Middle Tennessee's housing market is bifurcating by price tier as of late spring–summer 2026: premium Williamson County markets are appreciating year-over-year, several value-tier markets in Rutherford, Sumner, and Wilson counties are cooling, and a middle band is holding flat. Franklin leads regional appreciation at +7.7% YoY (3-month period ending April 2026, Redfin/Zillow), while Portland shows the steepest cooling at -11% YoY (May 2026, Movoto/Zillow/Redfin). Gallatin, Hendersonville, and Spring Hill are essentially flat versus a year ago.
Which Middle-TN markets are appreciating year-over-year?
Three markets are up 5% or more year-over-year: Franklin, Brentwood, and Mount Juliet, all in the premium tier.
| Market | YoY Trend | Median Sale Price | As of | Source |
|---|---|---|---|---|
| Franklin | +7.7% (3-month period ending April 2026) | $919,585 (rolling 12-month through May 2026) | May 2026 | Redfin / Zillow / Nashville Home Guru / Nashville Real Estate Now |
| Brentwood | +8.3% to +16.2% (Redfin: about +16% YoY) | $1,444,136–$1,600,000 | May–June 2026 | Redfin / Zillow / Orchard / Nashville Home Guru |
| Mount Juliet | +4.9% to +7.6% (varies by source) | $576,655 (Redfin, May 2026); ~$596,577 (Houzeo, February 2026) | May–June 2026 | Redfin / Zillow / Houzeo / Orchard / NashvilleSMLS |
Clarksville also posted a positive YoY reading, but at a different scale and county tier: +2.8% on median price (+1.3% on average home value), as of March 2026, per Redfin/Zillow/Houzeo, with a median sale price of $308,000.
Which Middle-TN markets are cooling?
Five markets show a year-over-year price decline of 3% or more, concentrated in Rutherford, Sumner, Wilson, and Robertson counties.
| Market | YoY Trend | Median Sale Price | As of | Source |
|---|---|---|---|---|
| Portland | -11% (May 2026 vs May 2025); sales volume up 49% | $354,900 | May–June 2026 | Movoto / Zillow / Redfin / TN Real Estate |
| Goodlettsville | -5.6% | $373,000 | March 2026 | Redfin / Zillow |
| Murfreesboro | -4.8% (3 months ending May 2026) | $405,000 | June 2026 | Redfin / Zillow / Turner Victory / Tennessee Best Homes / FRED |
| Lebanon | -3.5% | $390,000 | May 2026 | Redfin / Zillow |
| Smyrna | About -3% to -4% | $412,253 (median sale, May 2026); ~$481,000 median list (June 2026) | June 2026 | Zillow / Redfin / Orchard / Movoto |
Columbia is a partial cooling signal with mixed source readings: -2.0% year-over-year per Redfin (March 2026), against +1.0% in home values per Zillow (April 2026), median sale price $449,990 (April 2026 sales). Treat this one as source-dependent rather than a clean directional read.
Which Middle-TN markets are holding flat?
Four markets are within about 1% of last year's price, the narrowest band in the region.
| Market | YoY Trend | Median Sale Price | As of | Source |
|---|---|---|---|---|
| Gallatin | 0% (June 2026 vs June 2025); +9.2% reported by Redfin for March 2026 | $452,000 | June 2026 | Zillow / Movoto / Redfin / Flyhomes |
| Hendersonville | Flat (no change year-over-year from June 2025) | $599,000 | June 2026 | Movoto / AreaVibes |
| Spring Hill | Flat (0% change June 2026 vs June 2025) | $539,000 | June 2026 | Zillow / Movoto / Nashville Home Guru / Dyad Real Estate |
| Nolensville | -0.4% (Redfin, May 2026) | $924,318 | May 2026 | Redfin / Zillow |
Nashville metro itself is a mixed signal rather than a clean flat or trend read: +0.5% over the 3-month period ending May 2026 by one source, versus +3.6% annually by an alternative source, median sale price $475,000 (May–June 2026, per Redfin/Zillow/Greater Nashville Realtors). Both figures point to a stable, not sharply moving, market — but they diverge enough that neither is reported here as the single YoY figure.
Snapshot
As of this snapshot, the region splits three ways: Franklin, Brentwood, and Mount Juliet appreciating; Portland, Goodlettsville, Murfreesboro, Lebanon, and Smyrna cooling; and Gallatin, Hendersonville, Spring Hill, and Nolensville holding flat. This is a snapshot only — figures shift monthly — pull current numbers before you list or offer.
Questions about your specific market? Call the Will Johnson Team at 615-265-1000 for a no-pressure consultation.
By Will Johnson — U.S. Army veteran and former ICU nurse / CRNA. Knowledge-broker focused on honest, data-driven Middle Tennessee real estate. eXp Realty.
The Will Johnson Team
Nashville real estate · 12+ years · 60–100 transactions a year