How Murfreesboro Housing Inventory Compares: 2024 vs 2025 vs 2026

If you are watching the Murfreesboro real estate market, one of the most useful things you can do is compare where we are today to where we were at the same time in previous years. It gives you context. It helps you see patterns. And it can tell you whether conditions are getting better or worse for buyers and sellers.

So how does inventory at the start of 2026 compare to 2024 and 2025? Let us break it down.

The Numbers Side by Side

At the start of January 2024, Murfreesboro and Rutherford County had about 1,124 active listings on the market.

At the start of January 2025, that number dropped to 1,078 active listings.

Now at the start of January 2026, we have 1,292 active listings.

That means we are starting this year with roughly 150 to 200 more homes on the market than we had at the same point in either of the last two years. On the surface, that sounds like good news for buyers. More choices. Less competition. But the full picture is a little more complicated.

What Happened in Early 2024

In early 2024, inventory actually dropped from where it started. Buyer demand was strong. Homes were going under contract at a solid pace, and the months supply of inventory stayed in the low twos, which is considered a strong seller's market.

Part of what drove that demand was mortgage rates. In late 2023 and early 2024, we saw rates dip into the low 6's for a brief window. Buyers who had been waiting on the sidelines jumped in, and that activity pulled inventory down.

What Happened in Early 2025

The story in 2025 was different. Inventory started lower than 2024, but instead of dropping further, it climbed. By spring, we saw months supply push toward four months in some weeks. Buyer demand was softer. Homes sat longer. Sellers had to adjust expectations.

What changed? Mortgage rates stayed higher for longer. Buyers were more cautious. Affordability was tighter. The urgency that drove activity in early 2024 was not there in the same way.

Where We Stand in Early 2026

Right now, we are starting 2026 with more inventory than the past two years. That is partly seasonal. A lot of listings expired or were pulled off the market during the holidays, and new listings have not yet ramped up. We are at the lowest inventory point since April, which is normal for this time of year.

The key question is what happens next. Will inventory climb like it did in 2025? Or will buyer demand absorb it like we saw in 2024?

There are a few factors working in buyers' favor right now. Mortgage rates ended December at 6.15 percent, the lowest in 14 months. That is nearly a full percentage point lower than this time last year. If rates hold or drop further, we could see stronger buyer activity in the first quarter.

On the other hand, if rates spike like they did in early 2023 and late 2024, that window closes quickly and inventory could grow again.

What This Means for Buyers

If you are thinking about buying in Murfreesboro, the current conditions are worth paying attention to. You have more homes to choose from than buyers did at this point in the last two years. Rates are lower than they have been in over a year. And the market is not as frantic as it was in 2024.

That does not mean you should rush into something that does not fit. But if you have been waiting for a better moment, this is one of those moments.

What This Means for Sellers

If you are thinking about selling, the higher inventory means you have more competition. Buyers have options. Pricing your home correctly from the start matters more now than it did in 2024 when demand was stronger.

The good news is that buyer activity has not disappeared. Last week, 66 homes went under contract in Rutherford County, even during a holiday week. Serious buyers are still out there. They are just more selective.

The Bigger Picture

Comparing inventory year over year is one of the best ways to understand whether the market is shifting toward buyers or sellers. Right now, we are in a more balanced position than we were at the start of 2024, but not as soft as 2025 turned out to be.

The next few months will tell us a lot. If rates stay low and buyer demand picks up, inventory could tighten. If rates jump or economic uncertainty increases, we could see another year of growing supply.

Either way, having the data helps you make a smarter decision. And that is what we are here for.

If you have questions about what these numbers mean for your situation, whether you are buying or selling, reach out. We are happy to walk through the data with you and help you figure out your next move.

John Turner

Team Leader, Turner Victory Team at Onward Real Estate

John Turner has been a Realtor in Murfreesboro, Tennessee since 2000, helping clients buy and sell over 4,200 homes. With more than 25 years of experience and 421 five-star reviews, John and the Turner Victory Team provide guidance and clarity through education, helping you make confident real estate decisions in Rutherford County and across Middle Tennessee.

Phone: 615.586.0900

Email: John@TurnerVictory.com

Website: TurnerVictory.com

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