On an average day in October, 3,163 single-family homes were for sale in Davidson County. At the pace Davidson has been selling, that's 6.3 months of supply. Six months is roughly where the leverage tips to buyers.
Condos are further along. Davidson's sit at 9.7 months, and across the nine-county region they're at 7.9. Single-family homes regionwide come in at 5.6 months. So the whole area leans the same direction, and Davidson leans the furthest.
Source: Realtracs MLS, October 2026, for Davidson, Williamson, Rutherford, Wilson, Sumner, Robertson, Cheatham, Dickson and Maury counties. Pulled November 9, 2026. Single-family and condo figures are reported separately, since blending them skews prices. A few late-entered October closings may still post.
Single-family · 9 counties · October
Condos · 9 counties · October
📍 Davidson has 6.3 months of supply, and well-priced homes still sell in 37 days
That second number matters as much as the first. Davidson single-family homes that closed in October spent an average of 37 days on the market. That's the same pace as Williamson and right around the regional 38. Homes are selling. The supply is piling up somewhere else.
Here's where. Davidson took in 1,044 new single-family listings in October and logged 553 new contracts. It holds 32% of the region's single-family inventory but produced 28% of the closings. And the average asking price on what's still for sale in Davidson is $960,185, against an average sale price of $723,764.
Put those together and you get a two-speed market. Homes priced where buyers are writing contracts still go in about five weeks. Homes priced above that join the 3,163 waiting. The median Davidson single-family sale was $502,500.
🏢 Condos are where buyers have the most room
Across the nine counties, 2,663 condos were for sale on an average October day and 373 closed. That's 7.9 months of supply, more than two months deeper than single-family.
Davidson carries most of it. It holds 60% of the region's condo inventory. Inside the county, condos are about a third of everything for sale but only a quarter of what closed. Davidson condos that sold averaged 50 days on market, compared with 37 for single-family, and the median sale was $369,240.
One more Davidson number explains some of the drag. Condo contracts took an average of 101 days to close, versus 37 for single-family homes. That's what pre-construction sales do to the average: buyers sign on a unit, then wait for the building to finish.
Outside Davidson the samples get small fast. Wilson County's 11.1 months of condo supply rests on just 18 closings, so one busy month could swing it a lot.
- Buying a condo? You have room to negotiate. Before you get attached to a unit, check the HOA's reserves and confirm your lender can finance the building. Start with our condo vetting checklist and the 2026–27 condo financing changes.
- Selling one? Price against the other units in your building and complex. In Davidson, your buyer is weighing yours against nearly ten months of alternatives.
What's listed isn't what's selling
The average single-family home for sale across the region in October was priced at $947,127. The average one that sold went for $726,178. That's a 30% gap.
Some gap is normal. Pricier homes take longer to sell, so they collect on the shelf while buyers pick off the rest. But the size of the gap by county shows you where the backlog is.
| County | Avg. sale price | Avg. asking price, active | Gap |
|---|---|---|---|
| Sumner | $562,417 | $633,646 | 13% |
| Rutherford | $499,602 | $598,619 | 20% |
| Wilson | $597,098 | $755,835 | 27% |
| Robertson | $401,396 | $515,433 | 28% |
| Williamson | $1,480,881 | $1,946,838 | 31% |
| Davidson | $723,764 | $960,185 | 33% |
| Cheatham | $480,487 | $650,824 | 35% |
| Maury | $491,796 | $697,234 | 42% |
| Dickson | $394,343 | $615,854 | 56% |
| Region | $726,178 | $947,127 | 30% |
Single-family only. Gap = how much higher the average active listing is priced than the average October sale.
In Sumner, what's for sale looks a lot like what's selling. In Dickson and Maury, there's a stack of higher-priced listings buyers aren't biting on.
If you're buying, it means a big share of the homes in your search results are priced above where the market is closing. If you're selling, your real competition is the homes going under contract, and they're priced lower than the ones still sitting.
County by county
| County | Closings | Median sale | Avg. days on market | Months of supply | New contracts per 100 new listings |
|---|---|---|---|---|---|
| Davidson | 578 | $502,500 | 37 | 6.29 | 53 |
| Williamson | 321 | $1,112,500 | 37 | 5.59 | 47 |
| Rutherford | 334 | $449,995 | 32 | 4.81 | 57 |
| Wilson | 226 | $518,955 | 31 | 4.80 | 45 |
| Sumner | 241 | $449,900 | 41 | 5.22 | 53 |
| Robertson | 80 | $358,700 | 49 | 5.91 | 50 |
| Maury | 141 | $445,000 | 48 | 6.12 | 28 |
| Dickson | 79 | $365,000 | 39 | 4.83 | 55 |
| Cheatham | 45 | $399,000 | 62 | 5.91 | 42 |
| Region | 2,045 | $499,945 | 38 | 5.55 | 49 |
Single-family, October 2026. Average days on market counts active days for homes that closed.
Wilson and Rutherford are moving fastest. Wilson's homes averaged 31 days on market and Rutherford's 32, both at about 4.8 months of supply. Rutherford also had the best contract-to-listing ratio in the region, 57 new contracts for every 100 new listings.
Maury runs the other way. It took in 386 new single-family listings in October and logged 109 new contracts. That's 28 for every 100, when the region ran 49. Maury was the soft spot in our August report too. If you're selling in Columbia or anywhere else in Maury, the first price has to be right, because buyers there have plenty of other choices.
Williamson's median sale was $1,112,500, and its homes sold at the same 37-day pace as Davidson's.
Cheatham was slowest, at 62 days on 45 closings.
October already looks like last December
In September we laid out the fall pattern from the last two years: between June and December, Middle Tennessee sellers gave back about 1.2 points of original list price and added 9 to 12 days on market. Last year that ended with single-family homes averaging 38 days on market in December. This October, they averaged 38, about two months ahead of schedule. Inventory hasn't backed off either. Around 9,900 single-family homes were for sale on an average October day, roughly where the count stood in August (9,881) and above July's 9,783, which was already the highest in three years of our data. In 2025, inventory peaked in July and eased from there. This year it's holding. This October snapshot doesn't include sale-to-list prices, so we can't say yet how much more sellers are giving back. We'll measure that against the pattern once December closes.
🏡 If you're selling this winter
- Price against the contracts. Ask us for the homes near you that went under contract in the last 60 days. Those are the prices buyers are agreeing to. The active listings around you average 30% higher, and they're the ones still sitting. (More on that in the cost of overpricing.)
- Have your week-three plan before you list. Average market time is 38 days. If you're three weeks in with showings and no offers, that's your price talking, and it's better to adjust while you're still one of the newer listings buyers are seeing.
- Expect concession requests. Closing-cost help and rate buydowns are common asks right now. Figure out ahead of time which one costs you least.
- Waiting for spring won't fix a price. Spring brings more buyers, and more sellers with them. The first half of this year averaged about 5,000 new single-family listings a month across the region. October brought 3,890. If you're moving in the next six months anyway, a well-priced winter listing has less company.
🔑 If you're buying this winter
- Ask for things. With 6.3 months of single-family supply in Davidson, closing costs, a rate buydown or repairs are all reasonable requests. Here's how our first-time buyers negotiated $43,000.
- Look hard at the homes that have been sitting. A house that's past the 38-day average with a price cut behind it is a different negotiation than one listed last Thursday. We'll pull the listing history before you write.
- Plan your move around the closing date. Single-family contracts across the region averaged 45 days to close. Where new construction is in the mix it runs longer: 61 days for Williamson single-family and 101 for Davidson condos. If your lease ends in February, build in room.
Frequently asked questions
Is Nashville a buyer's market right now?
In Davidson County, yes, by the usual six-month yardstick. Single-family homes had 6.3 months of supply in October and condos had 9.7. Across the nine-county region, single-family supply was 5.6 months. Wilson, Rutherford and Dickson were the tightest, at about 4.8.
How long does it take to sell a house in Nashville right now?
Davidson single-family homes that sold in October averaged 37 days on market, and the regional average was 38. Contracts then took about 45 days to close. From going live to closing, plan on roughly two and a half to three months, and longer for condos.
What's the median home price in the Nashville area?
The median single-family sale across the nine counties in October was $499,945. Davidson's was $502,500 and Williamson's was $1,112,500. The regional condo median was $340,000, and Davidson's was $369,240.
What does months of supply mean?
It's how long the homes for sale right now would last at the recent pace of sales if nothing new came on the market. Under about four months generally favors sellers. Six or more favors buyers.
Which Middle Tennessee county is selling fastest?
Wilson County, at 31 days on market for single-family homes in October, followed by Rutherford at 32. Cheatham was slowest, at 62.
Thinking about a move this winter?
We'll pull the recent contracts near your home, or the listings that fit your search, and tell you what we'd do in your shoes.
Browse homes by county: Davidson · Williamson · Rutherford · Wilson · Sumner · Robertson · Cheatham · Dickson · Maury
Related reading
- More Middle Tennessee Home Sellers Quit Than Sold in August
- Nashville Sellers Give Back About a Point After Labor Day
- The Nashville Market Shift: 6 Years of Real Data
- A Slower Market Is Still the Best Time to Move Up in Nashville
- How to Vet a Nashville Condo Before You Buy
- All Nashville market reports
James & Stephanie Crawford, Nesting Realty
We're Nashville natives and have been helping people buy and sell across Middle Tennessee since 2003, more than 500 sales so far. James is the one you'll meet at showings and listing appointments. Stephanie is the broker and handles pricing strategy, contracts and negotiation. You work with the two of us the whole way, with no assistants or hand-offs.
Call or text (615) 751-8913 or send us a note.