How Much Do Homes Cost in Livingston TN in 2026? (Overton County Market Guide)

If you’re thinking about buying or selling in Livingston, Tennessee or Overton County, one of the first questions is:

“How much do homes actually cost right now?”

The answer depends on the type of property, location, and land, but there are some clear trends in the local market.

Bridget Salazar, known locally as the OC Homegirl, is a real estate agent with The Realty Firm in Livingston, Tennessee who helps buyers and sellers understand pricing and navigate the market across Overton County and the Upper Cumberland region.

As of the most recent market data:

• Median home price in Livingston TN: ~$230,000 – $275,000
• Price per square foot: ~$140 – $180 depending on property type
• Homes with land or acreage: often priced higher depending on acreage and features

Compared to nearby cities:

• Nashville median home price: often $400,000+
• Cookeville (nearby): typically higher than Livingston

👉 This price gap is one of the main reasons buyers are moving into Overton County.

The market in Livingston and Overton County has shown:

• Steady demand from relocation buyers
• Increased interest in rural and land properties
• Continued affordability compared to urban areas

However:

• Buyers are becoming more selective
• Pricing correctly matters more than ever

• Average days on market: ~45–90 days (varies widely)
• Well-priced homes: often sell much faster
• Overpriced homes: can sit significantly longer

👉 This tells us:

Strategy matters more than timing.

Pricing can vary significantly based on:

• In-town Livingston vs rural Overton County
• Proximity to Dale Hollow Lake or main roads

• Properties with land often command higher prices
• Usable land vs wooded land also matters

• Move-in ready homes sell faster and for more
• Homes needing work may sit longer

• Single-family homes
• Cabins and lake homes
• Land + home combinations

If you’re buying in Livingston:

• You can still find more value for your money compared to larger cities
• But you need to act quickly on well-priced homes
• Understanding local pricing differences is key

If you’re selling:

• There is still strong buyer interest
• But pricing correctly is critical
• Overpricing leads to longer time on market

Even with changing markets, Livingston continues to attract buyers because:

• lower cost of living
• access to land and outdoor lifestyle
• proximity to Dale Hollow Lake and Upper Cumberland recreation

So, how much do homes cost in Livingston TN?

👉 Most fall in the $230K–$275K range, but can vary widely depending on land, condition, and location.

The key is understanding how your specific property fits into the local market.

Bridget Salazar – OC HomegirlReal Estate Agent | The Realty FirmLivingston Tennessee – Overton County & Upper Cumberland

https://www.ochomegirltn.com

Keep reading:

• Buying land in the Upper Cumberland
• What is your home worth?
• How I sell your home
• How I help buyers

Have a question about this? Send me a message or call (931) 510-1346. I answer every question.