The Blog
64 published articles by Kate Goeringer, REALTOR® with Brick Realty.
Just Sold in Murfreesboro, TN: How Persistence and Smart Negotiations Helped My Buyer Find Her New Home
· Buying a Home
Kate Goeringer represented a buyer relocating from New Jersey to Murfreesboro, Tennessee. Inspections revealed plumbing, crawl-space, and septic-line concerns, then the appraisal came in below the contract price. Seller repairs and a negotiated appraisal compromise helped the purchase reach closing.
A Personal Approach to Real Estate in Franklin and Middle Tennessee
· About Kate
Kate Goeringer is a Franklin REALTOR® with Brick Realty who has been licensed since 2003. Her approach combines local perspective, clear communication, market research, and individual guidance for buyers, sellers, relocators, and investors across Middle Tennessee.
Just Sold in Nashville, TN: How Creative Negotiations Helped Save My Buyer's Home Purchase
· Buying a Home
Nashville TN homebuyer success story: Realtor Kate Goeringer helped her buyer Ashley purchase a home on 28th Avenue North with seller-paid closing costs and a price reduction. Creative repair negotiations helped save the transaction when the deal was in jeopardy.
What Should You Know Before Buying a Historic Home in Franklin or Columbia, TN?
· Buying a Home
Historic homes in Franklin and Columbia can offer distinctive architecture and established locations, but buyers should verify overlay rules, inspections, insurance, and renovation plans before making an offer.
What Did I Learn in the 2026 Williamson County Specialist Program?
· Williamson County Insider
Kate Goeringer completed WCAR's four-day 2026 Williamson County Specialist program for the third time and explains what buyers and sellers can learn from the coursework.
How Does Business Coaching Help Me Better Serve My Real Estate Clients?
· About Kate
Kate Goeringer explains how business coaching, a daily agent mastermind, continuing education, and a national referral network support her clients.
What Does Local Real Estate Experience Across Middle Tennessee Look Like?
· About Kate
Over roughly the past six years, Kate Goeringer's documented sales represent nearly 130 closed residential transactions and close to $70 million in sales across dozens of Tennessee communities.
How AI Helps Out-of-State Buyers Find Kate Goeringer
· Relocation
Buyers are increasingly discovering top Franklin realtors through AI search rather than traditional methods. Learn how Kate Goeringer's AI-optimized expertise attracts out-of-state relocators - and how one family from Michigan found her through AI search and closed on their Westhaven home in four weeks.
Why Does Natural Light Matter When Buying a Home in Franklin, TN?
· Buyer Guide
Natural light is one of the most powerful factors influencing buyer decisions in Franklin, TN. Learn how window orientation, room layout, and touring strategy affect home value and your long-term satisfaction.
Can You Find a Columbia Home With a Fenced Backyard, Privacy, and No HOA?
· Buying a Home
Yes. 400 Due Lane is a current Columbia example combining a fenced backyard, more visual separation, a rear deck, and no HOA currently reported. Here is what buyers should actually evaluate when this feature combination matters.
What Is a 1031 Exchange and How Does It Work in Middle Tennessee?
· Investing
A 1031 exchange lets real estate investors sell an investment property and reinvest the proceeds into a like-kind replacement while deferring capital gains taxes. Franklin REALTOR® Kate Goeringer explains how the rules, timeline, and exchange types apply to the Middle Tennessee market.
FSBO vs. Listing Agent in Franklin, TN: What It Really Costs You
· Seller Tips
FSBO homes sold for a median of $360,000 vs $425,000 agent-assisted in 2025. Kate Goeringer breaks down the real cost of selling without an agent in Franklin, TN and Williamson County.
Williamson County Schools Rank Number One in Tennessee on 2026 TCAP. What That Means for Buyers
· Community
Williamson County Schools posted the highest overall TCAP proficiency rate in Tennessee at 73.9 percent. Franklin realtor Kate Goeringer explains what top-ranked schools mean for local home values, buyer demand, and seller strategy.
How Much Does It Cost to Sell a House in Franklin, TN? A Complete 2026 Breakdown
· Selling
Selling a home in Franklin, TN involves more than paying a real estate commission. Most sellers should budget 6% to 10% of the home's sale price to cover commissions, closing costs, repairs, concessions, title fees, and moving expenses. Here's your complete 2026 breakdown.
A Local Guide to the Fourth of July in Franklin, TN (2026 Edition)
· Community
Franklin, Tennessee knows how to celebrate Independence Day - and 2026 is extra special as the whole country marks America's 250th anniversary. Here is your complete insider guide to Fourth of July events across Williamson County.
The Top 10 Dos and Don'ts When Selling a Home During Divorce
· Selling
Selling a home during divorce in Franklin, TN is one of the most emotionally and financially complex situations a homeowner can face. Here are the top 10 dos and don'ts to protect your financial interests and move forward with confidence.
Are In-Ground Pools Worth It in Today's Williamson County Market?
· Housing Market
Real MLS data on homes with in-ground pools in Williamson County, TN. Median closed price $1.9M, median 17 days on market. Here is what buyers and sellers need to know.
Nashville Listings vs. Zillow: Franklin REALTOR Kate Goeringer Speaks Out on WSMV Channel 4
· Market News
Franklin REALTOR Kate Goeringer was interviewed on WSMV Channel 4 about the RealTracs vs. Zillow standoff that threatened to freeze Nashville area listings off one of the country's most visited home search platforms.
Will Nashville Home Listings Disappear From Zillow? Kate Goeringer Explains on News Channel 5
· Market News
Franklin REALTOR Kate Goeringer was featured on News Channel 5 explaining the RealTracs vs. Zillow dispute that could remove Nashville and Williamson County listings from one of the most visited home search sites.
Zillow Losing Realtracs Access in Middle Tennessee: What Sellers Need to Know
· Selling a Home
Starting June 1, 2025, Zillow will no longer display listings from the Realtracs MLS data feed, impacting Middle Tennessee home sellers. This is due to Zillow's non-compliance with updated IDX display rules. Learn what this means for your listing and how to ensure your property reaches buyers.
How Long Does it Take to Close on a House in Tennessee?
· Buying a Home
Curious about the timeline for closing on a home in Tennessee? Most transactions take 30 to 45 days, but several factors can influence this. Learn what to expect.
What Is a Home Sale Contingency and How Should You Use It?
· Selling a Home
A home sale contingency lets you make an offer on a new home before your current one sells — but it comes with real tradeoffs that can weaken your position at the negotiating table. If you're planning to move up in the Williamson County market, there's a smarter sequence to follow.
Buying a Home in Franklin TN in 2026: What to Expect
· Buying a Home
Considering a move to Franklin, Tennessee, in 2026? This guide covers market trends, home prices, popular neighborhoods, and essential steps for buyers in this thriving Williamson County city.
The Pet Owner's Guide to Buying a Home in Middle Tennessee
· Buying a Home
Franklin, Tennessee is one of America's most pet-friendly communities — the first city to pilot the Better Cities for Pets program. Here's what pet-owning buyers should prioritize when searching for a home in Williamson County, TN.
FSBO vs Realtor: 5 Reasons Hiring a Realtor Helps You Sell Faster and for More
· Selling Your Home
Thinking about selling your home yourself? Before you go the FSBO route, here are five important reasons why working with a Realtor can make a big difference in your final outcome - in Franklin, Brentwood, and across Middle Tennessee.
How Much Does It Cost to Build a Custom Home in Middle Tennessee?
· Buying a Home
Custom homes are becoming increasingly popular across Middle Tennessee as buyers look for more land, privacy, and personalization. But building from the ground up is very different from buying an existing home - here's what you need to know.
A Moment of Gratitude: Kate Goeringer Receives the 2025 WCAR Gold Production Award
· Williamson County Insider
Kate Goeringer was honored with the 2025 Gold Production Award from the Williamson County Association of REALTORS® - a reflection of hard work, trusted relationships, and a year of meaningful client service across Middle Tennessee.
Downsizing in Williamson County: A Calm, Strategic Plan for Your Next Chapter
· Selling Your Home
For many long-time Franklin and Brentwood homeowners, downsizing is not simply a real estate transaction - it is a major life transition that deserves a thoughtful plan.
Luxury Home Sales in Williamson County: What Proven Results Really Mean
· Selling Your Home
Luxury real estate in Franklin and Brentwood is not simply about higher price points. It requires strategic marketing, targeted buyer outreach, and hyper-local expertise.
Should Williamson County Homeowners Move to Florida? A Practical Relocation Guide
· Selling Your Home
For many long-time Williamson County homeowners, relocating to Florida is becoming a carefully considered lifestyle decision - not just a retirement dream.
What Happens When Your Franklin TN Home Does Not Sell? How to Reset and Relist
· Selling Your Home
Your Franklin home didn't sell - but that doesn't mean it won't. Here's how to adjust your strategy for a competitive Williamson County market and relist with confidence.
The Equity Trap Facing Long-Time Williamson County Homeowners
· Selling Your Home
Many long-time Franklin and Brentwood homeowners have built extraordinary equity - but hesitation to sell is quietly costing them flexibility, lifestyle improvements, and financial opportunity.
Should You Time the Market or Time Your Life? A Framework for Williamson County Sellers
· Selling Your Home
The most important timing decision for Williamson County sellers is not purely market-driven - it is lifestyle-driven. Here's how to think about it.
Why Do Two Homes on the Same Street Sell for Different Prices? Micro-Location in Williamson County
· Housing Market
In Williamson County, two nearly identical homes on the same street can sell for $50,000-$150,000 apart. Understanding micro-location factors is essential for both buyers and sellers.
The Silent Buyer Trend: Why Some Williamson County Homes Sell Before They Hit the Market
· Housing Market
A growing number of serious buyers in Franklin and Brentwood are identifying and pursuing homes before they are publicly listed. Here's what sellers need to know.
Where Can You Find Rural Living Near Franklin TN? Space, Privacy, and What to Expect
· Williamson County Insider
Buyers searching for space, privacy, and room to breathe near Franklin are finding it in Fairview, Leiper's Fork, and College Grove. Here's what each area offers and how they compare.
What Are the Hidden Stress Factors of Moving in Williamson County?
· Buying a Home
Moving is consistently ranked among life's most stressful events. But most of that stress is not inevitable - it is the product of poor sequencing and insufficient planning.
Why Some Renovations Actually Reduce Your Home's Resale Appeal in Williamson County
· Selling Your Home
Not every renovation adds value. In Williamson County's market, some improvements that feel like upgrades can actually make a home harder to sell - or reduce its appeal to the broadest buyer pool.
A Local's Top 10 List for Buying a Home in Franklin, Tennessee
· Buying a Home
Buying a home in Franklin, TN is about more than price and square footage. Smart buyers pay attention to school zones, traffic patterns, and how locals actually live day to day.
What Is the True Cost of Waiting to Sell in Williamson County?
· Selling Your Home
Many Williamson County homeowners are waiting for the 'perfect' moment to sell. But the cost of waiting is rarely just about price - it includes carrying costs, opportunity cost, and delayed lifestyle improvements.
What Happens If Your Home Doesn't Sell? A Strategic Plan Most Williamson County Sellers Never See
· Selling Your Home
Most Williamson County sellers never think about what happens if their home doesn't sell. Having a strategic plan for this scenario - before you list - changes how you approach pricing, preparation, and negotiations.
Why Do Two Homes on the Same Street Sell for Different Prices in Williamson County?
· Housing Market
In communities like Franklin, Brentwood, and Nolensville, two similar homes on the same block can sell at noticeably different prices. Here's why micro-location matters more than most sellers realize.
Should You Sell First or Buy First in Williamson County? How Homeowners Decide
· Buying a Home
One of the most common dilemmas for Williamson County homeowners: should you sell your current home before buying the next one, or buy first and then sell?
Should You Get a Pre-Listing Home Inspection in Williamson County?
· Selling Your Home
Most Williamson County sellers wait for the buyer's inspector to find problems. Smart sellers get ahead of the process with a pre-listing inspection - and it consistently produces better outcomes.
Why Does Strategic Pricing Attract More Offers in Williamson County?
· Selling Your Home
Pricing a home in Williamson County is not just a financial calculation - it is a psychological one. Strategic pricing can generate more offers, more competition, and ultimately a higher final sale price.
How Remote and Hybrid Work Are Reshaping What Williamson County Homebuyers Want
· Housing Market
Remote and hybrid work has fundamentally changed what buyers are looking for in Williamson County - from dedicated home offices to larger lots and more square footage per dollar.
What Today's Williamson County Buyers Expect From a Home Tour
· Selling Your Home
Buyer expectations during home tours in Franklin and Brentwood have evolved significantly. Here's what today's Williamson County buyers are looking for - and what turns them off.
What Buyers Notice in the First 30 Seconds of a Home Showing in Williamson County
· Selling Your Home
Research consistently shows that buyers form a strong first impression within the first 30 seconds of entering a home. Here's what they're noticing - and how to make those seconds count.
Planning a Multi-Generational Home Purchase in Williamson County
· Buying a Home
Multi-generational home purchases are growing rapidly in Williamson County as families look to share costs, provide care, and stay connected across generations.
Why You Need a Buyer's Agent When Purchasing a Home
· Buying a Home
Buying a home is one of the largest financial decisions most people will ever make. It is exciting, emotional, and full of opportunity - and a buyer's agent protects your interests throughout.
Building a Barndominium in Middle Tennessee: What You Need to Know Before You Break Ground
· Buying a Home
If you've been searching for acreage in places like Lebanon, Columbia, Spring Hill, or rural parts of Franklin, you've probably come across barndominium listings - and maybe started wondering if building one makes sense.
Why Lebanon, TN Is a Hidden Gem for Relocating to Middle Tennessee
· Housing Market
Relocating to Lebanon, TN offers affordable home prices, new construction communities, easy access to Nashville, and small-town charm in Wilson County.
Why Townhomes Are Popular with Today's First-Time Buyers in Williamson County, TN
· Williamson County Insider
For first-time buyers in Williamson County, townhomes offer a practical entry point into one of Tennessee's most desirable real estate markets.
Are Home Insurance Costs Rising? What Middle Tennessee Buyers Should Plan For
· Buying a Home
Homeowner's insurance premiums are increasing nationwide due to severe weather, higher repair costs, and rising claim volumes.
Top Reasons Why People Are Moving to Williamson County, TN
· Williamson County Insider
Williamson County is attracting buyers from across the country with its top-tier schools, strong job market, exceptional parks and greenways, and a quality of life that's hard to match.
Who Is Kate Goeringer? Meet Williamson County Real Estate Specialist
· Williamson County Insider
Kate Goeringer is the go-to agent for luxury real estate in Williamson County and Franklin, TN, blending years of local living with deep market expertise.
Why So Many Homeowners Are Downsizing Right Now
· Selling Your Home
With nearly 12,000 Americans turning 65 every day, many homeowners are choosing to downsize as retirement approaches. Strong home equity, lower maintenance costs, and lifestyle flexibility are driving the trend.
Celebrating Carol Birdsong's Retirement: Williamson County Schools Communications Director
· Williamson County Insider
After more than 28 years with Williamson County Schools, Carol Birdsong is retiring. From snow-day calls to steady community communication, her impact on the district has been immeasurable.
What Are the Top Housing Markets for Buyers and Sellers in 2026?
· Buying a Home
For 2026, housing experts are watching two very different lists emerge - one where sellers are poised to win, and one where buyers are gaining leverage.
Should You Skip a Home That Needs Work? What Williamson County Buyers Miss
· Buying a Home
A house that's been sitting on the market isn't automatically a red flag anymore. In today's market, longer days on market often reflect pricing or presentation issues that can be negotiated.
Winter Weather Tips for Williamson County, TN
· Williamson County Insider
Winter weather in Williamson County, TN can quickly impact roads, utilities, and daily life. Homeowners, buyers, and sellers should know how to prepare.
Mortgage Rates Hit a 3-Year Low. Here Is What That Means for Middle Tennessee Buyers
· Buying a Home
If you're one of the thousands of homebuyers waiting for rates to drop before making a move, the recent decline to a 3-year low is worth paying attention to.
Why Rising Foreclosure Headlines Aren't a Red Flag for Today's Housing Market
· Buying a Home
If you've seen headlines saying foreclosure activity is rising, it's important to understand what those numbers actually mean - and why they're very different from 2008.
How to Get Your Home Ready to Sell in Franklin TN: Pre-Listing Prep That Pays Off
· Selling Your Home
Preparing your home before listing can significantly boost buyer interest and sale price in the Franklin TN market. Focus on these high-return improvements before you list.