Author: Lorie Layman

When you look at Tennessee's housing market, you’ll see that vacation homes make up just 1.8% of all homes here—about 56,500 out of the state’s 3.14 million residences. That puts us near the bottom nationally for second-home concentration, ranking 11th lowest in 2024. With a median home price-to-income ratio right around 4, affordability remains a central part of the story. Nearly half of Tennessee renters—about 49%—are cost-burdened, reminding us that every home’s purpose truly matters in our communities. Vacation homes are only a small slice of the housing picture, but the way we use our homes shapes the opportunities available for everyone. Let’s get you home.

For those of us who call Franklin and Williamson County home, it’s easy to notice how housing trends seem to ebb and flow. But beneath those cycles, there’s a more persistent story: a long-term shortage of homes has quietly been driving up real estate values across the country. As I walk local neighborhoods with my rescue dogs or chat with families looking for their perfect match, I see firsthand how this imbalance affects our community—making every home search feel a little more urgent, and every closing even more meaningful. If the next building boom arrives, it could reshape the way we all think about home, offering new possibilities for those ready for their next chapter.

I’ve always believed that real estate is about timing, patience, and understanding each client’s unique journey—whether you’re searching for your first home, upsizing for a growing family, or looking for a fresh start. Over the four weeks ending August 23, we’ve seen new listings across the US nudge up by 0.4%, with total homes for sale increasing 0.5%—reaching the highest levels since early spring. While more choices are appearing, pending home sales dipped 1.1% to a six-month low, as many buyers are weighing higher housing costs and mortgage rates holding steady near 7%, the highest in over a year. The median home price now stands 1.9% higher than last year, at over $400,000. For those actively searching, these shifts are creating more room to negotiate, with homes on the market for several weeks often offering the best opportunities. Sellers who price realistically are finding success, while buyers who know what they want are finding a bit more flexibility. My approach—as always—is to guide you patiently and thoughtfully, making sure you feel comfortable and confident, no matter which side of the table you’re on.

After years of seller-driven markets, we’re starting to see a meaningful shift in leverage for buyers across Williamson County and beyond. As competition eases, more homes are coming to market, giving buyers the rare opportunity to compare options and negotiate—rather than feeling rushed into decisions. Builders are responding to this new landscape by offering incentives, mortgage-rate buydowns, and price adjustments to encourage those who have been hesitant. Elevated mortgage rates are still a hurdle, yet these expanded opportunities mean buyers have more flexibility than we’ve seen in quite some time. Having negotiated in every kind of market since 1991, I know how pivotal the right strategy and local insight can be when the balance of power starts to tip. As always, my focus is on helping buyers and sellers in Franklin, Brentwood, and throughout Williamson County make the most of every shift in our market.