Sold
$1,900,000
12 South, Nashville
Franklin · Brentwood · College Grove · Nashville
Williamson County luxury real estatesold by someone who grew up here.
Ryan Boggs lists and sells $1M+ homes, estates, and acreage across Franklin, Brentwood, and Middle Tennessee. The pricing is sharp, the marketing is private first, and Ryan answers his own phone.
- Career sales volume
- $150M+
- Homes closed
- 260+
- Years in Williamson Co.
- 11+
- Repeat and referral
- 88%
Selling a $1M+ home
Four steps. No guesswork.
At this price point, the price you launch at and your first two weeks on the market decide how the sale goes. Ryan's process is built to get that first impression right, and a lot of it happens before your home ever hits Zillow.
01
Diagnose
A private valuation Ryan prepares himself, not an algorithm. He looks at comparable sales, current competition, and what buyers in your price band are actually paying for.
02
De-risk
A pre-listing insurability review of your roof age, wind and hail exposure, and systems. Insurance is getting harder to place in Tennessee, and buyers now find these problems in the middle of a deal.
New for 2026 →03
Preview privately
Off-market introductions to buyers and agents Ryan already knows. Many of the best Williamson County sales happen quietly, on a porch, before the public launch.
04
Launch
Editorial photography, film, and targeted digital marketing, all timed so your home gets as much attention as possible in its first 14 days.
The off-market network
“The best properties in this county never hit the market. They change hands on a porch, over a handshake, with someone you trust.”
Ryan Boggs · Franklin native
- Private previewsQualified buyers before public launch
- Discreet salesNo sign, no portal, no public history
- Agent network11+ years of Williamson County relationships
Where Ryan works
The towns that define the market
Real local knowledge for each town: price bands, schools, commutes, and what makes each place different.
$1M to $3M+
Franklin
Historic downtown, Westhaven, McKays Mill, and Fieldstone Farms. The center of gravity for Williamson County luxury.
$1.5M to $5M+
Brentwood
One-acre-minimum zoning and established estate neighborhoods, served by Williamson County Schools.
$1M to $4M+
College Grove
New estates, working land, and The Grove. Where Williamson County luxury buyers go for room to breathe.
Recent activity
Recently sold
Sold
$925,000
Brentwood
Sold
$692,480
Franklin
The group
A family business, literally.
Ryan grew up in Franklin and works alongside his wife, Cassie. The Ryan Boggs Real Estate Group is small on purpose. When you call, you get the person whose name is on the sign, not a call center, and that is why 88% of their business comes back to them by name.
- Brokerage
- Benchmark Realty, LLC
- Office
- 318 Seaboard Ln, Franklin
- Direct
- (615) 579-7521
- Focus
- $1M+ listings and estates
What clients say
Real reviews, real transactions
Five-star review
“He stayed on top of everything and answered all my questions in a timely manner. I would highly recommend Ryan as your real estate agent. Thank you, Ryan, for selling my house so quickly.”
Five-star review
“Ryan helped us buy and sell over the course of the last 5 years. His professional approach and hands-on methods were appreciated and helpful. Recommend Ryan as a realtor 100% without reservation. He's a straight shooter.”
Five-star review
“Ryan's genuine care, wealth of knowledge, and incredible drive to serve made the biggest difference for us. As someone who works with real estate agents regularly in my professional life, Ryan stands apart by a landslide.”
Five-star review
“Ryan helped us tremendously with our relocation from Memphis to Nashville. His patience and relaxed manner along with thoughtful discussions made finding the right home easy. He gives you comfort in knowing that he and his team are on your side.”
Start searching
Every listing, live right now
Search the same real-time MLS data Ryan works from, right here, no account required to look.
Straight answers
Questions sellers actually ask
Short, direct answers from a Franklin native. If yours is not here, call Ryan at (615) 579-7521.
What is my home worth in Franklin, TN?
Online estimates struggle with luxury homes in Franklin because no two $1M+ properties are really alike. Lot, finishes, school zone, and street all move the number. Ryan prepares every valuation himself from recent comparable sales, active competition, and buyer demand in your price band. Request a private valuation below. It is free, and there is no obligation.
Can I sell my home off-market in Franklin or Brentwood?
Yes. Many high-end Williamson County homes sell through private previews: introductions to qualified buyers and agents before, or instead of, a public MLS launch. It suits sellers who want privacy, no sign in the yard, or a way to test price quietly. Ryan has built that off-market network over 11+ years in the county.
Franklin or Brentwood: how do luxury buyers choose?
Brentwood is known for one-acre minimum zoning and established estate neighborhoods, with luxury homes typically $1.5M to $5M+. Franklin offers a historic downtown, walkable neighborhoods like Westhaven, and a wider range, typically $1M to $3M+. Both are served by Williamson County Schools. The choice usually comes down to land versus lifestyle.
How long does it take to sell a luxury home in Williamson County?
It depends on the price band and how the home is priced at launch. The first two weeks on the market matter most: a well-priced home draws its strongest offers early, while an overpriced one goes stale and gets negotiated down. Ryan's process is built around getting that launch right.
Why does home insurance matter when selling in Tennessee?
Carriers are pricing more tightly on roof age and wind and hail exposure, and buyers increasingly discover insurability problems during their inspection period, which can reopen negotiations. A pre-listing insurability review surfaces them before you list, while you still control the fix.
What does it cost to sell a home in Tennessee?
Typical costs include the brokerage commission (always negotiable), your share of title and closing fees, any mortgage payoff, and prorated property taxes. Ryan's net proceeds calculator uses Tennessee-specific closing cost assumptions, so you can see your estimated take-home before you decide.
Does Ryan help buyers relocating to Nashville or Franklin?
Yes. Relocation buyers are a core part of the business. Ryan grew up in Franklin and guides buyers through neighborhoods, schools, commutes, and what their budget buys across Williamson County and Nashville, including new construction and homes with acreage.
Private valuation
Start with the real number.
Ryan prepares every valuation himself, using your home, your street, and this month's sales, not an algorithm. There is no obligation and no sign in the yard. Thinking about a move, even a quiet one? This is where to start.
- Career sales volume
- $150M+
- Homes closed
- 260+
- Years in Williamson Co.
- 11+
- Repeat and referral
- 88%
Request a private valuation
Two short steps. Ryan usually replies the same day.
Insights
From the market desk
Buying
Moving to Franklin TN: The Relocation Buyer's Guide
What relocating buyers actually need to know about Franklin: the neighborhoods, the schools, the commute, and the parts nobody puts in the brochure.
Neighborhoods
Brentwood vs Franklin: How Luxury Buyers Actually Choose
The honest trade-offs between Williamson County's two flagship luxury markets: land, schools, commute, housing stock, and what the same $2M buys in each.
Selling
How to Price a Luxury Home in Williamson County
Why pricing a $1M+ home in Franklin, Brentwood, or the surrounding luxury markets is a judgment call, not a formula, and how the first two weeks decide your outcome.