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How to Sell Your Home for Top Dollar in Franklin and Williamson County, TN
How do you price a Franklin home for top dollar?
Price a Franklin home from what similar homes in its own subdivision closed for in the last few months. Closed sales are what a buyer's appraiser will use, so they're the number your price has to stand on, more than list prices or an online estimate.
Three things to pull before you pick a number:
- Closed sales in your subdivision for homes of similar size and updates, with sale and original list prices.
- How long they took, from list to contract. A home that sat usually tells you where the ceiling was.
- What's active and pending now, since that's your competition.
Start with a free number on my Franklin home value page, then let me walk you through the closed sales behind it.
I've been selling real estate since 2013 and investing in it since 2005, with more than $500 million in career sales and more than 500 transactions. I live in Canterbury in Thompson's Station, and my office is at 231 Public Square in Franklin. I price every home from closed sales in its own subdivision, then build the plan around that number. If you want that plan for your house, DM me, text or call 615-392-1186.
What should you fix before selling a house in Tennessee?
Fix what a buyer sees in the first minute and what a home inspector will write up, and leave the big remodels alone. In Nashville, the small exterior jobs in the Cost vs. Value Report out-earned the kitchen remodels by a wide margin.
The projects that feel like they'd add the most value are usually the ones that pay back the least. In the Nashville numbers from the Remodeling 2025 Cost vs. Value Report (www.costvsvalue.com), a new steel front door was estimated to return more than twice its cost at resale. An upscale kitchen remodel was estimated to return about a third of its cost.
The path to top dollar is the right price, a short list of fixes, a clean disclosure and a calm negotiation.
A steel entry door replacement in Nashville had an estimated job cost of $2,345 and an estimated resale value of $5,276, about 225 percent of its cost. A garage door replacement had an estimated cost of $4,055 and resale value of $8,365, about 206 percent. A midrange minor kitchen remodel cost an estimated $27,280 and recouped about 106.5 percent. An upscale major kitchen remodel cost an estimated $154,995 and recouped about 36.4 percent.
© 2025 Zonda Media, a Delaware Corporation. Complete data from the Remodeling 2025 Cost vs. Value Report can be downloaded free at www.costvsvalue.com.
Those are estimates for the Nashville market, and your street can differ. What I take from them is that the front of the house and the obvious wear count for more than a new layout. The short list I'd look at first:
- Fresh, neutral paint where walls are scuffed or bold
- Updated light fixtures and cabinet hardware
- New faucets where the finish is worn
- A painted or replaced front door
- Pressure washing the driveway, walks and siding
- Clearing out closets, counters and the garage
Then fix what an inspector will flag anyway, like a roof leak, a dripping supply line or a stuck window, because every item on that report can become a line in the buyer's repair request. Don't spend past your subdivision, either. If closed sales around you top out at a certain price, a remodel won't push you far beyond it. And pull permits for any hired work, since Tennessee's disclosure form asks about work done without them.
Do you need city approval for exterior work in Franklin's historic district?
Yes, for a lot of it. If your home sits inside the City of Franklin's Historic Preservation Overlay, the Historic Zoning Commission has to issue a Certificate of Appropriateness before work like window replacement, roofing changes other than in-kind repair, and siding or masonry changes other than minor in-kind repair, per the City of Franklin as of October 2026.
The city's list also includes fences and walls, driveways, exterior lighting, painting unpainted masonry and any alteration that needs a building permit. Some minor changes, such as rear yard fencing, can be approved by the preservation planner without a full commission review. The city asks owners to contact its historic preservation staff before any repair or replacement work, so start that conversation well before you want to list. My Franklin, TN guide covers the downtown neighborhoods.
What does a seller have to disclose in Tennessee?
Under the Tennessee Residential Property Disclosure Act (Tenn. Code Ann. 66-5-201 and following), the owner of a home with one to four units has to give the buyer one of two things before the purchase contract is accepted: a property condition disclosure statement, or a disclaimer saying the home is sold as is. The disclaimer is allowed only if the buyer waives the disclosure.
The act applies with or without a real estate licensee, so it covers owners selling on their own. The form, titled the Tennessee Residential Property Condition Disclosure, asks what you know about the home, including the roof, foundation, plumbing, electrical, HVAC, flooding, unpermitted work and homeowners association assessments.
A few points that catch sellers off guard:
- You answer from what you actually know. You don't have to inspect to fill it out, and you can mark an answer unknown.
- If the home's physical condition changes in a material way before closing, you disclose it at or before closing.
- The disclosure isn't a warranty, and it doesn't replace the buyer's inspection.
- Some transfers are exempt, including court-ordered and foreclosure sales, transfers by an estate's fiduciary, and a home the owner hasn't lived in at any time in the three years before the transfer.
The condition form isn't the only disclosure. These come from other sections of the same law and from federal rules:
| What you disclose | When it applies | Where the rule is |
|---|---|---|
| Property condition disclosure, or an as-is disclaimer the buyer agrees to | Homes with one to four units, before the contract is accepted | Tenn. Code Ann. 66-5-202 and 66-5-203 |
| Any known sinkhole, exterior injection well, or known perc or soil absorption test results | Before you sign a contract with the buyer | Tenn. Code Ann. 66-5-212 |
| Whether the house was moved from one foundation to another, if you know | Before you sign a contract with the buyer | Tenn. Code Ann. 66-5-212 |
| Whether the home is in a planned unit development, and the covenants, bylaws and master deed on request | Before you sign a contract with the buyer | Tenn. Code Ann. 66-5-213 |
| Impact fees or adequate facilities taxes paid on the parcel | The first sale of a newly built home | Tenn. Code Ann. 66-5-211 |
| Known lead-based paint, any reports, the EPA lead pamphlet, and a 10-day chance for the buyer to test | Most homes built before 1978 | Federal Lead-Based Paint Disclosure Rule (EPA and HUD) |
This is a plain-language summary, not legal advice. If you aren't sure whether an exemption fits your sale, ask a Tennessee real estate attorney before you sign anything.
Should you fix it, disclose it, or offer a credit?
When you know about a problem, you have three honest choices: fix it before you list, price it in and sell it as it is, or leave it and offer the buyer a repair credit. Whichever you pick, answer the disclosure form truthfully about what you know.
| Choice | Makes sense when | Watch for |
|---|---|---|
| Fix it before you list | The fix is cheap, quick and visible, like a leak, a broken fixture or worn paint | Permits, and in Franklin's historic overlay, a Certificate of Appropriateness. Keep the receipts for the buyer. |
| Price it in and sell as is | The job is big or slow, like a roof or HVAC near the end of its life, and you'd rather not manage it | The as-is disclaimer works only if the buyer waives the disclosure. The buyer can still hire an inspector. |
| Leave it and offer a credit | The buyer wants to choose their own contractor, or the issue shows up in the inspection | The buyer's loan program may cap how much a seller can contribute. Their lender has the final word. |
Under the statute's form, the signed purchase agreement, not the disclosure, controls who repairs what.
On a deadline? My guide on how to sell a house fast in Middle Tennessee has October 2026 days on market by town and the six things that set your timeline.
Does staging help a home sell in Williamson County?
Staging helps when it lets a buyer see each room's size and use in the listing photos and in person. Most homes do fine with less stuff and better light, no professional stager required.
Before the photographer comes:
- Take out about half of what's on counters, shelves and in closets.
- Put away personal photos, collections and anything with a name on it.
- Swap dim or mismatched bulbs so every room reads bright and even.
- Pull oversized furniture so walkways are clear.
- Give each room one job in the photos.
A professional stager earns the fee on a vacant home or an odd layout.
How do you negotiate offers without giving up your price?
Set your bottom line before the first offer arrives, answer every offer with a counter backed by your subdivision's closed sales, and solve repair requests with a credit or help with closing costs before you lower the price.
A low offer is still a buyer who wants your house, so counter it with the closed sales behind your number. After the inspection, you can make some repairs, refuse some, or offer a credit. A credit keeps your contract price where you set it and lets the buyer handle the work their way. The purchase contract sets the dates for the inspection and the repair requests, so mark them on your calendar the day you go under contract.
Since August 17, 2024, under the National Association of REALTORS settlement practice changes, offers to pay a buyer's agent can't be posted on the MLS. You can still offer help with the buyer's closing costs as a concession, and you can still offer to pay a buyer's agent outside the MLS. My post on whether you need a Realtor in Tennessee explains what changed for buyers.
Can you sell your Franklin home yourself?
Yes. Tennessee lets an owner sell their own home without a license, and the same disclosure rules apply. My guide to selling a house by owner in Tennessee covers that route. Either way, read my page on capital gains tax on a home sale in Tennessee, and talk to a tax professional before you list. My seller services page covers how I market a listing.
Frequently asked questions about selling your home for top dollar
How do I sell my house for top dollar in Franklin, TN?
Price it from recent closed sales in its own subdivision, fix the small things a buyer notices first, and skip big remodels. Give the buyer Tennessee's disclosure before you accept an offer, and settle repairs with a credit before you cut the price.
What should I fix before selling a house in Tennessee?
Fix what a buyer sees in the first minute and what a home inspector will write up: scuffed paint, worn fixtures, a tired front door, leaks and anything broken. Leave large remodels alone unless the closed sales in your subdivision show buyers paying for them.
What does a seller have to disclose in Tennessee?
Under the Tennessee Residential Property Disclosure Act, the owner of a home with one to four units gives the buyer a property condition disclosure, or an as-is disclaimer the buyer agrees to, before the contract is accepted. Known sinkholes, planned unit development status and lead-based paint on most homes built before 1978 carry their own disclosures. This isn't legal advice.
Can I sell my house as is in Tennessee?
Yes, if the buyer agrees. The seller can give a disclaimer saying the home is sold as is instead of the condition disclosure, but only if the buyer waives the disclosure. The buyer can still hire an inspector.
Do I need permission to replace windows or a roof in downtown Franklin?
If the home is inside the City of Franklin's Historic Preservation Overlay, window replacement and roofing changes other than in-kind repair need a Certificate of Appropriateness from the Historic Zoning Commission, per the city as of October 2026. The city asks owners to contact its preservation staff before any repair or replacement work.
Should I offer a credit or lower my price after the inspection?
A credit usually solves the buyer's repair request while keeping your contract price where you set it. The buyer's loan program may cap how much a seller can contribute, so the buyer's lender has the final word on the amount.
Let's set your price from your own subdivision
Tell me your address, and I'll pull the closed sales in your subdivision and tell you which fixes are worth doing before you list. DM me, text or call 615-392-1186.