Nicholasville, KY — Momentum Score, Home Values & Best-For

All states·Kentucky·Nicholasville

Jessamine County · Lexington-Fayette · population 33,458

Investors
Nicholasville, KY
Image: Wikipedia · Nicholasville, Kentucky
OverviewCost of livingMoving guide
View watchlist →
77
Rising
Momentum score · 0–100

Where Nicholasville stands

At or near all-time high. averaging 7.1% annual growth over 5 years. rents up 5.4% in the last year.

Median home $324,243
1-year +3.3%
5-yr CAGR +7.1%
vs 5-yr peak +0.0%
Population +1.8%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-04$324k$151k$213k$275k$337k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
81/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,429/mo$860$1,196$1,533202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent141153100120140160202220242026

Rent vs buy

Price-to-rent ratio: 18.9
Lean buy

At a 18.9 price-to-rent ratio, Nicholasville is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
67 · w22%
Home 5-yr CAGR
75 · w22%
Distance from peak
90 · w18%
Population growth
78 · w16%
Rent YoY
81 · w12%
Home 10-yr CAGR
75 · w10%
Long thesis

Nicholasville has averaged 7.1% annual appreciation over five years and the trend is still live (+3.3% in the last 12 months). When a momentum trade keeps working, the simplest explanation is usually correct: more people want in.

Short thesis

Nicholasville's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Nicholasville

Nicholasville is a city in Jessamine County, Kentucky, with an estimated population of 33,458. It anchors the Lexington-Fayette metro area. The population grew 1.8% annually from 2020 to 2024, a moderate gain. The median home value in Nicholasville is $324,243 as of 2026-04, up 3.3% over the last 12 months. Over the last five years, home values have averaged +7.1% annual growth, with prices at or near the 5-year peak. Rents in Nicholasville average $1,429 per month, up 5.4% year-over-year. The composite momentum score is 77 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Healthy 5-year run: +7.1% annualized over 5 years, outpacing US inflation.
●Quiet strength: +3.3% over the trailing year — not a melt-up, but the market is bid.
●Net positive migration: population up 1.8% per year — demand fundamentals are intact.
●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.
●Hot rental market: rents up 5.4% YoY — landlords have pricing power, supports new investment math.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Nicholasville (Wikipedia)

Nicholasville is a city in and the county seat of Jessamine County, Kentucky, United States. The population was 31,490 at the 2020 census, making Nicholasville the tenth-most populous city in Kentucky. Nicholasville is a home rule-class city under Kentucky law.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Jessamine County right now.

NWS active alerts (KY)Kentucky Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Jessamine County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Nicholasville

Georgetown, KY76 · RisingBardstown, KY75 · RisingIndependence, KY72 · RisingWinchester, KY74 · Rising

Run the numbers for Nicholasville

ToolCan I afford Nicholasville?Income → city shortlistToolROI on a Nicholasville rentalCap rate, cash-on-cash, DSCRToolCompare Nicholasville to anywhereSide-by-side up to 3 citiesToolNicholasville cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
42° / 26°
avg high / low
Summer (Jul)
86° / 66°
avg high / low
Sunny days/yr
188
~52% of year
Annual precip
50″ rain
12″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
High
Wildfire
Very low
Earthquake
Moderate
Flood
High

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Nicholasville listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local sports teams

Major professional teams the Lexington-Fayette area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Local economy & environment

Humidity
70%
Humid climate
Median household income
$60,200
Kentucky state median
Top industries (state-level)
Manufacturing (auto)HealthcareLogistics (UPS)

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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