Buying in October 2025: What You Need to Know
If you’ve been sitting on the sidelines waiting for the “right time” to buy, October might surprise you. A lot has changed over the past year. The numbers tell one story, but what I’m seeing in the trenches here in Franklin, Brentwood, Nolensville, Spring Hill, and across Middle Tennessee tells another. The truth is, both matter.
Let’s dig into what you need to know if you’re thinking about buying a home this fall.
Prices Are Up (But Not Everywhere)
First, the elephant in the room—prices.
Arrington saw a 28% jump year-over-year. Thompsons Station is up an eye-popping 38%. College Grove rose 15%. Columbia, which has been a more affordable option, climbed 22%. Even Fairview bumped up 11%. Buyers who were waiting for a “big crash” missed the memo—most areas are holding strong, with values moving higher.
But here’s the nuance: not every market is the same. Nolensville actually dropped 16%, and Franklin’s average stayed steady at $1.19M. Nashville climbed 9%, Murfreesboro 7%, Spring Hill 10%, and Brentwood only 6%.
What does that mean for you as a buyer? It means don’t just watch the headlines—dig into the neighborhood level. Some areas are white-hot, while others are giving you a little breathing room.
More Homes to Choose From
This time last year, buyers were fighting tooth and nail just to win a contract. Today, you have more homes to choose from. Inventory is up in almost every city, and months of supply have risen too. That means homes are sitting longer. Columbia’s days on market jumped to 41, Nolensville to 37, Spring Hill to 33, and Nashville to 34. Fairview more than doubled to 31 days.
Translation: you can actually go see a home twice if you want. You can bring your spouse, your parents, or your contractor without feeling like someone else is going to steal it from you overnight. That’s a huge shift.
But—don’t confuse “more inventory” with “no competition.” The best-priced, move-in ready homes still go fast. You might have a little more time, but you can’t sleep on the good ones.
Negotiation Power is Back (Sort Of)
If you bought a home in 2021 or 2022, you probably had to waive inspections, skip appraisals, and basically hand over your firstborn just to get the keys. In 2025, things feel a lot more balanced.
Buyers are getting inspection periods back. Sellers are more open to concessions—whether that’s help with closing costs, a credit for repairs, or sometimes even a price reduction if the home has been sitting.
That said, don’t get greedy. Remember, sellers are looking at the same market data you are. If their neighbor just sold for $850K, they’re not going to take $700K just because you offered it. But you do have room to ask for reasonable terms without feeling like you’re going to lose out on every deal.
Interest Rates: The Elephant Everyone Talks About
Rates are still higher than what we all got spoiled with a few years ago. That’s just reality. A lot of buyers froze up waiting for a big drop, but here’s the truth: life doesn’t wait for perfect rates.
You need a bigger house because the kids are sharing a room? You need to be in a different school district? You’re tired of renting and paying someone else’s mortgage? Those are real reasons to buy now.
The good news is lenders have gotten creative with buydowns, adjustable-rate programs, and seller credits. And as I tell my clients all the time: you marry the house, you date the rate. If rates dip next year, you refinance. If they don’t, at least you’re building equity instead of waiting on the sidelines while prices creep higher.
Community Still Matters
Here’s something I’ve noticed after two decades in real estate: people don’t just buy a house—they buy a community.
Families moving into Franklin love the small-town charm with top-rated schools. Buyers in Brentwood want convenience to Nashville paired with luxury neighborhoods. College Grove attracts those wanting acreage and privacy. Spring Hill remains a favorite for young families who want new construction and affordability.
So my advice? Spend a Saturday driving around. Go grab coffee at a local shop, hit a park, or stop at a grocery store. You’ll learn more in one afternoon of people-watching than you will scrolling listings online.
Timing the Market vs. Living Your Life
A lot of buyers ask me, “Dean, should I wait?” My answer is always the same: it depends.
If your lease is ending, your family is growing, or you just found your dream neighborhood—waiting could cost you more. Prices in many of our local markets are trending up, not down. And with more homes available, October is actually a sweet spot.
On the other hand, if you’re just casually looking and your situation is flexible, there’s nothing wrong with taking your time. My job isn’t to push you into a house—it’s to help you make the right decision at the right time.
Practical Tips for Buyers in October
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Get pre-approved now – Sellers take you seriously when your financing is ready.
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Know your budget – Prices are higher in many areas, so set realistic expectations.
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Be open to different neighborhoods – Nolensville might save you money, while Franklin holds its value.
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Don’t lowball just to “test the waters” – Homes that are priced right still move quickly.
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Think long-term – Buy a home you’ll be happy in for 5–7 years, not just a short flip.
Final Word
October 2025 is a market of opportunity—if you know how to approach it. Prices are up in most places, inventory is giving buyers more choice, and negotiation power is back on the table. Yes, rates are higher, but life doesn’t stop for interest rates.
If you’re ready to buy, this fall could be the best balance we’ve seen in years: more options, less frenzy, and still plenty of room for your investment to grow.
And remember—whether you’re looking in Franklin, Brentwood, Nolensville, Arrington, Columbia, Murfreesboro, Spring Hill, or anywhere across Middle Tennessee—my job is simple: to help you find the right home, at the right price, in the right community for your family.