The 2-Mile Report · Third quarter 2026
Every figure below comes from a public record — the city's permit file, its planning and zoning boards, the county assessor's parcel roll and the state's road programme. Each one is checkable, and the sources are listed at the bottom.
Figures as of 2 September 2026, and fixed there. A later week is published as a new edition rather than by rewriting this one.
| Year | New homes permitted |
|---|---|
| 2021 | 107 |
| 2022 | 45 |
| 2023 | 51 |
| 2024 | 54 |
| 2025 | 31 |
| 2026 | 17 |
These are permits for newly built homes only — not remodels, additions or commercial work — and the city's file runs about two months behind, so the current year is always incomplete.
Builders opening phases. Several lots permitted on one street on one day is a builder starting a section rather than neighbours coincidentally building. The most recent nearby: 5 lots on Hancock St (2026-03-26); 4 lots on Maney Ave (2025-12-05); 3 lots on Spring St (2025-05-01).
These are recorded transfer prices from the Rutherford County assessor's parcel roll — the amount written on the deed when a house changed owners. They are not MLS sold prices, and this is not a comparative market analysis. Nothing here is adjusted for condition, upgrades, seller concessions or how long anything sat.
| Year | Recorded sales counted | Median recorded price | Median, resales only |
|---|---|---|---|
| 2025 | 263 | $355,000 | $352,410 |
| 2026 part year, 8 of 12 months | 139 | $360,000 | $357,500 |
Median price recorded on the Rutherford County assessor's parcel roll for parcels classed 'Single Family' within 2 miles of the centre, whose most recent recorded transfer fell in that year and was for $50,000 or more. Recorded transfer prices are not MLS sold prices, and this is not a comparative market analysis.
One of these years is still filling. A part year's count keeps climbing until December and cannot be set beside a finished year as though the two measured the same span, and even its median covers a different slice of the selling season. Read the medians beside one another rather than as a change: the year-on-year percentage this page could print would be smaller than its own margin of error, so it is not printed.
The most recent qualifying transfer on the roll inside two miles is dated 7 August 2026, about 26 days before this report was compiled. Deeds appear only once the assessor has processed them, so none of this is this week's market.
The county roll keeps one sale per parcel: the latest one, which overwrites the one before it. So a year older than the two above is not a record of what sold that year — it is only the homes that sold that year and have not sold since. The further back it goes, the more of the year has been overwritten, and the more the houses left in it are the ones that stayed put.
They are shown because leaving them out would look like a gap where there is an explanation. They are not a trend, they are not comparable with the figures above, and the two must never be drawn as one line.
| Year | Homes sold that year and still un-resold | Median of those, and only those |
|---|---|---|
| 2021 | 300 | $295,750 |
| 2022 | 254 | $325,000 |
| 2023 | 186 | $355,450 |
| 2024 | 237 | $355,000 |
Every qualification the assessor's figures arrive with, unedited and in the words they were written in, including the ones that name the fields they came out of. Choosing which of these a reader sees is not this page's job.
What has been asked for near you, and what the Planning Commission and Board of Zoning Appeals did about it. 23 items within two miles; 20 already decided.
Public hearing scheduled
Awaiting minutes · LLC (Original
Awaiting minutes
Approved · Mac 3 Properties, LLC
Approved · P&H Joint Venture
Approved · Rutherford County Area Habitat for Humanity, Inc.
Approved · Chris Highers
Approved · LLC and the City of Murfreesboro
Approved · Middle Tennessee Electric
Approved · SEC, Inc.
Awaiting minutes
Approved · Glen Hill Investments, LLC
An item on an agenda has been applied for, not approved. Where a decision is shown it comes from the minutes of that meeting. Some of these matters the boards settle themselves and some they only recommend, with City Council deciding afterwards, and the minutes word both as a motion to approve — so an approval above may still have a Council stage to come, and this page does not tell you which.
Commercial and multi-family development, which the residential permit layer cannot see. Neither source classifies land use; project names are quoted as filed. The two stages below are kept apart on purpose: an application is not a building, and grading is not an opening.
47 current within two miles: recently filed, and not cancelled — the eight most recently submitted are below. The layer holds 96 in this radius altogether, counting older applications and cancelled ones.
An application, not an approval and not a building permit. Status is the city's own workflow wording, reproduced unchanged.
4 open within two miles. Grading is the earliest physical signal the city publishes, months before anything is visible above ground — and it says only that earth may be moved. It is not a building, a tenant, or a date.
Grading is the earliest physical signal, and it is not an opening. The layer carries no issue date; the year shown is read from the permit number. Most rows have no address either, and are located by the mapped point alone. Counted as open on: status Active, In Process, Not Started or Not Finished, and a permit year of 2021 or later. 29 rows in this radius carry no year at all — this layer has no issue date, only what can be read out of the permit number — and are neither listed nor counted above.
State road projects in Rutherford County. These are county-wide rather than filtered to your two miles, because the state does not publish project maps alongside them.
Belle Aire is not expanding. It is filling in.
Look at where the new houses are going: Hancock Street, Maney Avenue, Spring Street, Minor Street. Those are streets that have been here for decades. New construction arrives in twos and threes on lots that already existed, not in phases carved out of a field. The plats in front of the Planning Commission this quarter say the same thing — two lots here, three lots there, a thirteen-lot section from Habitat for Humanity.
That is the part worth stopping on. Of the homes permitted here this year, roughly half are townhouses or duplexes rather than detached single-family. Across the rest of Murfreesboro that ratio is closer to eight in ten detached. Denser housing on established streets is what a built-out area does when demand is still there and land is not.
Your comparable sales are the older houses on your own street, not a builder's new phase a mile away. That cuts both ways. There is no model home down the road setting a price ceiling with fresh finishes and a warranty — but there is also no fifty-lot section about to compete with you the week you list.
The other thing shaping this area is not housing at all. Memorial Boulevard feeds into the North Thompson Lane widening, a state project taking that road to five lanes with sidewalks and a new bridge over the West Fork Stones River. Anyone who drives it daily already knows. It is worth knowing it is funded and scheduled rather than rumoured.
I am not going to tell you what any of this does to your value, because that depends on your house. But if you want the sales on your street rather than the citywide median, ask and I will pull them.
Compiled 2026-09-02, and these figures do not change after that date — a later reading is published as the next edition. Distances are measured from a point in Belle Aire to the nearest address on each street named.
I write this once a quarter for a handful of Murfreesboro neighbourhoods. If you would like the Belle Aire edition when it is out, ask and I will send it. No charge, and nothing else comes with it.
Ask for the next report