Montgomery County, TN Monthly Housing Review - 2026-09-19

Compare carrying cost as carefully as asking price. In August 2026, Montgomery County, TN had 1,676 active listings and 468 new listings, with a median asking price of $349,945 and median time on market of 60 days. These listing measures help frame a search or pricing review; they do not establish a completed-sale price or the terms available on a particular home.

Buyer decision: compare today's directly competing homes with your full monthly payment and cash-to-close budget. A $349,945 median asking price is a market midpoint, not a valuation or affordability target. Ask for property-specific financing and seller-concession scenarios before making an offer.

Seller decision: use the 1,676 active listings as broad competition context, then narrow to location, condition, size and price. The 60-day median is not a promised marketing period; evaluate recent comparable transactions and current competing listings before setting price.

Inventory definitions: 2,250 total listings include active and pending listings, while 1,676 active listings exclude pending inventory. The 468 new listings are a monthly flow and should not be added to the active count. FRED republishes Realtor.com series; agreement between them is not independent corroboration.

Timing and interpretation: August 2026 is the observation month, not a live listing count for the report date 2026-09-19. The data are not seasonally adjusted. This report makes no month-over-month or year-over-year change claim from the displayed snapshot, and no mortgage-rate or closed-sales claim.

Total listings (active plus pending): 2,250. 2026-08-01; listing count, not seasonally adjusted.

active_listing_count: 1,676. 2026-08-01; listing count.

total_listing_count: 2,250. 2026-08-01; listing count.

median_listing_price: 349,945. 2026-08-01; USD asking price.

median_days_on_market: 60. 2026-08-01; days.

new_listing_count: 468. 2026-08-01; listing count.

County observations do not establish conditions for each neighborhood, property or buyer.

Redfin context: its Data Center describes the Housing Market Tracker as updating weekly and monthly. No Redfin geography-specific figure or exact next-release day was verified in the inspected landing page, so none is used in this report.

Release calendar: this exact FRED series lists Oct 1, 2026 as its next release. Realtor.com schedules its September 2026 inventory update for October 2026, without specifying a day in the inspected inventory calendar. These are publication schedules, not forecasts.

1. FRED housing series
2. Realtor.com Research
3. Redfin housing data
4. Current county open houses

Market data through July 2026 | Mortgage rate data through August 6, 2026 | Montgomery County, Tennessee

By Michael Thayer, CMPS, CMA | NMLS #173264

If you are buying or selling a home in Montgomery County, this report is designed to give you the facts, explain what each number measures, and show how to use the information without turning a county average into a prediction about one property.

Montgomery County is anchored by Clarksville and influenced by Fort Campbell, military moves, local employment, and a wide range of new and existing housing. Timing and property condition can matter greatly for buyers and sellers with firm move dates.

Bottom line: Montgomery County had 2,264 total active and pending listings and 1,644 active listings in July. That gives buyers choices, but strong homes can still move quickly when price, condition, and location align.

Montgomery County Housing Market at a Glance

2,264 total active and pending listings

1. FRED reported 2,264 total active and pending residential listings in Montgomery County for July 2026.

1,644 active listings

1. FRED reported 1,644 active single-family and condo or townhome listings in Montgomery County for July 2026.

$354,500 median listing price

1. FRED reported a $354,500 median listing price in Montgomery County for July 2026. A median listing price is not a sale price, appraisal, or payment quote.

518 new listings

1. FRED reported 518 new listings added in Montgomery County during July 2026.

59 median days on market

1. FRED reported a median of 59 days on market for Montgomery County in July 2026.

6.69% average 30-year fixed mortgage rate

1. Freddie Mac reported a 6.69% national average for the 30-year fixed mortgage for the week ending August 6, 2026. Individual rates, costs, and terms vary by borrower, property, lender, and loan program.

How to Read This Month's County Data

FRED's total listing count includes both active and pending listings. The active listing count is one component of the total. Do not add the two figures together. Use the total to understand listed activity and the active count to understand the homes buyers could generally evaluate during the reporting period.

New listings measure homes added during July. They are not closed sales, and they should not be treated as a complete measure of demand. Median days on market describes the middle listing exposure time, not a promise that every home will sell in that number of days.

The median listing price is the midpoint of asking prices in the source data. It is not the median sale price, an appraisal, a mortgage amount, or a monthly payment. It becomes useful only when paired with a home's condition, location, size, comparable properties, down payment, loan structure, taxes, insurance, and contract terms.

Why This Matters in Montgomery County

Clarksville neighborhoods, new construction, established homes, and properties near major employment or military routes may compete differently. Buyers should compare the actual alternatives available for their timing and budget.

A countywide report gives you a disciplined starting point. It helps you see how much inventory exists, how many homes are new to the market, the center of current asking prices, and how long listings typically remain available. It does not tell you whether one house is correctly priced or whether one offer will be accepted.

What does this specific property, at this specific price, with these specific terms, mean for my payment and long-term plan?

That question keeps the market report useful. It turns broad data into a focused comparison of the home, the financing, the cash needed, the risks, and the contract structure.

What This Could Mean if You Are Buying in the Next 60 to 90 Days

If you expect to buy in Montgomery County soon, use this report to prepare before the right property appears.

1. Be clear on the payment, not just the purchase price.

A lower purchase price can help, but it may not always be the most valuable lever. Depending on the property and loan structure, seller-paid closing costs or an eligible rate buydown may have a larger effect on cash needed at closing or the monthly payment.

Before writing an offer, compare realistic scenarios side by side:

Lower purchase price

Seller-paid closing costs

A seller-paid rate buydown, when available and appropriate

A different down payment or loan structure

A closing timeline that works better for both sides

The goal is not to chase every concession. The goal is to understand which structure best supports your actual plan.

2. Let the property's history guide the conversation.

Review days on market, price changes, condition, disclosures, repairs, competing inventory, and whether the seller has already adjusted the price. Those details often say more about negotiating room than a countywide statistic.

3. Compare the right homes.

Do not compare a property with every listing in the county. Compare it with homes that a realistic buyer would consider instead, using location, size, condition, property type, land, amenities, and price range.

4. Keep the offer strong where it needs to be strong.

Negotiating does not require removing every protection or creating unnecessary risk. A credible offer balances price, financing, inspection, appraisal, timing, and the seller's priorities while protecting the buyer's essential interests.

If You Are Selling in Montgomery County

Montgomery County sellers entered a market with 518 new July listings. A strong result depends on a clear price position, good presentation, and responsiveness to the choices buyers have.

Before listing, review the current active competition, the homes that recently went pending or sold, price changes, condition differences, and the likely monthly payment at your asking price. A strong launch is easier when the price and presentation are aligned from the beginning.

After launch, pay attention to showing activity, buyer questions, online engagement, new competing listings, and feedback. A lack of response is information. It should trigger a factual review of price, condition, presentation, access, and terms rather than a generic market explanation.

A Market Headline Cannot Tell You What to Offer or Accept

The most useful strategy is not guessing where the entire market will be next month. It is understanding the tradeoffs on the property in front of you. One buyer may benefit most from a price adjustment. Another may value seller-paid costs, repairs, timing, or preserved cash. One seller may prioritize certainty while another prioritizes price or timing.

That is why the property, financing, and contract terms should be reviewed together. They are not separate decisions.

What to Watch Next

September 3 county data release: FRED lists September 3, 2026 as the next release date for the Realtor.com county series used in this report.

Mortgage rate movement: Freddie Mac lists August 13, 2026 as the next scheduled weekly observation after the August 6 report.

New listings, active competition, and days on market: Watch the homes in the communities and price ranges you are actually considering.

The difference between the county and the property: A specific home can be more competitive or more negotiable than the broad county snapshot.

Sources and Method

This report uses publicly reported county and national market data checked August 8, 2026. Source definitions and reporting periods vary. All URLs below are native, clickable links to the cited source.

FRED, Montgomery County Total listing count: TOTLISCOU47125. Jul 2026 observation, updated Aug 7, 2026 6:59 AM CDT, next release Sep 3, 2026.

FRED, Montgomery County Active listing count: ACTLISCOU47125. Jul 2026 observation, updated Aug 7, 2026 8:17 AM CDT, next release Sep 3, 2026.

FRED, Montgomery County Median listing price: MEDLISPRI47125. Jul 2026 observation, updated Aug 7, 2026 7:54 AM CDT, next release Sep 3, 2026.

FRED, Montgomery County New listing count: NEWLISCOU47125. Jul 2026 observation, updated Aug 7, 2026 7:30 AM CDT, next release Sep 3, 2026.

FRED, Montgomery County Median days on market: MEDDAYONMAR47125. Jul 2026 observation, updated Aug 7, 2026 8:01 AM CDT, next release Sep 3, 2026.

Freddie Mac Primary Mortgage Market Survey: 30-year fixed mortgage rate source. National average for the week ending August 6, 2026.

Countywide statistics are context, not an appraisal, loan approval, mortgage quote, or prediction of a particular property's outcome. Mortgage pricing, qualification, and available options depend on the borrower, property, lender, and loan program.

Related Montgomery County Resources

Current Open Houses: Montgomery County Open Houses

Weekly Mortgage Market and Rate Update: Read the latest weekly update

Homebuying Roadmap: Your Mortgage GPS

Property-Specific Mortgage and Home Offer Strategy

Send me the property address before you write an offer or respond to one. I will help you compare the home, current competition, payment structure, cash needed, and contract options so the decision is based on the property in front of you, not a headline.

Market data through June 2026 | Mortgage rate data through July 16, 2026 | Montgomery County, Tennessee

By Michael Thayer, CMPS, CMA | NMLS #173264

Montgomery County buyers have a substantial pool of homes to compare, but that does not mean every seller is flexible or every property deserves the same offer strategy.

Zillow reported 1,425 homes for sale and 457 new listings, while homes reached pending status in a median of 24 days and the countywide median sale-to-list ratio was 0.998.

The useful decision is not only whether inventory is higher. It is how price, condition, competing interest, seller terms, payment, and cash needed at closing affect the particular home you are considering.

Bottom line: Montgomery County buyers may have more choice, but the strongest advantage is using that choice to compare the property and offer terms carefully.

Montgomery County Housing Market at a Glance

$322,951 typical home value

Zillow reported a typical home value of $322,951 in Montgomery County. The one-year change was -0.2%.

1,425 homes in Zillow's for-sale inventory measure

Zillow reported 1,425 homes for sale and 457 new listings in Montgomery County through June 30, 2026.

$312,900 median sale price

Zillow reported a median sale price of $312,900 and a median list price of $338,000 for Montgomery County.

0.998 median sale-to-list ratio

A median sale-to-list ratio of 0.998 is context for the county overall. It does not determine the right price or terms for an individual home.

47.1% of sales closed below list price

Zillow reported that 47.1% of recent Montgomery County sales closed below list price, while 18.8% closed above list price.

24 median days to pending

Zillow reported a median of 24 days to pending. That pace can vary substantially by neighborhood, condition, price range, and seller strategy.

6.55% national average 30-year fixed mortgage rate

Freddie Mac reported a 6.55% national average for the 30-year fixed mortgage as of July 16, 2026. This is national market context, not a rate quote or approval. Individual rates, costs, and loan terms vary by borrower, property, lender, and loan program.

What Changed?

Montgomery County's 1,425-home inventory snapshot creates meaningful choice for buyers. At the same time, the 24-day median pending pace and near-list 0.998 median sale-to-list ratio show that timing and pricing still matter.

The current data is a starting point, not a countywide promise of concessions. A particular home can remain competitive if its price, condition, location, and seller strategy support demand.

Countywide figures are useful for framing a conversation, but they should not be treated as a formula for every seller or every home. The property, its listing history, comparable sales, financing, and contract terms still matter.

Why This Matters in Montgomery County

Montgomery County is not one uniform market. The same buyer can see different opportunities depending on neighborhood, property condition, days on market, price changes, and the seller's preferred timeline.

A lower price is not automatically better if cash, repairs, insurance, seller credits, or financing terms change the total result. A complete side-by-side comparison brings those tradeoffs into view.

That is why the better question is:

What does this specific property, at this specific price, with these specific terms, mean for my payment, cash needed at closing, and long-term plan?

A property-specific comparison can show whether a lower price, seller-paid closing costs, a permanent rate buydown, a temporary buydown when available and appropriate, or a different loan structure has the most meaningful effect on the overall plan.

What This Could Mean if You Are Buying in the Next 60 to 90 Days

If you expect to buy in Montgomery County soon, there are practical steps worth taking before you fall in love with a particular home.

1. Compare the payment, not just the purchase price.

A lower purchase price can help, but it may not always create the most valuable outcome. Depending on the property and loan structure, a seller-paid closing-cost contribution or rate strategy may have a larger impact on monthly payment or cash needed at closing.

Before writing an offer, compare realistic scenarios side by side:

Lower purchase price

Seller-paid closing costs

A rate strategy that fits the borrower and property

A different down payment or loan structure

A closing timeline that works for both sides

The goal is not to request every concession. The goal is to understand which combination supports your actual plan.

2. Let the property's history guide the conversation.

Review the days on market, price changes, condition, disclosures, competing inventory, and whether the seller has already adjusted the price or terms. Those details often reveal more about negotiating room than a countywide statistic alone.

3. Keep the offer strong where it needs to be strong.

Negotiating does not mean removing every protection or creating unnecessary risk. A strong offer balances price, financing, inspection, appraisal, timing, and the seller's priorities.

4. Be ready to act when the property and terms fit.

A 24-day pending pace means buyers should stay prepared even while they compare a larger pool of homes. Be ready to act when the payment, condition, and contract terms work together.

A Countywide Headline Cannot Tell You What to Offer on a Specific Home

The most useful Montgomery County strategy is not guessing where the entire market will be next month. It is understanding the tradeoffs on the property in front of you.

For one buyer, the best result may be a lower price. For another, it may be seller-paid costs, a repair resolution, or a loan structure that supports the payment and cash-to-close plan. The property determines the tradeoff.

That is why I encourage buyers to look at the property, financing, and offer terms together. They are not separate decisions.

What to Watch Next

New Montgomery County listing and inventory data as monthly reports are released.

Mortgage-rate movement and how it affects buyer activity and affordability.

Price reductions and days on market for homes in the neighborhoods and price ranges you are actively considering.

The difference between countywide data and the property itself. A specific home can be more competitive or more negotiable than the broader county trend.

Sources and Method

This update uses publicly available countywide housing-market data from Zillow and national mortgage-rate context from Freddie Mac. County market data is current through June 30, 2026. Sale-to-list and sales-above-or-below-list measures are current through May 31, 2026. Mortgage-rate context is current through July 16, 2026.

Zillow Home Values: Montgomery County, Tennessee: https://www.zillow.com/home-values/2982/montgomery-county-tn/. Typical home value, for-sale inventory, new listings, sale-price, sale-to-list, sales-above-or-below-list, and days-to-pending data.

Freddie Mac Primary Mortgage Market Survey: https://www.freddiemac.com/pmms. National average 30-year fixed mortgage rate as of July 16, 2026.

Countywide data may not reflect the condition, location, price range, seller motivation, or financing options for an individual home. This is not an appraisal, loan approval, rate quote, or recommendation for a specific offer.