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.

As someone who’s spent over 30 years navigating the Williamson County real estate market, I keep a close eye on national trends that shape our local experience. Early in Q3, US existing-home sales dipped 1.7% month-over-month, but still edged up 0.7% compared to last year—a sign that, even as the market shifts, completed transactions are holding steady. Median home prices hit $434,100, continuing an impressive 37-month run of annual gains. That means many homeowners have seen their equity grow, giving you more options whether you’re considering a move or just keeping tabs on your investment.

Inventory remains tight, with 1.54 million homes on the market at the end of Early-Q3—down 1.9% from the previous month and 0.6% from last year. For buyers, that’s a cue to stay actively engaged and work with someone who knows how to spot opportunities when they arise. Despite higher prices, housing affordability has actually improved nationwide, so those prepared to act when value, timing, and selection align can still benefit. Mortgage rates are averaging in the high-6% range for a 30-year fixed loan, but any easing could further assist buyers as summer continues.

With deep roots in Franklin, Brentwood, and across Williamson County, I’ve seen cycles come and go—and I know how to guide you through them. If you’re weighing your next move, let’s make the numbers work for you.

Labor Day in the United States celebrates the contributions of workers everywhere, while also unofficially marking the final big summer weekend before fall takes over.
It’s known for backyard barbecues, road trips, and that classic tradition of buying things you didn’t know you needed because “it’s on sale.”
Beaches, parks, and grills reach peak activity as everyone tries to squeeze every last drop of summer fun out of the long weekend.
Happy Labor Day! Wishing you a fun, easygoing weekend filled with good vibes, great food, and absolutely no thoughts about Monday.