Selling a Home in White House TN in 2026: 132 Resales at a $398,500 Median and What Sumner County Sellers Are Up Against

Resale homes on the Sumner County side of White House closed at a $398,500 median over the past year, while builders closed 101 new homes at $474,900. Above $450,000, a seller was up against more new homes than resales.

If you are selling a home in White House TN this year, your competition is not only the house down the street. From October 10, 2025, through October 9, 2026, 233 homes closed on the Sumner County side of White House at a median of $429,900. 132 were resales at a median of $398,500, and 101 were new construction at a median of $474,900, 43.3 percent of every sale.

White House sits on the Sumner and Robertson county line, and these figures cover the Sumner County side only, so verify the county and school assignment for any specific address. I'm Ryan Beals, born and raised in Gallatin and Hendersonville, and if you want this broken down for your street, size and year built before you pick a list price, I can pull the closed sales that actually compete with your home.

This guide is the overview. For deeper dives, see the best month to list in White House, how to price a White House home correctly and what White House sellers get wrong.

What White House Sellers Are Competing With

The price you can get depends heavily on where your home falls against the builders. Under $350,000, resale owned the market: 44 resales against 8 new homes. From $350,000 to $449,999 it was close, 53 resales and 40 new. From $450,000 to $549,999, new construction led 30 to 24, and at $550,000 and up builders closed 23 homes against 11 resales.

Most of that new supply came from three communities. Dorris Farm closed 53 new homes at a median of $444,238, The Retreat at Bridle Creek 18 at $510,913 and Marlin Pointe 18 at $428,425, together 88.1 percent of new sales. Springbrook Reserve added 5 at $484,900. If your home is a newer two-story near any of these, a buyer will likely tour a model before they tour you. The White House builders guide covers who builds where, and the new construction communities guide walks each one.

Recently built resales feel this the most. The 39 resales built in 2020 or later closed at a median of $430,000 and $204.70 per square foot, and Summerlin, which a year earlier was still a builder community with 31 new sales, closed 18 resales at a median of $397,450. Those sellers compete with a builder offering the same floor plan new.

Resale vs New on Price per Square Foot

The headline gap of $76,400 between the new and resale medians is mostly size. The median new home was 2,345 square feet against 1,927 for resale, and resale actually sold for more per foot, $206.95 against $199.68. Comparing site-built homes of the same size, 1,800 to 2,599 square feet, resale closed at $199.01 per foot and new at $199.30, effectively the same.

That parity is new. A year ago, same-size resales sold at $206.36 per foot against $193.01 for new construction. Builders closed the gap, so a resale seller can no longer count on a per-foot edge just for being finished and landscaped. The new construction vs resale comparison and the resale homes guide go deeper on that matchup.

Pricing by Size and Age

Smaller homes earn more per foot, and larger homes earn more in total. Among resales, the 31 under 1,500 square feet closed at a median of $310,000 and $251.89 per foot. From 1,500 to 1,999 square feet, 40 sales closed at $364,450 and $211.31. From 2,000 to 2,499, 36 closed at $442,500 and $195.03, and from 2,500 to 2,999, 19 closed at $492,000 and $186.65. The 6 resales of 3,000 square feet or more closed at $612,500 and $179.16 per foot.

Age reads less cleanly because size travels with it. Homes built before 1990 closed at a median of $300,000, but they were also the smallest, around 1,282 square feet, so their $225.00 per foot is higher than the 1990s homes at $195.15. The 22 resales from the 2000s closed at $463,950 and the 18 from the 2010s at $422,500, a lower median on a smaller home, 1,998 square feet against 2,272, at a higher $212.96 per foot. Price your home against sales of the same size and era, not the community median.

List Price, Price Cuts and What Sellers Actually Got

The median White House resale closed at 99.6 percent of its final list price and 98.1 percent of its original list price. That sounds like full price, but half the resales, 50.0 percent, closed below their final list price, against 19.8 percent of new homes.

The bigger story is the first price. 60 of the 132 resales, 45.5 percent, reduced their price before closing. Those homes closed at a median of 95.0 percent of their original list price, while the 72 that never reduced closed at a median of 100 percent. Even after the cut, the reduced homes closed at 99.2 percent of the lower price, and 26 of them reached or beat it. In other words, buyers paid what the market supported; the cut only moved the list price there later.

The question I hear most from White House sellers is whether to price to match the new homes going up a few miles away. My answer is to price against the closed resales that look like yours, then make it easy for a buyer to see what a builder charges extra for or cannot offer at all, like a finished yard, a fence, window coverings, mature trees and a move-in date that does not depend on a build schedule. When a seller lists high and plans to come down later, the early showings tend to go to the models instead. Starting at the right number and making that comparison obvious does more for a seller than any reduction.

White House TN Seller Market Data (Rolling 12 Months)

Data from RealTracs MLS. Rolling 12-month period, October 10, 2025 to October 9, 2026. Closed sales in the City of White House, Sumner County side only (Robertson County sales excluded). New construction = BuiltInfo New, To Be Built or Model. Sale-to-list uses sale price over final and original list price. Prior year is the 12 months before, on the same basis.

Active, Coming Soon & Under Contract in White House TN

Recently Sold in White House TN (Past 12 Months)

When White House Resales Close

Closings follow the familiar curve. Only 16 resales closed from January through March, against 41 from April through June, 37 from July through September and 38 from October through December. The prior year looked almost the same, with 16 first-quarter resales against 39 in the spring quarter.

Prices did not swing the way volume did. Quarterly resale medians ran from $393,750 to $419,000, and the highest was the slow winter quarter, which had the fewest sales. Closing dates trail the listing by the contract period, so a spring closing usually means a late winter or early spring listing. The month-by-month listing guide breaks this down further.

Who Is Actually Buying in White House TN, and How They Pay

The buyers I see in White House are mostly Nashville commuters, first-time buyers and move-up buyers trading into more space, plus some owners downsizing from a larger Sumner County home. I-65 runs south to downtown Nashville, typically 30 to 40 minutes most mornings, and 31W and Highway 76 handle local trips. Commuters compare drive times as closely as prices, so how quickly your street reaches I-65 is part of the pitch.

How buyers paid matters for sellers. Of the 132 resales, 60 closed with conventional financing, 30 with FHA, 12 with VA and 22 in cash. That puts 31.8 percent on FHA or VA loans, which carry their own appraisal condition standards, so handle obvious repairs like peeling paint, missing handrails and roof or HVAC questions before you list rather than in the middle of a contract.

Year Over Year: Resale Median Up, Price per Foot Down

A year ago White House resales were closing at a median of $380,000. Today that number is $398,500, up $18,500 or 4.9 percent. That increase tells you buyers bought bigger homes, not that the same home is worth more: the median resale grew from 1,808 to 1,927 square feet, while price per foot slipped 2.8 percent, from $212.97 to $206.95.

Resales also gained share as builders slowed. Resale closings rose from 121 to 132 while new construction fell from 150 to 101. Sellers held a little more of their price, too: the median closed at 98.1 percent of original list against 97.5 percent a year earlier, and the share closing below final list fell from 55.4 to 50.0 percent. Across all Sumner-side sales, the median rose 4.2 percent, from $412,528 to $429,900.

Schools and the County Line

By MLS assignment, all 132 Sumner-side resales were zoned to White House Middle School and White House High School, with 125 listing Harold B. Williams Elementary and 7 listing White House Intermediate. New and resale homes share the same assignments, so schools rarely separate your home from a builder's. Homes on the Robertson County side are assigned differently and are not in these numbers. Zone lines change, so verify any address with Sumner County Schools. The White House school zone guide has more detail.

Why Work with Ryan Beals to Sell in White House

I was born and raised in Gallatin and Hendersonville, and I price a White House home the way a buyer shops it: against the resales of the same size and era, and against the model homes in Dorris Farm, Marlin Pointe and The Retreat at Bridle Creek that a buyer will tour the same weekend. That matched comparison is what keeps a list price from needing a cut later.

I work as a patient educator with the Nashville Home Guru team at Compass. I show you the closed sales, the builder competition at your price point and the repairs worth doing before you list, then let you make the call. If you are also selling elsewhere in Sumner County, the Gallatin seller guide covers that market, and the established vs new construction guide helps if you are buying your next home here. Call me at 629-263-0248.

Frequently Asked Questions