Type "Farragut TN home prices" into a search bar right now and you will get three answers, not one. One source puts the median sale price at $787,000. Another says the median list price is $841,000. A third, using a different methodology entirely, lands at $701,737. All three are current as of this summer. None of them are lying. And none of them tell you what a typical buyer in Farragut is actually going to pay.
That gap is not a data error. It is the story.
The number that moved, and the number that didn't
Here is what actually happened in Farragut's housing market over the twelve months ending in the summer of 2026, based on closed and pending sales tracked through May and June.
| Metric | This year | Last year | Change |
|---|---|---|---|
| Median sale price (3-mo. trailing) | $787,000 | ~$685,000 | +14.9% |
| Homes sold (May) | 117 | 135 | down 13% |
| Days on market | 66 | 56 | +10 days |
A median price climbing nearly 15% while the number of homes selling drops by double digits and the time to sell stretches out is not what a hot market looks like. A hot market moves fast and sells everything. This one is slower and pickier, but the price tag on what did sell got noticeably bigger.
That combination, price up, volume down, time on market up, is the fingerprint of a market where the mix of homes changed, not the value of any individual home. Fewer transactions happened, and the ones that did skewed toward a more expensive category of house. The median followed the mix, not the market.
Where the new median is actually coming from
The mix shift has a name, and it is not subtle: new construction.
As of this spring, Farragut has a wave of active luxury communities selling at a median price around $799,000. That figure comes from a builder's guide tracking Farragut's newest developments, including The Grove at Boyd Station, Grigsby Park, The Farm at Willow Creek, Black Ridge Pointe, and the newly announced Town Center at Biddle Farms. These are not incremental additions to existing subdivisions. They are new, ground-up communities, and they are pricing at or above the town-wide resale median, not below it.
That matters because in a lot of markets, new construction competes on price to move inventory fast. Builders undercut resale stock to win buyers who might otherwise choose an existing home. That is not entirely what is happening in Farragut right now. The Grove at Boyd Station, for instance, has multiple active listings directly across from McFee Park, three- and four-bedroom houses with three-car garages and hardwood main levels, built as full-size family homes rather than starter product. Ivey Farms, another active new-construction community, has listings advertising builder incentives toward closing costs on homes still finishing out their interior trim, which tells you builders there are working to move inventory, but the base product on offer remains squarely upper-middle to luxury rather than entry-level.
When a meaningful share of a town's transactions each month comes from communities priced near $799,000, and that share is large enough relative to overall sales volume, the town-wide median gets pulled toward that number even if every existing three-bedroom ranch and every 1990s brick colonial in Farragut sold for exactly what it would have sold for last year.
What the older subdivisions are still asking
The other half of the story is what is not moving as fast, and what it is priced at.
Fox Run, an established subdivision between Fox Den and Saddle Ridge, still has new construction going up on infill lots there this year. A few miles over, in the older, built-out section of Kings Gate, a 4-bedroom home on Foxford Drive with roughly 1,988 square feet is currently listed at $479,900. That is not a typo relative to the $787,000 median. It is a different product entirely, on a smaller, already-platted lot in a part of town where the streets and utilities went in years ago.
Compare that to a listing in Easton Park, a newer section, at $1,199,900 for a 5-bedroom, 3,700-square-foot home, or a listing on Farragut Hills Boulevard at $899,000. Three homes, three wildly different price points, all inside the same town limits, all counted in the same median.
This is the mechanism in miniature. Farragut is not one market with one price trajectory. It is at least two markets, an established resale layer trading in the $400s to $600s and a new-construction luxury layer trading in the $700s to $1.2 million-plus, and the published median is a blend of both that describes neither one accurately.
What this actually means if you're budgeting a move
If you are comparing neighborhoods with a target budget in mind, the quoted Farragut median is not a reliable anchor in either direction.
If your budget sits in the $450,000 to $650,000 range, the headline number might read as discouraging, like Farragut has priced you out. It has not. Established subdivisions with resale and infill inventory, places like Kings Gate and Fox Run, still transact well below the town-wide median. What has changed is that fewer of those homes are hitting the market relative to luxury new construction, so they represent a smaller slice of what gets counted, and take longer to close given the slower overall pace.
If your budget sits above $750,000 and you are specifically looking at new construction, the quoted median is closer to the real target, but you should expect to be comparing yourself against communities like Grigsby Park and The Farm at Willow Creek rather than against a decades-old Farragut street.
Either way, the practical move is the same: stop shopping to the town-wide median and start shopping to the specific subdivision, phase, and product type you actually want. A Redfin or Zillow-style citywide number is a reasonable starting point for curiosity. It is a poor tool for setting a real budget in a town where the underlying inventory splits this cleanly into two tiers.
The slower days-on-market figure also cuts in your favor if you are a buyer with some flexibility on timeline. Sixty-six days average, up from 56 a year ago, means less pressure to waive contingencies or skip an inspection than the same buyer would have faced two years ago in a faster-moving market. That is a real, practical difference in how you can structure an offer, not just a statistic.
A few questions worth asking before you shop by the median
Why do Zillow, Redfin, and Movoto show different numbers for the same town? They are measuring different things. Some track closed sale prices over a trailing window, some track current active list prices, and some use a modeled home-value index that estimates value across the entire housing stock rather than just what sold recently. None of the three methodologies is wrong. They are simply answering different questions, and Farragut's current two-tier market makes the gap between them wider than it would be in a town with a more uniform housing stock.
Is Farragut still a seller's market? The slowdown in sales volume and the lengthening days-on-market suggest conditions have eased from where they were a year ago, even as the median price climbed. That is not the same as a buyer's market. It means negotiating room has opened up somewhat, particularly for resale inventory outside the newest luxury communities, but well-priced homes in desirable subdivisions are still moving within a couple of months.
Should I expect multiple offers on a home in Farragut? It depends heavily on which of the two tiers the home sits in. Established resale homes priced realistically for their subdivision can still draw competing interest. New-construction luxury listings, given the volume of active inventory across several new communities right now, are more likely to sit and negotiate than to spark a bidding war.
If you are trying to figure out which of Farragut's two markets actually fits your budget and your timeline, that is exactly the kind of question worth working through before you start touring homes rather than after. Tyler James Owens can walk you through what specific subdivisions and phases are pricing at right now, and help you build a search that targets the real number instead of the blended one. Let's connect.
