Is Williamson County, TN good for real estate investing?

Williamson County has an investment score of 38/100, rated as "Avoid". The county ranks #971 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Williamson County is 2.70% 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 $898,191. 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 $3,395/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Williamson County

TennesseePopulation: 248,897

/100

Avoid

#971 of 1,000 counties

#93 in Tennessee (95 counties)

Market Snapshot

$898,191

Median Home Price

228% above national median

$2,022/mo

Median Rent

35% above national median

2.70%

Rent-to-Price Ratio

Top 99% nationally

-$3,395

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$898,191

Down Payment (20%)$179,638

Loan Amount$718,553

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,022

Monthly P&I-$4,708

Est. Expenses (35%)-$708

Net Cash Flow-$3,395/mo

1.8%

Cap Rate (all cash)

-19.7%

Cash-on-Cash Return

2.70%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 1.8% 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

38/100

Cash Flow(30%)

14/100

Based on 2.70% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

64/100

Based on 1.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

29/100

Price-to-income ratio of 7.1x. 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 (2.70%)
-Negative cash flow at typical financing (-$3,395/mo)
-Negative leverage (cap rate 1.8% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

248,897

Median Income

$125,943

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

7.1x

Less affordable

Compare to Nearby Counties

County					Verdict
DavidsonTN	44	$429,292	$1,780	4.97%	Avoid	View
DekalbTN	44	$294,275	Est. pending	—	Avoid	View
WarrenTN	43	$249,382	$693	3.33%	Avoid	View
CurrentWilliamsonTN	38	$898,191	$2,022	2.70%	Avoid
ScottTN	38	$175,024	Est. pending	—	Avoid	View
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 38/100, ranking #971 of 1,000 US counties (top 97%). The 2.70% 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

$-3,395/mo

Cap Rate

1.8%

Cash-on-Cash

-19.7%

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$898,191

Down Payment (20%)$179,638

Loan Amount$718,553

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,022

Monthly P&I-$4,708

Est. Expenses (35%)-$708

Net Cash Flow-$3,395/mo

1.8%

Cap Rate (all cash)

-19.7%

Cash-on-Cash Return

2.70%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 1.8% 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

38/100

Cash Flow(30%)

14/100

Based on 2.70% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

64/100

Based on 1.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

29/100

Price-to-income ratio of 7.1x. Lower ratios indicate more affordable markets.

County

Verdict

DavidsonTN

$429,292

$1,780

4.97%

Avoid

View

DekalbTN

$294,275

Est. pending

—

Avoid

View

WarrenTN

$249,382

$693

3.33%

Avoid

View

CurrentWilliamsonTN

$898,191

$2,022

2.70%

Avoid

ScottTN

$175,024

Est. pending

—

Avoid

View

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

$-3,395/mo

Cap Rate

1.8%

Cash-on-Cash

-19.7%