in Friendsville, TN • 2026 Buying Guide
Best Month
November
$161K
Avoid
June
$511K
Potential Savings
$350K
68.5% difference
Market Type
Balanced
5.0 mo. supply
Present investment properties with numbers: current rent roll, expense history, cap rate, and potential upside. Investors care about cash flow and appreciation potential, not emotional appeal.
Median Sale Price
$1.02M
N/A YoY
Days on Market
44
median days
Inventory
5
active listings
Sale-to-List Ratio
95.3%
room to negotiate
Jan
$217K
Feb
$180K
Mar
$194K
Apr
$336K
May
$216K
Jun
$511K
PeakJul
$280K
Aug
$310K
Sep
$306K
Oct
$245K
Nov
$161K
BestDec
$405K
Based on historical sales data in Friendsville
Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
Pro Tip: With Friendsville's median price at $1.02M, a 20% down payment would be approximately $205K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of Friendsville's housing market, November is typically the best time to buy a investment property. During this month, prices average around $161K, which is 68.5% lower than peak prices in June. Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
The current median home price in Friendsville is $1.02M. Investment Property prices vary based on location, size, and condition. Year-over-year, prices have changed N/A. Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Friendsville has a balanced market. This means you have reasonable options without extreme competition. Take time to find the right investment property but be prepared to move when you find it.
Key considerations for buying a investment property in Friendsville include: Calculate cap rate, cash-on-cash return, and cash flow; Factor in realistic vacancy rates (typically 5-8%); Budget for property management (10% of rent) even if self-managing. Also watch for red flags like Seller won't provide actual expense records and Deferred maintenance that will need immediate attention.
Homes in Friendsville currently spend an average of 44 days on market. This is typical for a balanced market with reasonable time to make decisions.
Investment properties require 15-25% down typically Interest rates are 0.5-1% higher than primary residence With Friendsville's median price of $1.02M, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a investment property in Friendsville? Our analysis shows that November typically offers the best prices, with homes averaging around $161K. Buying during this time could save you up to $350K compared to peak months like June.
With a median price of $1.02M and homes spending an average of 44 days on market, Friendsville is currently a balanced market. There's currently 5.0 months of inventory available.
Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Working with a local real estate agent who knows Friendsville can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in investment properties.