area averaged 63 days from listing to contract and 38 days on market for closed sales, per RealTracs via Grant Hammond. A financed purchase then commonly takes about 30 to 45 days from contract to closing, depending on your lender. Getting pre-approved before you start shopping shortens the process.
Can I buy a house in Nashville without visiting?
Yes. Many relocation buyers tour by live video, then make one focused trip or buy with a thorough inspection and remote closing. I recommend at least one in-person visit to your target neighborhoods if your schedule allows.
Is it a good time to move to Nashville?
For buyers who are moving anyway, fall 2026 offers more choice than last year: active inventory was up 8.4% and months of supply rose to 5.41 in September, per RealTracs via Grant Hammond. Sellers in higher-supply areas like Davidson County are more open to credits. Mortgage rates are higher than a year ago, so planning your financing carefully matters.
Let’s find your place in Middle Tennessee
Whether you’re relocating for a new job, moving closer to family, or adding an investment property, I’ll help you build a plan that fits your budget and timeline. Schedule a relocation consultation or call 615-707-0321.
About Ethan Lanagan
Ethan Lanagan is the founder and CEO of The Lanagan Group at Compass, a REALTOR® serving Middle Tennessee and Southern California who specializes in sales, marketing, and consulting to help clients grow their investment portfolios and find their dream homes.
The Lanagan Group at Compass · 4031 Aspen Grove Dr Suite 400, Franklin, TN 37067 · 615-707-0321 · ethan@thelanagangroup.com · TN #351977 (Compass) · CA #01967393 (Seven Gables)
This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific numbers and requirements with your title company, tax advisor, or lender. Ethan Lanagan is a REALTOR® licensed in TN and CA, regulated by the Tennessee Real Estate Commission (TREC). The Lanagan Group is a real estate team affiliated with Compass RE, a licensed real estate broker. Equal Housing Opportunity.