Is Williamson County, TN good for real estate investing?

Williamson County has an investment score of 39/100, rated as "Avoid". The county ranks #722 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Williamson?

The rent-to-price ratio in Williamson County is 2.66% annually, which ranks in the 1th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Williamson?

The median home price in Williamson County is $907,498. This ranks #988 in affordability among all US counties.

Can you cash flow on rental properties in Williamson?

Based on median values with 20% down at current rates, a typical rental in Williamson County would generate negative cash flow of $3,452/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Williamson County

TennesseePopulation: 248,897Nashville, TN Metro

/100

Avoid

#722 of 1,000 counties

#76 in Tennessee (95 counties)

Market Snapshot

$907,498

Median Home Price

289% above national median

$2,009/mo

Median Rent

33% above national median

2.66%

Rent-to-Price Ratio

Top 99% nationally

-$3,452

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$907,498

Down Payment (20%)$181,500

Loan Amount$725,998

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,009

Monthly P&I-$4,757

Est. Expenses (35%)-$703

Net Cash Flow-$3,452/mo

1.7%

Cap Rate (all cash)

-19.9%

Cash-on-Cash Return

2.66%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 1.7% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

39/100

Cash Flow(30%)

13/100

Based on 2.66% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

68/100

Based on 1.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

28/100

Price-to-income ratio of 7.2x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (2.66%)
-Negative cash flow at typical financing (-$3,452/mo)
-Negative leverage (cap rate 1.7% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

248,897

Median Income

$125,943

vs $57,018 national est.

Unemployment Rate

—

Data pending

Price-to-Income

7.2x

Less affordable

Compare to Nearby Counties

County					Verdict
SumnerTN	49	$436,405	$1,675	4.61%	Hold	View
StewartTN	48	$230,942	Est. pending	—	Hold	View
WilsonTN	48	$492,832	$1,874	4.56%	Hold	View
DavidsonTN	44	$429,292	$1,780	4.97%	Avoid	View
CurrentWilliamsonTN	39	$907,498	$2,009	2.66%	Avoid
SevierTN	37	$393,055	$1,661	5.07%	Avoid	View

The Bottom Line

AvoidWilliamson may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Williamson County in Tennessee scores 39/100, ranking #722 of 1,000 US counties (top 95%). The 2.66% rent-to-price ratio may require creative strategies or below-market purchases for positive cash flow. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-3,452/mo

Cap Rate

1.7%

Cash-on-Cash

-19.9%

Ready to Analyze a Deal in Williamson?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$907,498

Down Payment (20%)$181,500

Loan Amount$725,998

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,009

Monthly P&I-$4,757

Est. Expenses (35%)-$703

Net Cash Flow-$3,452/mo

1.7%

Cap Rate (all cash)

-19.9%

Cash-on-Cash Return

2.66%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 1.7% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

39/100

Cash Flow(30%)

13/100

Based on 2.66% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

68/100

Based on 1.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

28/100

Price-to-income ratio of 7.2x. Lower ratios indicate more affordable markets.

County

Verdict

SumnerTN

$436,405

$1,675

4.61%

Hold

View

StewartTN

$230,942

Est. pending

—

Hold

View

WilsonTN

$492,832

$1,874

4.56%

Hold

View

DavidsonTN

$429,292

$1,780

4.97%

Avoid

View

CurrentWilliamsonTN

$907,498

$2,009

2.66%

Avoid

SevierTN

$393,055

$1,661

5.07%

Avoid

View

The Bottom Line

AvoidWilliamson may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Monthly Cash Flow

$-3,452/mo

Cap Rate

1.7%

Cash-on-Cash

-19.9%