Williamson County, TN
Housing, jobs, water, deposits and federal obligations for this county, each figure with the release it came from. Internal point 35.89, -86.90.
Assembled 2026-10-19. Read the brief.
- 99th pct · 27th of 3,063 US counties · median $230,451
- 100th pct · 1st of 95 Tennessee counties · median $252,394
- 100th pct · 1st of 14 counties in the Nashville-Davidson--Murfreesboro--Franklin metro · median $382,059
- 50th pct · 1,529th of 3,062 US counties · median +2.9%
- 50th pct · 48th of 95 Tennessee counties · median +2.9%
- 69th pct · 5th of 14 counties in the Nashville-Davidson--Murfreesboro--Franklin metro · median +1.8%
- 87th pct · 166th of 1,358 US counties · median $1,506
- 100th pct · 1st of 46 Tennessee counties · median $1,477
- 100th pct · 1st of 9 counties in the Nashville-Davidson--Murfreesboro--Franklin metro · median $1,715
- 93rd pct · 216th of 3,221 US counties · median 8,232
- 95th pct · 5th of 95 Tennessee counties · median 8,576
- 92nd pct · 2nd of 14 counties in the Nashville-Davidson--Murfreesboro--Franklin metro · median 20,943
- 97th pct · 67th of 3,221 US counties · median $1,039
- 100th pct · 1st of 95 Tennessee counties · median $1,030
- 100th pct · 1st of 14 counties in the Nashville-Davidson--Murfreesboro--Franklin metro · median $1,207
- 96th pct · 107th of 3,063 US counties · median 4.2
- 100th pct · 1st of 95 Tennessee counties · median 5.0
- 100th pct · 1st of 14 counties in the Nashville-Davidson--Murfreesboro--Franklin metro · median 6.1
Typical home value divided by the average annual wage of one covered job.
A percentile here is a min-max scaling of average rank: the smallest published value in the cohort is 0 and the largest is 100, and tied values share the average of the ranks they span. It is not the share of entities below the value, so 0 means smallest, not none below. Entities that did not publish the metric are outside the cohort entirely and are counted in neither the rank nor its denominator.
Home values #
Typical home $916,175 (Sep 2026), +2.9% over one year, +30.1% over five
- 99th pct · 27th of 3,063 US counties · median $230,451
- 100th pct · 1st of 95 Tennessee counties · median $252,394
- 100th pct · 1st of 14 counties in the Nashville-Davidson--Murfreesboro--Franklin metro · median $382,059
| Item | Value | Distance |
|---|---|---|
| Williamson County, TN | $916,175 · +2.9% 1-yr |
Zillow Home Value Index (ZHVI), typical value of homes in the 35th to 65th percentile, smoothed and seasonally adjusted; a model estimate of value, not a sale price. Data through Zillow Research.
Rents #
Typical rent $2,122/mo (Sep 2026), +0.6% over one year; price-to-rent 36.0
- 87th pct · 166th of 1,358 US counties · median $1,506
- 100th pct · 1st of 46 Tennessee counties · median $1,477
- 100th pct · 1st of 9 counties in the Nashville-Davidson--Murfreesboro--Franklin metro · median $1,715
| Item | Value | Distance |
|---|---|---|
| Williamson County, TN | $2,122/mo · +0.6% 1-yr |
Zillow Observed Rent Index (ZORI), smoothed, all homes and multifamily; price-to-rent = typical home / (typical rent × 12).
What the typical home costs to carry #
Principal and interest of $5,075 a month on $916,175 at 7.40%, against an average weekly wage worth $8,177 a month: 62.1% of one job’s pay.
- payment = P·r / (1 − (1+r)^−n), P = $916,175 × 80% = $732,940, r = 7.40%/12 (Freddie Mac PMMS via FRED, 2026-10-15), n = 360 → $5,075/mo principal and interest
- wage share = payment / (avg weekly wage $1,887 × 52 / 12 = $8,177) = 62% of one average job's pay (BLS QCEW 2026 Q1, all covered jobs)
- years of wages = $916,175 / ($1,887 × 52) = 9.3
- price-to-rent = $916,175 / ($2,122 × 12) = 36.0
The wage is one covered job’s average, not a household’s income, so this is the share of a single paycheque and not a mortgage underwriting ratio.
Estimate. Principal and interest on the typical home with 20% down over 30 years at this week's Freddie Mac average rate; compared with the average weekly wage of all jobs covered by unemployment insurance in the area (BLS QCEW), which is pay per job, not household income.
Jobs & wages #
150,139 jobs at 13,729 employers (2026 Q1); +0.6% jobs and +1.8% average weekly wage over the year
- 93rd pct · 216th of 3,221 US counties · median 8,232
- 95th pct · 5th of 95 Tennessee counties · median 8,576
- 92nd pct · 2nd of 14 counties in the Nashville-Davidson--Murfreesboro--Franklin metro · median 20,943
| Item | Value | Distance |
|---|---|---|
| Williamson County, TN | 150,139 jobs · $1,887/wk · +0.6% YoY |
| NAICS sector | Jobs | Avg weekly wage | Location quotient | Jobs over the year |
|---|---|---|---|---|
| Health care and social assistance | 19,786 | $1,505 | 0.88 | +6.8% |
| Retail trade | 17,033 | $951 | 1.16 | -1.1% |
| Accommodation and food services | 15,022 | $605 | 1.11 | +0.7% |
| Professional and technical services | 14,393 | $2,361 | 1.39 | -3.8% |
| Finance and insurance | 11,322 | $3,628 | 1.85 | -2.1% |
| Administrative and waste services | 10,124 | $1,780 | 1.19 | +0.9% |
| Construction | 9,614 | $1,892 | 1.22 | +5.0% |
| Management of companies | 7,682 | $4,955 | 3.06 | +2.9% |
| Information | 6,054 | $2,604 | 2.19 | -19.7% |
| Arts, entertainment and recreation | 4,965 | $1,115 | 2.01 | +53.0% |
| Other services | 4,703 | $1,276 | 1.05 | -6.1% |
| Wholesale trade | 4,269 | $3,117 | 0.74 | -5.3% |
BLS Quarterly Census of Employment and Wages, all ownerships, total covered employment in the quarter's third month; over-the-year changes as published. Suppressed cells stay blank.
Drought #
D2 severe drought
Sites found: 5, searched within 0 km of this place’s internal point. That is a disc around a point, not the area itself: sites outside the boundary are included, and sites inside it further than 0 km away are not.
US Drought Monitor current week; the highest class of any polygon containing the point.
Reservoirs #
Surface water layer not loaded
Sites found: 0, searched within 150 km of this place’s internal point. That is a disc around a point, not the area itself: sites outside the boundary are included, and sites inside it further than 150 km away are not.
Σ(capacity × percent full) / Σ capacity over TWDB reservoirs within 150 km. Texas only; elsewhere USGS reservoir elevation/storage is listed without a capacity to normalise by.
Stream gauges #
Surface water layer not loaded
Sites found: 0, searched within 75 km of this place’s internal point. That is a disc around a point, not the area itself: sites outside the boundary are included, and sites inside it further than 75 km away are not.
USGS latest readings screened against EPA freshwater criteria (DO ≥ 5 mg/L, pH 6.5–9, conductance, turbidity, temperature); NWS flood categories where a NWPS gauge is co-located.
Groundwater #
No USGS monitoring wells within 75 km (or above 1,500 km)
Sites found: 0, searched within 75 km of this place’s internal point. That is a disc around a point, not the area itself: sites outside the boundary are included, and sites inside it further than 75 km away are not.
USGS latest daily water levels. A single latest reading says where the table is, not which way it is moving; select a well for its 365-day trace.
Water stress #
high (0.50)
Σ wᵢ·termᵢ / Σ wᵢ = 0.35×0.50 / 0.35
Banks & federal dollars #
$14.3 bn in deposits at 104 offices of 35 banks (SOD June 2026); HHI 778, unconcentrated. $1.9 bn federal obligations in FY2026 (direct payments $1.7 bn, contracts $221.2 m), $12,724 per covered job
| Item | Value | Distance |
|---|---|---|
| Pinnacle Bank | $2.3 bn · 16.4% share · 5 offices | |
| FirstBank | $1.8 bn · 12.6% share · 9 offices | |
| Bank of America, National Association | $1.4 bn · 9.7% share · 5 offices | |
| Williamson, TN | $1.9 bn FY2026 · $12,724/job |
| Institution | Deposits | Share | Offices |
|---|---|---|---|
| Pinnacle Bank | $2,346,764,000 | 16.4% | 5 |
| FirstBank | $1,803,679,000 | 12.6% | 9 |
| Bank of America, National Association | $1,384,359,000 | 9.7% | 5 |
| Regions Bank | $1,281,281,000 | 8.9% | 9 |
| First Horizon Bank | $1,002,696,000 | 7.0% | 8 |
| Fifth Third Bank, National Association | $850,684,000 | 5.9% | 7 |
| Truist Bank | $585,475,000 | 4.1% | 5 |
| U.S. Bank National Association | $568,831,000 | 4.0% | 5 |
| Studio Bank | $510,960,000 | 3.6% | 1 |
| Wells Fargo Bank, National Association | $435,249,000 | 3.0% | 4 |
Deposit concentration is 778 across 35 banks, which the 1995 Department of Justice bank merger screen calls unconcentrated.
HHI = Σ (share %)² over 35 banks with deposits in the county = 16.4² + 12.6² + 9.7² + … (32 more) = 778
FDIC Summary of Deposits: deposits at every insured office as of June 30, annual; HHI is the sum of squared county deposit shares (DOJ 1995 bank merger screen: 1000 / 1800). USAspending: obligations by place of performance for the latest complete federal fiscal year (Oct 1 to Sep 30), what agencies committed, not what they paid out; recipients are legal entities. Per-job divides obligations by BLS QCEW covered employment.
Federal obligations #
That is $12,724 per covered job, against 150,139 jobs in the 2026 Q1 QCEW quarter.
per job = FY2026 obligations $1.9 bn / 150,139 covered jobs (BLS QCEW 2026 Q1, all ownerships) = $12,724
USAspending obligations are recorded where the work is performed, so a prime award performed here is counted here even when the recipient is headquartered elsewhere. Recipients are legal entities, never people.
National context, not this county #
These are United States, single-gauge, single-state and port series. None of them is keyed to this county.
| Series | Latest | As of | Change |
|---|---|---|---|
| Mississippi River at Memphis, stage · ft | not published | not published | |
| Mississippi River at St. Louis, stage · ft | not published | not published | |
| Ohio River at Louisville, stage · ft | 17.95 | 2026-10-18 | -2.6% |
| Missouri River at St. Joseph, stage · ft | not published | not published | |
| Colorado River below Hoover Dam, flow (Hoover releases) · ft³/s | 5,170.00 | 2026-02-05 | -25.3% |
| Texas reservoirs, statewide percent full · % | 72.20 | 2026-10-19 | +0.0% |
| Laredo truck crossings, monthly · trucks | 258,700.00 | 2026-08-01 | -0.4% |
| Los Angeles + Long Beach container volume, annual · TEU | 10,513,167.00 | 2023-01-01 | -13.5% |
| Containerships waiting for a berth, all US ports · ships | 7.00 | 2026-10-13 | +133.3% |
| Shanghai to Los Angeles container rate · $ per 40 ft box | 7,848.00 | 2026-09-01 | +14.9% |
| US diesel retail price · $ per gallon | unavailable | not published | |
| WTI crude oil, spot · $ per barrel | 101.91 | 2026-10-14 | +1.0% |
| 30-year fixed mortgage rate · % | 7.40 | 2026-10-15 | +0.0% |
| Housing starts, annual rate · thousands of units | 1,275.00 | 2026-08-01 | -2.6% |
| Building permits, annual rate · thousands of units | 1,403.00 | 2026-08-01 | -2.1% |
| Case-Shiller US home price index · index, Jan 2000 = 100 | 337.31 | 2026-07-01 | +0.1% |
| Unemployment rate · % | 4.20 | 2026-09-01 | +2.4% |
| US goods and services trade balance, monthly · $ millions | -105,572.00 | 2026-08-01 | -13.7% |
| Retail sales excluding food services, monthly · $ millions | 652,115.00 | 2026-09-01 | +0.7% |
The indicator registry has no county-keyed series and no geographic selection: every entry is national, a named gauge, a single state or a port. They are here as the backdrop the county's own numbers move against, and they are never this county's readings.
What changed #
Williamson County, TN: 21 findings, 3 at a watch level and 18 noted
watchWilliamson County, TN's price-to-rent ratio is 36.0, a watch level here: typical home value worth 25 or more years of typical rent (typical home value / (typical rent × 12), Zillow ZHVI over ZORI, same month; convention chosen for this dashboard, not an official level). The previous published period is not in this table, so this is a standing level rather than a change.
Period 2026-09.Show the arithmetic
- test: priceToRent = 35.97321310137197 >= 25
- typical home value / (typical rent × 12); Zillow ZHVI over ZORI, same month
typical home value / (typical rent × 12), Zillow ZHVI over ZORI, same month; convention chosen for this dashboard, not an official level
watchWilliamson County, TN's price-to-rent ratio of 36.0 ranks 3rd of 1,358 US counties, a watch level here: price-to-rent in the top tenth of US counties (position among the counties that published both ZHVI and ZORI this month; not an official level). The previous published period is not in this table, so this is a standing level rather than a change.
Period 2026-09.Show the arithmetic
- test: priceToRent percentile = 99.85261606484893 >= 90
- typical home value / (typical rent × 12); Zillow ZHVI over ZORI, same month
position among the counties that published both ZHVI and ZORI this month; not an official level
watchWilliamson County, TN's years of wages of 9.3 ranks 107th of 3,063 US counties, a watch level here: years of wages in the top tenth of US counties (position among the counties that published both a ZHVI value and a QCEW average weekly wage; not an official level). The previous published period is not in this table, so this is a standing level rather than a change.
Period 2026-09.Show the arithmetic
- test: yearsOfWages percentile = 96.53821032005226 >= 90
- typical home value / (average weekly wage × 52); one average covered job, not a household
position among the counties that published both a ZHVI value and a QCEW average weekly wage; not an official level
noteWilliamson County, TN's average weekly wage was 1.8% higher than the same quarter a year earlier in 2026 Q1, on BLS QCEW's published over-the-year change.
Period 2026 Q1.Show the arithmetic
- +1.8 % = BLS QCEW over-the-year percent change for 2026 Q1, as published
- the newest QCEW file carries no year-earlier level, so no move from one level to another is printed
BLS QCEW over-the-year percent change, as published
noteWilliamson County, TN's covered employment was 0.6% higher than the same quarter a year earlier in 2026 Q1, on BLS QCEW's published over-the-year change.
Period 2026 Q1.Show the arithmetic
- +0.6 % = BLS QCEW over-the-year percent change for 2026 Q1, as published
- the newest QCEW file carries no year-earlier level, so no move from one level to another is printed
BLS QCEW over-the-year percent change, as published
Read all 12 findings in the full brief
Every finding is produced by a fixed rule table and a fixed sentence for each rule. Nothing here is generated prose.