Market Report · April 2026
Middle Tennessee Real Estate
by the Numbers
What the April 2026 data actually shows — by county and city.
If you've been trying to figure out whether Nashville's housing market is good or bad right now, the honest answer is: it depends on which side of the transaction you're on, and which county or city you're looking at.
We pulled April 2026 data from RealTracs — the local MLS — covering single-family homes across the nine-county Middle Tennessee region. We layered in active listing data from Altos Research and the Greater Nashville Realtors monthly release. Here's what it actually shows.
The Headline Numbers
Across the nine-county region, April 2026 single-family closed sales tell a stable story:
- Median sale price: $500,000 (flat year-over-year)
- Average sale price: $725,258 (up 7%)
- Closings: 2,505 (up 3%)
- Active inventory: 8,408 homes (up 11%)
- Months of supply: 4.21
- Avg DOM (Closed): 34 days
Those numbers look healthy, and they are — for the homes that sold.
But closed sale figures only tell you about the homes that made it to the finish line. To understand the full market, you have to look at what's sitting.
What the Closed Sale Numbers Don't Show
Altos Research tracks active listing behavior in real time. Their current Nashville single-family snapshot tells a different story than the closed sale data:
- 34% of active listings have taken a price reduction
- 20% have been relisted — meaning they expired or were pulled and came back
- Median days on market for active listings: 56 days
- Average days on market for active listings: 117 days
The gap between 34 days (closed sales) and 117 days (active listings) is not a contradiction. It's the story. The 34-day figure counts only homes that actually sold — the ones priced right and showing well. The 117-day figure includes everything sitting on the market right now, including homes that have already reduced once and are still waiting.
Pretty, well-priced homes are selling. Others aren't.
A Note on "Days on Market" — Why the Numbers Never Seem to Match
If you've looked up Nashville market data recently, you've probably seen wildly different days-on-market figures depending on the source. That's not a data error. It's a methodology problem worth understanding.
RealTracs Avg DOM (Closed) measures cumulative active days for homes that actually closed. It excludes time a listing spent under contract or temporarily off market. It's the cleanest measure of how long it took a home to find a buyer — but it only counts homes that sold.
List-to-Contract is a different RealTracs field that measures calendar days from listing agreement signature to contract date. This number is inflated because RealTracs starts the clock when the agent and seller sign the listing agreement — often days or weeks before the home ever goes live on MLS. The Greater Nashville Realtors monthly press release uses a version of this figure, which is why their published DOM of 57 days doesn't match the RealTracs closed sale average of 34 days. Both numbers come from the same MLS. They're just measuring different things.
Portal sites like Realtor.com start their clock when a listing goes live on the IDX feed and stop it when the listing goes under contract — probably the most consumer-useful definition, but still different from both RealTracs figures.
What does this mean practically? For well-priced homes in strong condition, the RealTracs closed-sale average of 34 days regionally is a reasonable expectation for time to contract. For the market overall, closer to 56 days is more realistic. And the full timeline from listing agreement to closing key handoff is running about 99 days regionally.
It's Not One Market — It's Nine Counties
The regional median of $500,000 papers over real differences between counties. Here's the full picture:
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Davidson County (Nashville)
$515,000 median · 33 days DOM · 4.04 months supply — Stable pricing and reasonable absorption, but the most price reduction activity of any county in the region. Condition and pricing discipline matter more here than almost anywhere else.
Williamson County (Franklin, Brentwood)
$1,100,000 median · 33 days DOM · 4.17 months supply — Its own market. Prices up, inventory up, but well-priced homes are still finding buyers efficiently. Active listings average $1.89M — a wide gap from the closed median that shows where the overpricing lives.
Wilson County (Mt. Juliet, Lebanon)
$532,000 median · 30 days DOM · 4.46 months supply — One of the tighter markets in the region. Strong absorption, consistently fast DOM. A good story for sellers who price correctly.
Rutherford County (Murfreesboro, Smyrna)
$452,750 median · 30 days DOM · 3.60 months supply — The tightest market in the nine-county region. Buyers have the least negotiating room here. Real value and real competition.
Sumner County (Hendersonville, Gallatin)
$449,900 median · 39 days DOM · 4.57 months supply — Solid mid-range market. Good entry point for buyers who want proximity to Nashville without Davidson County prices.
Robertson County
$379,500 median · 37 days DOM · 4.47 months supply — Affordable and moving. One of the better value plays in the region for buyers who can stretch their geography.
Maury County (Columbia, Spring Hill south)
$414,995 median · 40 days DOM · 5.68 months supply — The most supply of any county we track. Technically buyer's market territory. If you've been priced out elsewhere, Maury deserves a serious look. Sellers here need to be the most realistic on pricing of anyone in the region.
Cheatham County
$384,550 median · 46 days DOM · 4.14 months supply — Slower moving but genuinely affordable. Longest DOM of any county in the region.
Dickson County
$369,900 median · 34 days DOM · 4.55 months supply — The most affordable median in the region with surprisingly fast DOM. A value market that doesn't get enough attention.
City-Level: Where Buyers Are Actually Shopping
County data tells the structural story. City data tells you what buyers actually experience when they're searching. Here's the April 2026 picture for the six cities we track:
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$622,000 median · 33 days DOM · 102 days list-to-close · 4.25 months supply — Price up 5% YoY. New contracts up 15%. The city is absorbing inventory well at the right price points. Active listings average $1,080,508 — a wide gap from the $622,000 closed median that shows exactly where the overpricing lives.
$457,450 median · 31 days DOM · 91 days list-to-close · 3.54 months supply — The most competitively priced major city in the region. Price down 2% YoY — buyers are getting value. New contracts up 33%. The tightest city-level market we track.
$1,099,900 median · 29 days DOM · 93 days list-to-close · 4.13 months supply — Up 2% YoY. Fastest closed DOM of any city we track. Well-priced Franklin homes move quickly despite the price point. List-to-contract time jumped 44% though — sellers are taking longer to find buyers even if homes that do sell are moving efficiently.
$1,450,000 median · 35 days DOM · 119 days list-to-close · 4.44 months supply — Up 12% YoY, the strongest price appreciation of any city in this report. But list-to-close is 119 days, the longest of any city we track. High-end buyers are deliberate. Sellers need patience and accurate pricing even at this level.
$489,950 median · 45 days DOM · 105 days list-to-close · 4.14 months supply — The most notable softening story in this report. Price down 10% YoY. DOM up 53%. List-to-contract up 58%. Buyers are showing up — new contracts up 30% — but they're negotiating hard and winning. If you're selling in Hendersonville right now, pricing conservatively from day one is not optional.
$605,000 median · 27 days DOM · 92 days list-to-close · 4.72 months supply — Fastest closed DOM alongside Franklin. Price down 2% YoY but new contracts up 105%. Buyers are extremely active here — they're just not paying premiums. Strong seller results if priced right; challenging if not.
What This Means If You're Buying
This is the most breathing room Middle Tennessee buyers have seen since before the pandemic. More inventory, more negotiating leverage, and sellers who are actually contributing to closing costs and rate buydowns in ways that weren't realistic in 2021 and 2022.
That said, the market isn't uniformly buyer-friendly. Rutherford County and Mt. Juliet are seeing high contract volume. Well-priced homes in Franklin move fast. Don't mistake a balanced regional market for a slow one in every ZIP code.
Get pre-approved, know your counties, and have someone in your corner who can tell the difference between a home that's priced right and one that's been sitting for a reason.
Set Up Property Alerts →What This Means If You're Selling
The data is clear: pricing correctly from day one is the whole game right now. With 34% of active Nashville listings already reduced and 20% relisted, buyers have a very good sense of what overpricing looks like. They're patient enough to wait it out — and the data shows they're doing exactly that.
Homes that are well-prepared and priced at market from the start are selling in roughly 27–45 days to contract depending on city. Homes that start high and chase the market are taking two to three times as long and typically netting less than they would have with an honest price from the beginning.
The Hendersonville numbers are the cautionary tale in this report. Median price down 10%, DOM up 53% — that's what happens when a market softens and sellers don't adjust fast enough. It's not unique to Hendersonville. It can happen in any submarket where sellers are anchored to last year's prices.
What's My Home Worth? →The Bottom Line
Middle Tennessee real estate in spring 2026 is not a boom and it's not a bust. It's an honest market — one where preparation and realistic pricing are rewarded and wishful thinking is expensive.
The regional numbers are stable. The city-level numbers tell a more complicated story. And the active listing data tells the most honest story of all: a third of what's on the market right now has already had to cut its price.
Pretty, well-priced homes are selling. Others aren't.
We update our market data monthly. If you want to talk through what any of this means for your specific situation, reach out. We're easy to find.
If you'd like to examine the Nashville market numbers on a longer timeline, we have a recent post about that too.
Data sources: RealTracs, April 2026, single-family residential, nine-county Middle Tennessee region (Davidson, Williamson, Wilson, Rutherford, Robertson, Sumner, Cheatham, Maury, Dickson). Report date: May 8, 2026. Active listing data: Altos Research, Nashville single-family, week of May 6, 2026. Closings data cross-referenced with Greater Nashville Realtors monthly release, May 7, 2026.
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Stephanie & James Crawford
Nashville natives and broker/owners of Nesting Realty with 22+ years and 500+ transactions across Middle Tennessee. We track RealTracs data every month so our clients don't have to guess. Questions about your specific situation? Reach out here.
