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 | 388 |
| 2022 | 236 |
| 2023 | 251 |
| 2024 | 81 |
| 2025 | 79 |
| 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: 3 lots on Havenstone Ln (2026-05-12); 5 lots on Barringer Ln (2025-08-14); 3 lots on Tawnya Charles Ln (2025-07-02).
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 | 321 | $479,900 | $459,000 |
| 2026 part year, 8 of 12 months | 178 | $457,000 | $459,900 |
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 10 August 2026, about 23 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 | 470 | $409,945 |
| 2022 | 407 | $492,861 |
| 2023 | 355 | $447,038 |
| 2024 | 286 | $464,750 |
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. 14 items within two miles; 13 already decided.
Public hearing scheduled
Awaiting minutes
Approved · O’Brien Loyd Venture
Approved
Approved · O’Brien Loyd Venture
Approved · O’Brien Loyd Venture
Approved · Hensley Group, LLC
Approved
Approved · Patterson Company, LLC
Approved · JMBFP Investment Company, LLC
Approved · Alcorn Properties, LLC
Approved
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.
17 current within two miles: recently filed, and not cancelled — the eight most recently submitted are below. The layer holds 32 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.
1 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. 20 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. 1 row from before 2021 still carry open statuses that were never closed out, and are deliberately not counted as current work.
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.
This was the busiest part of Murfreesboro, and the building here has largely finished.
The fall in the table above is the steepest of any area I track — from a 2021 peak into the low tens. That is not a market seizing up. It is a market running out of land. Three Rivers, Westbury Farms and the subdivisions around them were built through a boom, and boom-era ground does not refill.
This is the part you cannot see by driving around. The most recent traffic impact study on file anywhere near here is from 2023 — those get filed when a development is large enough to change how a road behaves, which makes them an early warning of what is coming. Three Rivers does not have one. The other areas I track have several, some filed this year.
What is still moving is one developer finishing what it started. O'Brien Loyd Venture has taken two more sections of Waites Creek Crossing and a fifty-eight-unit townhome site plan through the Planning Commission, all approved. Hensley Group has a twenty-lot plat at Maddington. That is completion work, not a new wave.
New Salem Highway runs along the edge of this radius, and the state is widening it from two lanes to five across about seven miles, with a centre turn lane. Separately, Lennar has asked the city to abandon part of the Cason Lane right-of-way; that went to a public hearing rather than being decided.
Fewer new houses nearby means fewer new houses competing with yours. It also means the handful that do come up carry more weight in what a buyer thinks this area is worth, so a builder finishing a section two streets over matters more here than it would have three years ago.
What that does to your particular house depends on your house. If you want the recorded sales rather than an average, ask and I will put them in writing.
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 Three Rivers 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 Three Rivers edition when it is out, ask and I will send it. No charge, and nothing else comes with it.
Ask for the next report