The Headlines Don’t Live Here—Nashville Does

The Headlines Don’t Live Here—Nashville Does

There’s a quiet tension in the air.

Friends are watching mortgage rates. Neighbors are casually mentioning selling. And just about everyone’s wondering the same thing: Should we make a move?

But then the headlines hit—national, dramatic, and usually out of touch with what’s actually happening here in Nashville, Tennessee. They make it feel risky to act… even when your gut tells you it’s time.

So let’s cut through the noise and talk about what’s really happening right here at home. Because the numbers are only part of the story—and context is everything.

The Market Didn’t Just Spike—It Shifted

At first glance, prices might look like they’ve jumped fast:

• Average sales price: $847K (up 9.3%)

• Median sales price: $533K (up 3.4%)

But here’s the why behind those numbers: In March, we saw a wave of closings in the luxury market—especially in areas like Green Hills, Belle Meade, and parts of East Nashville—ranging from $1.5M to $3M+.

Last March? More starter homes and townhomes were trading hands.

So yes, values are increasing—but not at the steep curve the headlines suggest. This is why local perspective matters. If you're buying or selling, national stories won’t guide you. Nashville data will.

Homes Are Still Selling—But Strategy Matters

• 596 homes sold in March — an 8.9% decrease year-over-year

• Average days on market: 31

• Median time to contract: 12 days

Here on the ground, there are really two markets:

• Well-priced, move-in ready homes are still getting quick traction—sometimes even multiple offers, even if they’ve been sitting a few weeks.

• Overpriced or under-prepped homes? They're stalling, often needing price reductions or incentives to draw attention.

Today’s buyers are savvy. They’re cautious, but they’re decisive when the right house shows up.

Showings Are Down—But Buyers Are Serious

Showings per listing are down about 12%, but buyers aren't gone—they're just more focused.

When they walk through the door, they're ready to write.

Sellers are still seeing strong offers:

• 97.8% of original list price (on average)

• Cash buyers made up 27% of March sales

• Most buyer activity is happening between $450K–$800K

To compete, many sellers are offering closing cost credits or rate buydowns. Almost every deal includes a due diligence period, giving buyers room to inspect and negotiate repairs confidently.

What Inventory Is Really Saying

Nashville’s housing market isn’t unstable—it’s just evolving.

Right now, we’ve got about 2.5 months of inventory—a big shift from the frenzied days of 2021. But we’re still well below the 4–6 months that signal a truly balanced market.

We’re still playing catch-up from years of underbuilding, and new construction is helping fill the gap—not flooding the market.

For perspective: Back in 2019, we were hovering around 3.8 months of inventory—and it was still considered a strong seller’s market.

The Real Bottom Line

If you’re thinking about buying or selling this spring or summer—you’re not too early, and you’re certainly not too late.

You’re right on time to make a smart, strategic move.

Let’s talk about what that looks like for you. Reach out anytime—I’d love to help you map out your next step right here in Nashville.