Inventory Nearly Doubled Since 2023. So Why Are Prices Still Climbing? | Williamson County June 2026

Every week, the Turner Victory Team tracks the Williamson County real estate market using Tru Insights, our proprietary data engine built on live Realtracs MLS data. This week raised a question that every buyer and seller in Franklin, Nolensville, Brentwood, Spring Hill, and Thompson's Station needs to understand: active inventory has nearly doubled since 2023, yet the average price per square foot in Williamson County just reached a five year high. How is that possible? The Turner Victory Team Tru Insights Market Health Score for Williamson County is 50 this week, placing the market in balanced territory. Active listings stand at 1,735, months supply is at 4.34, and the 30 year fixed rate is 6.49%. Here are the three things the Turner Victory Team wants every buyer and seller in Williamson County to know right now. First, price per square foot in Williamson County is at a five year high. According to Tru Insights data tracked by the Turner Victory Team and confirmed independently by Realtracs MLS data, the average sale price per square foot climbed from $248 in May 2021 to $372 in May 2026. That is roughly 50% appreciation over five years. Prices leveled off in 2023 and early 2024 before resuming their climb. Even as inventory builds, the underlying value of Williamson County real estate continues to rise. A future Turner Victory Team video will break down exactly why this is happening despite rising supply. Second, Williamson County buyers have been more active than at any point in the past three years. Weekly pending contracts have run at or above 2023, 2024, and 2025 levels for 12 straight weeks according to Tru Insights. This week 108 homes went under contract, up from 94 at the same point last year. New listings are running well below prior years at 135 this week versus 213 the same week last year. The inventory build in Williamson County is a supply and absorption story, not a buyer withdrawal story. Demand is real and consistent. Third, Williamson County is not one market. It is many markets layered on top of each other. The $500,000 to $699,000 range has some of the lowest inventory and fastest moving homes in the county. The $700,000 to $799,000 range has slowed noticeably. Above $2 million the market firmly favors buyers. The $1 million to $1.49 million bracket has the most active listings of any price range in the county. Where you are priced determines your strategy, your timeline, and your outcome. One additional data point worth knowing: 455 Williamson County homes are currently active at 90 days or more without a contract. That represents 26% of all active inventory. According to Tru Insights, 66% of homes that reach 90 days in Williamson County expire or are cancelled without ever closing. If your home is approaching that mark, strategy needs to change now. If you are thinking about buying or selling a home in Franklin, Nolensville, Brentwood, Spring Hill, Thompson's Station, Fairview, or anywhere in Williamson County, the Turner Victory Team is here to help you make a decision based on real data, not guesses. Reach out at 615-586-0900 or visit turnervictory.com. John Turner is the creator of Tru Insights and Tru Probability, the proprietary analytics tools the Turner Victory Team uses to track market conditions and pricing accuracy across Middle Tennessee. The Turner Victory Team is ranked No. 13 in Tennessee by transaction sides and No. 15 by sales volume among large teams by RealTrends Verified 2026. Turner Victory Team | Onward Real Estate Phone: 615-586-0900 Website: https://turnervictory.com Market Data: https://turnervictory.com/market-data... YouTube:    / @turnervictoryteam   Facebook:   / turnervictoryteam   Instagram:   / turner_victory_team   LinkedIn:   / johnturnerrealtor   CHAPTERS 0:00 Three things every buyer and seller needs to know 0:30 Price per square foot at a five year high 1:30 12 straight weeks of stronger than normal buyer activity 2:30 Williamson County is not one market it is many 3:30 Market Health Score 50 and weekly snapshot numbers 4:30 Weekly activity by price range and which brackets favor buyers 5:45 Active inventory chart nearly doubled since 2023 6:45 New listings running well below prior years all year 7:45 Weekly pendings 12 week streak and what comes next 9:00 The 90 day mark and what it costs sellers in Williamson County 10:00 Price per square foot chart confirmed by Realtracs data 11:00 Active inventory by price range the $1M bracket story 11:45 Showing activity by price range and what it signals 12:30 New construction at 25.4% and 89 to be built homes explained 13:30 Closing and fourth of July message