New - 7 Hours Ago
$410,000
Active
3
Beds
2
Baths
1290
Sqft
0.28
Acres
3227 Cloverwood Dr, Nashville, TN 37214
MLS#: RTC3520836
Yes, if you price it to the market.
In July 2026, 2,691 single-family homes closed across the Middle Tennessee counties we work. Half of them went under contract inside 15 days. The average was 31.
That gap between 15 and 31 is the entire answer to your question, and it has almost nothing to do with the market.
Half of listings don't make it to closing
Between July 2025 and June 2026, 4,906 single-family homes with a Nashville address closed. Over the same twelve months, 4,627 listings were cancelled or expired.
Prices rose that year. Closings climbed. And roughly half of everything that went to market came back off without selling. We pulled that apart in detail here.
July looked the same. 4,591 homes came on the market across the region. 2,439 went under contract. Two houses listed for roughly every one that found a buyer.
Almost none of those were unsellable houses. Most were priced past what buyers would pay, sat, came off, and went back on with a new MLS number and the day counter reset to zero.
The average is double the median, every single month
Thirteen months of days on market for single-family closings across the region:
| Month | Average | Median | Ratio |
|---|---|---|---|
| July 2025 | 29 | 14 | 2.07x |
| October 2025 | 35 | 19 | 1.84x |
| January 2026 | 42 | 24 | 1.75x |
| April 2026 | 34 | 13 | 2.62x |
| July 2026 | 31 | 15 | 2.07x |
RealTracs, Residential: Single Family, nine-county Middle Tennessee region. Days on Market (Closed). Pulled 08/18/26.
The gap never closed. Not once in thirteen months. It never dropped below 14 days.
Half the homes are gone in two weeks. The other half stretch far enough to drag the average to twice the midpoint — which puts the slower half somewhere around 45 to 50 days on average, with a smaller group sitting for months inside that.
A strong market won't rescue a bad price
Look at the ratio column again. It's narrowest in January, when everything was slow. It's widest in April, the fastest month in the whole series.
When buyers came back this spring, the median fell from 24 days to 13. The average only fell from 42 to 34. Correctly priced homes cut their time nearly in half. The overpriced ones barely moved.
Spring doesn't lift everyone. It widens the distance between you and the sellers who got the number right.
Where the market stands
July 2026, single-family, across the region:
- 4.37 months of supply. Six months is the traditional line between a seller's and a buyer's market. Single-family detached hasn't reached it.
- $520,000 median sale price. Prices held.
- 2,691 closings. Buyers are transacting.
It varies by county. Rutherford ran 3.64 months, Davidson 4.83, Cheatham 6.38. Williamson had a median sale price of $1,145,000 and a median of 11 days on market — with an average of 30. Nearly three times the midpoint, in the county where people assume everything sells the first weekend.
If you've seen a much bigger days-on-market number
You probably have, and it's worth knowing why. RealTracs reports several different clocks. Days on Market counts only the time a listing is active and publicly marketed — 31 days on average in July. List to Contract starts the day you sign the listing agreement and runs 56 days, because it includes the weeks you spent painting and decluttering before anyone could see the house. List to Closed averaged 99 days, since it adds the escrow period on the back end.
Most published market summaries also blend condos, townhomes, and multifamily into one figure. Those move on different timelines than a single-family house. When you compare numbers between sources, check which clock and which property types you're looking at before drawing a conclusion. Our monthly market reports use the broader all-residential figures; this post is single-family only.
What decides which half you land in
Price, mostly, and it's decided before the sign goes in the yard. A house listed above its comparable sales gets fewer showings from day one — buyers filter by price band, so an overpriced home isn't losing to lower offers, it's never being seen by the people who would have bought it. Then the days accumulate, and days on market is public. By week six the showing requests have thinned and the buyers still looking have started to assume something is wrong with the house. The price reduction that follows arrives to an audience that has already moved on, which is why so many of those listings end up cancelled and relisted rather than sold, and why the ones that finally do sell often close below what a correct number in week one would have brought. Condition and photography matter too, but they mostly determine whether a correctly priced house sells in nine days or nineteen. Price determines whether it sells at all. We've written about how that plays out week by week, and how we set a list price in the first place.
Frequently asked questions
Is it a good time to sell a house in Nashville?
For a well-prepared home priced to its comparable sales, yes. In July 2026, 2,691 single-family homes closed across the region at a median price of $520,000, with a median of 15 days on market. Supply sat at 4.37 months, still under the six-month threshold for a balanced market. The risk isn't market conditions — it's that roughly half of listing attempts end without a sale, and price is the main reason.
How long does it take to sell a house in Nashville?
The median was 15 days in July 2026 and the average was 31. That gap matters more than either number. Half of homes go under contract within about two weeks; the slower half averages somewhere near 45 to 50 days, and some never sell at all.
Is Nashville a buyer's market in 2026?
Not for single-family homes. Supply was 4.37 months in July 2026, below the six-month mark. Buyers have more choice and more negotiating room than they did in 2021, but inventory hasn't reached the level that would flip the market.
Why do so many Nashville listings fail to sell?
Nearly half of listing attempts in the twelve months ending June 2026 were cancelled or expired instead of closing. Price is the usual cause. Overpriced homes get filtered out of buyer searches before anyone sees them, then accumulate days on market that buyers read as a red flag.
Should I wait for interest rates to drop before selling?
A rate drop brings buyers back, and it brings back the sellers who've been waiting since 2023. More buyers plus more competing listings isn't clearly better than today. If you're buying after you sell, the lower rate also raises what you'll pay on the purchase side. We ran that math here.
Regional numbers won't tell you which half your house lands in. That takes a look at your street, your price band, and what's competing with you right now.
James walks every house himself. Stephanie handles the pricing, contracts, and negotiation. Our listing fee is 2%.
Related reading
- Half of Nashville Listings Don't Sell on the First Try
- How to Price Your Nashville Home to Sell
- The Nashville Home Selling Timeline
- How we market Nashville homes for 2%
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James & Stephanie Crawford are Nashville natives who've helped Middle Tennessee neighbors buy and sell since 2003 — more than 500 closings. James handles every showing and walkthrough. Stephanie handles strategy, contracts, and negotiation. No hand-offs, no assistants.
Nesting Realty · (615) 751-8913
