Franklin vs Brentwood: Which Market Favors Sellers?
February 19, 2026
February 19, 2026
Thinking about listing in Williamson County and wondering whether Franklin or Brentwood will give you the edge? You are not alone. Both markets have shifted closer to balance, which changes how you price, prepare, and negotiate. In this guide, you will see the latest January 2026 MLS numbers, what they mean for your price tier, and how to plan a winning sale. Let’s dive in.
Both Franklin and Brentwood have moved toward a more balanced market compared with the ultra-tight years of 2020 to 2022. Franklin sits slightly closer to seller-favorable conditions, especially in the mid-market. Brentwood carries higher headline prices because of a larger luxury segment, but outside the $2M-plus tier buyers have more room to negotiate. Your price tier matters more than the city name.
According to RealTracs MLS closed sales for January 2026, Franklin’s single-family median sale price was about $1,137,450 and the average sale price was about $1,329,605 with prices up year over year. Brentwood posted a single-family median near $1,387,500 and an all-residential median around $1,250,000. Brentwood’s luxury share was notable, with about 27% of closings at $2M-plus, which pushed averages higher. Alternate aggregators show different medians due to methodology, but the MLS closed-sale snapshot is the clearest read for what actually sold in the month.
Months of supply is a key signal of negotiating power. In January 2026, Brentwood’s single-family inventory was about 6.34 months while Franklin’s was about 5.37 months. Roughly 4 to 6 months is considered balanced, so Brentwood sits at or just past neutral, and Franklin is inside the balanced band but a bit more favorable for sellers. Put simply, buyers have slightly more leverage in Brentwood right now than in Franklin’s mid-market.
Closed-sale data shows Brentwood’s average days on market for single-family homes near 67 days in January 2026. Franklin’s closed single-family sales averaged about 42 days on market, with a list-to-contract timeline around 82 days. Different platforms can report different DOM based on how they measure, but the monthly MLS closed-sales view offers a practical baseline.
Sale-to-list ratios tell you how close homes sell to asking. In January 2026, Franklin averaged about 97.4% of list price while Brentwood averaged about 96.2%. About 79% of Brentwood closings sold below asking in that month’s sample. Plan for some negotiation room and avoid overpricing, which can lead to longer market time and price reductions.
Expect more competition and longer marketing times than the luxury tier. Price with precision to the most recent comps and highlight any move-in-ready features. Prepare for negotiations on price and terms.
This segment continues to show depth. Lean into premium presentation, including professional photography, high-impact copy, targeted digital and agent-to-agent outreach, and private showings. The right marketing plan can capture qualified demand even as the broader market balances.
This is Franklin’s sweet spot for steady demand. Focus on strategic pricing, thoughtful staging, and strong first-week exposure. Build an adequate runway since list-to-contract timelines have lengthened.
National patterns suggest that early to mid spring can deliver a slightly faster sale and stronger pricing than winter listings. Local factors also matter, including new-construction deliveries, event calendars, and your own move timeline. If you are aiming for a spring launch, start prep now so photography, staging, and pre-list punch-list items are complete before buyers peak.
A higher headline price does not always mean a higher net. Longer days on market increase carrying costs such as mortgage, taxes, insurance, utilities, and upkeep. Factor in typical closing costs and agent commissions when modeling your bottom line. Industry summaries place total commission in the about 5 to 6% range, with Tennessee averages near the top of that band and buyer-agent fee structures evolving. For context, see Bankrate’s overview of typical commission ranges. Build your estimates with explicit assumptions for timing, concessions, and fees.
You deserve a plan that fits your home, your price tier, and your timeline. With concierge listing prep, premium photography and video, targeted digital distribution, and clear weekly reporting, you can list with confidence. If you are managing a relocation or an estate sale, you will get patient guidance, vetted vendor referrals, and a process designed to protect your time and net proceeds.
Ready to see where your home fits in today’s Franklin and Brentwood market? Connect with Jessica Cassalia for a custom pricing and launch plan, or request a Free Home Valuation to get started.
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She is the Greater Nashville Market! She specializes in the luxury market, and relocation, and provides a concierge level of service to buyers and sellers! Helping people Navigate Nashville is what she does and serving as a true resource to advise them is why she does it!