Nashville Area Market Report | February 2026
More Buyers Are Moving — But Sellers Still Hold the Pen
If you’ve been watching the Nashville-area housing market, February 2026 sent some clear signals — and if you’re thinking about buying or selling a home in Nashville, Franklin, Brentwood, Spring Hill, or anywhere across Middle Tennessee, this data is worth your time.
Prices are up. Inventory is growing. And homes are taking a little longer to sell than they did a year ago — which means buyers have slightly more room to negotiate, and sellers need to price and present their homes strategically. Here’s the full picture.
The National Backdrop: Affordability Is Improving
Before we dive into local numbers, it’s worth noting what’s happening nationwide. According to the National Association of REALTORS® (NAR), existing-home sales rose 1.7% month-over-month in February 2026 — ahead of market expectations — driven largely by gains in the South, Midwest, and West.
NAR’s Housing Affordability Index climbed to 117.6 in February, its highest level since March 2022, as mortgage rates eased to around 6.05% (down from 6.84% a year ago). NAR Chief Economist Dr. Lawrence Yun noted that “housing affordability is improving, and consumers are responding” — though he added that sales remain well below pre-pandemic levels. Nationally, the median existing-home price held at $398,000, with 3.8 months of inventory on hand.
The South was the only region to post a year-over-year sales gain. That’s directly relevant to us here in Middle Tennessee — we’re outperforming national trends, and the data shows it.
The Nashville & Franklin, TN Market: February 2026 by the Numbers
Across the 11-county Middle Tennessee area — including Davidson, Williamson, Rutherford, Wilson, Sumner, Montgomery, Robertson, Maury, Coffee, Dekalb, and Bedford counties — February 2026 painted a picture of a market in motion.
Home Prices: Steady and Upward
The average sale price across the region reached $622,827 in February — up 2% from $613,456 a year ago, continuing a multi-year appreciation trend. The median sale price came in at $454,920, essentially flat year-over-year, which suggests the broader mid-range market has stabilized while the upper end continues to pull averages upward.
For context, average prices here are tracking well above the national median of $398,000 — a reflection of strong demand for Nashville-area homes and the premium buyers continue to place on living in one of the most dynamic metro areas in the country.
Inventory: Growing, but Still Favoring Sellers
Total inventory across Middle Tennessee reached 12,894 homes in February — up 4% from this time last year. Active listings alone rose 9%, reaching 8,800 homes. Months of supply came in at 5.21, up from 4.76 a year ago.
To put that in perspective: a balanced market is generally considered around 5–6 months of supply. We’re right at that threshold, which means this is no longer the extreme seller’s market of 2021–2022 — but it’s not a buyer’s market either. Well-priced homes in sought-after areas, from 12 South and Green Hills in Nashville to Westhaven and Ladd Park in Franklin, are still moving.
Days on Market: More Time, More Strategy
The average number of days from list to closing stretched to 113 days in February — up 12% from 101 days a year ago. The list-to-contract window alone grew to 63 days (up 17% from 54), signaling that buyers are taking more time to evaluate their options.
This shift reinforces something we tell every seller: first impressions matter more than ever. Homes that are professionally staged, competitively priced, and well-marketed from day one are still receiving strong offers. Homes that sit tend to sit longer.
Buyer Activity: Demand Is Real
Despite the slower pace, buyer demand is genuine. New contracts written in February totaled 2,733 — up 4% from a year ago. That’s buyers actively stepping off the sidelines, encouraged by modestly lower mortgage rates and improving affordability conditions.
New listings, on the other hand, dropped 17% year-over-year to 4,348 — which means demand is absorbing available inventory at a healthy rate. If you’ve been waiting for the right time to list, the competition from other sellers is actually lower than it was a year ago.
County Spotlights: Where the Action Is
Williamson County (Franklin, Brentwood, Spring Hill, Thompson's Station)
Williamson County remains the region’s luxury anchor. The average sale price hit $1,247,488 in February — the highest in our market area — against an average active list price of $1,897,307. With 5.09 months of supply and a 63-day average list-to-contract period, well-positioned luxury homes are still finding buyers. If you’re exploring homes for sale in Franklin, TN or Brentwood, TN, inventory is among the highest it’s been in years — and that’s a real opportunity for buyers.
Davidson County (Nashville, Belle Meade, Green Hills)
Nashville proper saw 965 new listings and 632 new contracts in February — strong engagement for a winter month. The average sale price came in at $734,591, with 5.38 months of supply. Nashville homes for sale are drawing consistent interest from both local and relocating buyers, particularly in the $500K–$900K range.
Rutherford County (Murfreesboro, Smyrna, La Vergne)
For buyers priced out of Williamson or Davidson, Rutherford County continues to deliver value. With an average sale price of $510,329 and just 4.11 months of supply — the tightest in the region — Murfreesboro and surrounding areas remain one of the most competitive submarkets for move-in-ready homes.
Sumner County (Hendersonville, Gallatin, Portland)
Sumner County is quietly one of the region’s best-kept secrets for buyers. With an average sale price of $575,028 and 5.26 months of supply, it offers relative value compared to Williamson while maintaining strong quality-of-life factors. Hendersonville and Gallatin continue to attract families seeking more space without the Williamson County price tag.
Dekalb County: A Market Worth Watching
Dekalb County posted the longest average days on market in the region at 106 days list-to-closed, and 9.12 months of supply — the highest of any county tracked. With an average sale price of $405,950, buyers who have flexibility on location will find negotiating room here that simply doesn’t exist in the core Nashville-area counties.
What Does This Mean for You?
If You’re Selling a Home in Nashville or Franklin:
Pricing right the first time is critical. With days on market increasing and buyers taking longer to decide, overpriced homes are getting passed over. The good news: new listings are down 17%, so the competition on your street may be lower than you think. Pair strategic pricing with strong marketing and professional staging, and you still have a great opportunity to sell well.
If You’re Buying a Home in Nashville or Franklin:
This is arguably one of the more balanced markets Middle Tennessee has seen in several years. You have more options, slightly more negotiating room, and the lowest mortgage rates in over a year. Rutherford County offers exceptional value if you have location flexibility. And in Williamson County, the luxury market is more accessible than it was 18 months ago.
Ready to Make a Move in Middle Tennessee?
Whether you’re buying your first home, upsizing to Williamson County, or finally listing that property you’ve been sitting on — the LCT Team at Onward Real Estate is here to guide you with local expertise, honest counsel, and results-driven strategy.
Contact the LCT Team today and let’s talk about your goals.
Data sourced from Realtracs MLS. Report covers single-family residential properties in Montgomery, Robertson, Davidson, Wilson, Coffee, Williamson, Maury, Dekalb, Rutherford, Sumner, and Bedford counties, TN. February 2026. Report date: 03/12/26. National data sourced from the National Association of REALTORS® Existing-Home Sales Report, March 10, 2026.
