Selling your home in Franklin, Brentwood, or Nashville

The market right now

• Buyers have more to choose from. Williamson County had 1,677 active listings in September 2026, up from 1,461 a year earlier.
• Price is doing the talking. In August 2026, 544 of the county's 1,700 active listings, about one in three, had cut their asking price.
• Homes are taking a little longer. The median home spent about 59 days on the market in August 2026.
• The middle of the market. The median listing price in Williamson County was $1,155,000 in September 2026.

Source: Realtor.com Residential Data via FRED, Williamson County, TN: active listing count, price reduced count, median days on market, and median listing price, read October 12, 2026.

Pricing

A home gets the most attention in its first weeks on the market. Buyers who have been watching see it right away, and that is when the strongest offers tend to come. Miss on price and the home sits, the attention fades, and the first price cut tells buyers they have room to push.

So I price from the homes buyers will compare yours to: what sold nearby, what is for sale now, and what sat without selling and why. With about a third of the county's listings cutting price this summer, getting the first number right does more for you than any ad I could run. After launch, we go over showings and feedback together, and I tell you plainly what I am seeing.

Preparation

Most homes need less than owners fear and a little more than they hope. I walk through with you and separate what buyers will notice from what they will not. Then I bring in the people to do it: contractors, painters, stagers, designers, and inspectors I trust, scheduled and coordinated by me so you are not managing a project on top of a move.

For some homes, an inspection before listing is worth it, because it lets you fix or disclose on your terms instead of renegotiating in the middle of a contract. I will tell you whether yours is one of them.

Presentation and marketing

Professional photography, a listing written to be read, and marketing that reaches buyers here and in other states. Many of the buyers looking in Franklin, Brentwood, and Nashville are moving from somewhere else, and much of my work is spent with exactly those buyers: answering their questions about schools, taxes, and neighborhoods long before they tour. That shapes how I present a home, because I know what someone from California or New York will ask first.

Negotiation

An offer is more than a price. It is terms, timing, contingencies, the appraisal, and the repair list that follows the inspection. I spent my career in executive roles at the negotiating table, working through contracts and partnerships, and I bring that discipline to yours. You will know what each term means for you, what I recommend, and why.

What selling costs in Tennessee

• Transfer tax. Tennessee's transfer tax is 37 cents per $100 of value, and by law the buyer pays it.
• Commissions. They are not set by law and are always negotiable. Since August 2024, buyers sign a written agreement with their own agent, and whether you contribute toward the buyer's agent is your decision and part of the negotiation.
• Property taxes. Tennessee tax bills come out in the fall and are due by the end of February, so at closing you usually credit the buyer for your share of the current year.
• Everything else. Your mortgage payoff, title and closing fees, and any repairs or credits you agree to after the inspection.

Sources: University of Tennessee County Technical Assistance Service, transfer tax; National Association of REALTORS® practice changes effective August 17, 2024.

Selling and buying at the same time

Most sellers are also buyers, and the hard part is the order. Clients have access to a private lending partner on my team for bridge and buy before you sell financing, so you can move once instead of twice. I coordinate both timelines so the sale and the purchase fit together.

Questions I hear most