January is the month the Tullahoma market takes a breath. The holiday listings have gone stale or gone pending, the spring sellers haven't launched yet, and the buyers touring homes in 30-degree weather are the serious ones. That makes January's numbers the perfect baseline for the year - this is the market at rest, and every month from here, I'll report exactly how it moves.
These numbers come straight from Realtracs MLS for Tullahoma - not a national estimate drawn from a wide radius around town. Here's the full picture, then the breakdown by property type.
The Full Market: January 2026 by the Numbers
All residential, Tullahoma, TN - January 2026 (Realtracs MLS):
| Metric | Jan 2026 |
|---|---|
| Closings | 28 |
| New under contract | 35 |
| New listings | 49 |
| Total inventory | 183 |
| Average sale price | $357,675 |
| Median sale price | $320,000 |
| Avg days on market (closed) | 80 |
| List to closed (avg) | 136 days |
| Months of supply | 6.09 |
A Balanced Market - For Now
Twenty-eight homes closed in January, and 35 more went under contract - a steady winter pace, not a sleepy one. With 183 homes in total inventory, supply sat at 6.09 months. That number matters: right around six months is what economists call a balanced market, where neither buyers nor sellers hold a decisive edge. Tullahoma opened 2026 dead-center on that line.
For buyers, that meant negotiating room and time to think - the average January sale took 80 days to find its contract and 136 days from list to closing table. For sellers, it meant patience: winter buyers are serious, but they're few, and they comparison-shop everything.
Prices: A $320,000 Median to Start the Year
January's median sale price was $320,000, with the average at $357,675 - the gap tells you a handful of larger sales happened even in midwinter. Meanwhile, the average asking price of homes sitting on the market was $412,789, well above what was actually closing. Some of that is mix (bigger homes list high and wait), but some of it is sellers still priced for a hotter market than the one outside. The homes that closed in January were the realistic ones.
Breaking It Down by Property Type
Single-Family Homes: The Core of the Market
Single-family homes accounted for 27 of January's 28 closings:
| Metric | Jan 2026 |
|---|---|
| Closings | 27 |
| Average sale price | $362,589 |
| Median sale price | $325,000 |
| Avg days on market (closed) | 77 |
| Total inventory | 175 |
| Months of supply | 6.0 |
A $325,000 median single-family sale is the benchmark number to remember as the year unfolds.
Condos & Townhomes: One Sale, Little Movement
Tullahoma's attached-home market is small, and January showed it: one condo closed, at $225,000, after 157 days on market. Eight condos and townhomes sat in inventory. If low-maintenance living is your goal, options are limited - when the right unit lists, it pays to be watching.
Multi-Family: One Duplex-Scale Sale
One multi-family property closed in January at $315,000, and inventory was nearly bare with a single active listing. Small multi-family properties in Tullahoma rarely surface - investors tend to move quickly when they do.
Land, Lots & Farms: Deep Winter, Deep Supply
Two parcels closed in January at modest prices (averaging $42,500 - small lots, not farms), against 73 parcels in inventory. That's roughly 35 months of supply - the deepest buyer's market in any Tullahoma segment. If you've been thinking about picking up a lot to build on, winter land sellers have very little competition for your attention. Browse current Tullahoma land for sale.
What This Means for Sellers
A six-month-supply market rewards preparation over urgency. If you're planning a spring sale, January and February are for getting ready: the repairs worth making, the paint, the photos plan, and above all the pricing homework. The $412K average asking price versus $320K median sale is the cautionary stat - buyers in a balanced market simply skip the wishful listings. Start with a free Tullahoma home value review so you know your real number before the spring competition arrives.
What This Means for Buyers
January is quietly one of the best windows of the year for buyers: 183 homes to choose from, sellers with fewer showings to count on, and 80-day market times that make aggressive negotiation possible. The buyers who closed in January almost certainly negotiated better terms than the ones who'll compete in April. If you're VA-eligible near Arnold AFB, the VA buyer's guide covers how zero-down works here, and you can watch everything as it lists via Tullahoma homes for sale.
The Bottom Line for January
Tullahoma opened 2026 balanced: 28 sales, a $320,000 median, six months of supply, and no side holding the whip hand. Historically, that doesn't last - spring listings and spring buyers change the equation fast. This report will track it month by month.
For the deeper local read - inventory by price band, what buyers are responding to, and how to time your move - visit the Tullahoma Market Report page, or the Coffee County Market Report for the wider area.
Have a question about your specific situation? Reach out directly or call (615) 631-6596.
Jon Smith is a Tullahoma REALTOR® with Real Broker, serving Tullahoma, Manchester, Winchester, Estill Springs, and the Arnold AFB / Tims Ford Lake area. Market statistics from Realtracs MLS (Residential: All; Residential: Single Family; Residential: Condo; Multi-Family; and Land, Lots, Farms; Tullahoma, TN; January 2026; report date 07/05/26). Statistics deemed reliable but not guaranteed and subject to MLS revision.