In this week's Murfreesboro real estate market update, I break down the data behind that stat and explain what it means whether you are buying or selling a home in Middle Tennessee right now. I also cover mortgage rates, the truth about foreclosure headlines, and why the spring selling window may already be open for homes in Murfreesboro, Smyrna, Eagleville, Christiana, Rockvale, Lascassas, and La Vergne.

What Does the Murfreesboro Housing Market Look Like This Week?

This report covers the week ending February 14, 2026, for all of Rutherford County including Murfreesboro, Smyrna, La Vergne, Eagleville, Christiana, Lascassas, Fosterville, Rockvale, and Walter Hill.

Our Market Health Score for Rutherford County came in at 49 this week, down a couple of points from last week. Here is a snapshot of where we stand:

There are currently 1,334 homes for sale across Rutherford County. Of those, 140 were brand new listings that hit the market this week. Meanwhile, 119 homes went under contract, 76 homes closed, and 55 homes were delisted — meaning they either expired or were pulled off the market by the seller.

Overall, Rutherford County is sitting at 3.12 months of housing supply. Over the past six months, 2,566 homes have sold with a list-to-sell ratio of 98.4%. That ratio tells us that homes that do sell are closing very close to their asking price, which is good news for sellers who price correctly from the start.

Why Did Only 47% of Homes Sell in Rutherford County Last Year?

This is the biggest stat from this week's report. When I say only 47% of homes listed in Murfreesboro and Rutherford County actually sold, that number includes homes that were relisted. A relist happens when a seller takes their home off the market and puts it right back on, usually within 60 days. Some sellers do this to reset their days on market after a price change. Others go through their entire listing period without a single offer and have to start the process over.

Here is what makes this even more important. In the $300,000 price range across Rutherford County, 28% of all active listings right now are relisted properties. In the $700,000 range, that number jumps to 37%. That means more than one out of every three homes you see listed in that price range in Murfreesboro or Smyrna has already failed to sell at least once.

This is exactly why we track what we call True Days on Market. The MLS resets the clock every time a home is relisted, but we track from the very first day a property was listed to the day it actually goes under contract. In the higher price ranges, there is a significant gap between what the MLS shows and the real number. If you are wondering how many showings you should expect when selling your home in Murfreesboro, understanding the true days on market gives you a much more honest picture.

Why Are So Many Murfreesboro Home Sellers Cutting Their Price?

Right now, one out of every three active listings in Rutherford County has already reduced their asking price. The average price cut is 4.1%. Whether you are looking at homes for sale in Murfreesboro, Smyrna, La Vergne, or Eagleville, this trend is showing up across the board.

The data tells a clear story about what happens when a home hits the market priced too high. Our analysis of Rutherford County listings shows that overpricing a home in Murfreesboro costs sellers an average of 51 extra days on market and roughly 1.5% less on the final sales price compared to homes priced correctly from the start.

A lot of sellers think they can test the market by listing high and coming down later. But the numbers show that strategy costs real money and real time. We dug deeper into why one in three Murfreesboro home sellers ends up cutting their price this week if you want the full breakdown.

Are Home Sales Going Up or Down in Murfreesboro Right Now?

This is where the picture gets more encouraging for the Rutherford County housing market. Pending home sales are up compared to both 2024 and 2025. At the same time, new listings coming on the market are down compared to last year. That combination means more buyer activity is chasing fewer new options in Murfreesboro, Smyrna, and the surrounding communities.

Heading into 2026, we predicted the Rutherford County market would land somewhere between 2023 and 2024 numbers. Seven weeks in, that prediction is holding true. We are floating right in that middle ground when you look at both pending sales and new listings across the county.

On average right now, homes listed in Rutherford County are getting about two showings per week. That number varies by price point and location, but it gives you a baseline for what to expect if you are selling a home in Murfreesboro or any of the surrounding areas like Christiana, Rockvale, or Lascassas.

What Are Mortgage Rates Doing in Tennessee Right Now?

Mortgage rates continue to work in our favor. The 30-year fixed rate came in at 6.09% this week, and Friday was an especially strong day for rates. Most buyers we are working with right now across Murfreesboro and Rutherford County are getting loan rates in the 5% range, which is a meaningful improvement from where we were just a few months ago.

Combined with steady home prices and wages that continue to rise, affordability for Middle Tennessee home buyers is improving month by month. There are also first-time home buyer programs available in Tennessee that can help with down payment and closing costs. If you or someone you know has been sitting on the sideline waiting for the right moment to buy a home in Murfreesboro, Smyrna, or La Vergne, the numbers are moving in the right direction.

Are Foreclosures Increasing in Tennessee in 2026?

I addressed this in the video because it keeps coming up in the news. The short answer is yes, technically, but the numbers tell a very different story than the headlines suggest.

Foreclosures in Tennessee are up about 50% compared to this time last year. That sounds alarming until you look at the real numbers. There are 587 homes in foreclosure across the entire state of Tennessee right now. That works out to one out of every 5,355 households.

To put that in perspective, during the Great Recession it was one out of every 61 households. There were roughly 47,000 homes in foreclosure in Tennessee at the peak of that crisis. Today it is 587. We are nowhere near a housing crash, and anyone telling you otherwise is not looking at the actual data for our market.

When Is the Best Time to List a Home for Sale in Murfreesboro?

Over the past year, the highest number of home closings in Rutherford County happened between April and August. But here is the part most people miss when they look at that data.

It takes about 38 days on average to close on a home in Rutherford County right now. That means the homes that closed in April actually went under contract in March. And they were already on the market and available to be shown in late February.

That is exactly where we are right now. Late February to early March is when homes that sell during the peak spring season in Murfreesboro, Smyrna, Eagleville, and Christiana need to be hitting the market. Given that more than half of all listings do not sell on the first try, getting out ahead of the competition gives you a real advantage. If you are thinking about selling and the timing is right for your family, the data says sooner is better than later.

Is Now a Good Time to Buy a Home in Murfreesboro?

Buyers have more negotiating power right now than we have seen in quite a while across Rutherford County. Sellers who are motivated and truly want to sell are negotiating on price, paying closing costs, and getting more realistic about where their home needs to be priced. The market is not flooded with buyers, which means depending on what home you are going after in Murfreesboro, Smyrna, La Vergne, or any of the smaller communities like Rockvale or Lascassas, you may not face much competition at all.

With mortgage rates hovering around 6%, wages going up, and home prices staying flat across Middle Tennessee, affordability is heading in the right direction. This is a solid window for buyers who are ready to make a move.

The Bottom Line for Murfreesboro Home Buyers and Sellers

Homes are selling in Murfreesboro and across Rutherford County. But how you enter the market matters more right now than it has in years. Pricing right from the start, understanding what buyers in your area are actually seeing, and knowing the real numbers instead of the headlines can make all the difference between a successful sale and becoming part of that 53% that does not sell.

If you are thinking about buying or selling a home in Murfreesboro, Smyrna, La Vergne, Eagleville, or anywhere in Rutherford County, we would love to sit down and walk through the data with you. That is what we do. We help you see clearly so you can make the best decision for your situation. If you are also exploring communities in our area, check out our guide on what it is like living in Lascassas, Tennessee.

Frequently Asked Questions About the Murfreesboro Real Estate Market

Have questions about buying or selling a home in Murfreesboro, Smyrna, La Vergne, or anywhere in Rutherford County? The Turner Victory Team has helped over 4,200 families across Middle Tennessee since 2000. Reach out anytime at 615-586-0900 or john@turnervictory.com.