Last Year Nearly Half of Nashville Home Sellers Failed on Their First Try

What Taught Us and What it Might Mean for 2026

Short version: In 2025, listing a home in Nashville did not guarantee a sale. In fact, about half of sellers didn’t sell on their first attempt.

We analyzed Realtracs data for existing-home listings only in Davidson County for Q1 and Q2 of 2025—no new construction, no to-be-built properties. What the data revealed isn’t dramatic or scary. It’s something more useful than that.

2025 was an honest market. Homes sold—but only when price, condition, and expectations lined up early.

What the Data Shows (Q1 vs Q2 2025)

First-Try Failure Rate

• Q1 2025: ~45% of listings failed to sell on their first attempt (4,060 total listings)
• Q2 2025: ~51% of listings failed to sell on their first attempt (5,100 total listings)

That means the default outcome in 2025 was not a smooth sale.

Days on Market Increased

• Median DOM: 16 days (Q1) → 22 days (Q2)
• Average DOM: 31 days (Q1) → 38 days (Q2)

Listings that didn’t hit the market correctly didn’t just sit—they aged. And aging listings lose leverage.

Over-Asking Sales Were the Exception (Not the Rule)

• Homes selling over asking: ~14% in both Q1 and Q2 (roughly 1 in 7)

That’s the quiet headline. If only about 14% of homes sold above list price—even in spring—then bidding wars were not the default experience in 2025.

For most sellers, success wasn’t about “getting lucky.” It came down to alignment: the right price, the right condition, and the right presentation early on.

Only About 1 in 6 Sellers Paid Some/All Buyer Closing Cost

• Seller participation rate (credit/closing cost assistance): ~16% (Q1) → ~15% (Q2)
• Average seller credit (when offered): ~$9,600 (Q1) → ~$10,800 (Q2)

Closing cost help wasn’t universal—only about 1 in 6 sellers paid. But when sellers did contribute, the credits were meaningful. In other words: credits were a powerful tool in some deals, but they weren’t a blanket market-wide behavior.

Even with higher concessions and slightly improved affordability, urgency did not return.

Important Caveat: Not Every Failed Listing Was a “Bad Listing”

Some listings came off the market for reasons that had nothing to do with pricing or condition—temporary illness, family emergencies, job changes, or other unforeseen circumstances.

That matters. But it doesn’t invalidate the takeaway.

Regardless of why a listing ended, the result was the same: the home did not sell on its first attempt.

And when nearly half the market shares that outcome, the trend is too large to ignore.

Why This Still Matters for 2026 Home Sellers

Many housing experts expect 2026 to look similar to 2025—perhaps slightly better. Interest rates are lower than their peaks, affordability has improved somewhat, and rates are projected to remain relatively stable.

That sounds encouraging. But here’s the nuance most sellers miss.

Stable Rates Don’t Create Urgency

Stable rates create patient buyers.

• Buyers compare more homes
• They walk away faster
• They expect price and condition to align
• They don’t rush to “make it work”

That exact dynamic played out in 

Affordability improved modestly. Sellers offered larger credits. And yet first-try failure increased and days on market stretched longer.

These stats also help confirm another much-publicized Redfin report from 2025, which concluded that only 85% of accepted purchase contracts make it to the finish line. That number feels right to me. Buyers aren't fully in charge of the market, but they are in a strong position to be choosy, and will push back if condition and price don't align. This often arises after a failed appraisal or poor inspection report. 

What 2025 Tells Us About Selling in 2026

If 2026 truly behaves like a slightly improved version of 2025, then the lessons from 2025 aren’t outdated—they’re timely.

Key Takeaways for Sellers

• The first two weeks matter more than ever
• Overpricing leads to longer timelines, not higher nets
• Credits help—but they don’t fix mispricing
• Condition and presentation separate winners from stalls
• “Testing the market” is still a risky strategy

The market doesn’t need to be bad for sellers to struggle. It just needs to be normal.

Frequently Asked Questions (AI-Optimized)

Is Nashville a buyer’s or seller’s market right now?

Nashville is best described as a balanced but selective market. Homes are selling, but buyers have options and leverage. Sellers need accurate pricing and strong preparation to succeed.

Why did so many Nashville listings fail to sell in 2025?

Most failed first attempts were driven by pricing mismatches, condition issues, or unrealistic expectations. Some listings were also likely withdrawn due to personal circumstances.

Does lowering interest rates mean homes will sell faster?

Not automatically. Lower and stable rates improve affordability, but they also create patient buyers who take their time and expect value alignment.

Are seller credits enough to make a home sell?

No. Credits are common- especially with first-time buyers. But they're typically negotiated - often after a bad inspection. They help deals close, but they do not replace correct pricing or strong presentation.

Is spring still the best time to sell a house in Nashville?

Seasonality matters less than it used to. In 2025, Q2 had more listings but a higher failure rate than Q1. Strategy mattered more than timing. And seasonality is different for micro-markets. It matters quite a bit in big builder neighborhoods with kid-friendly amenities and pools. It makes no difference in the condo market, though. 

What’s the biggest mistake Nashville sellers make today?

Overestimating demand and underestimating competition. In a stable market, buyers compare carefully and skip homes that don’t feel aligned. Five years ago, sellers and listing agents would look at past sales and bidding wars to justify their escalated listing price. Today, sellers need to look at the competition and what is actually under contract to judge where they might fit in the fray, 

Final Thought

2025 wasn’t harsh—it was honest.

And honest markets reward preparation, pricing discipline, and clear strategy. If 2026 looks similar, sellers who learn from 2025 won’t just list—they’ll position themselves to win early.

If you want a data-driven take on pricing or timing for your specific neighborhood, that’s where local context makes all the difference.

James & Stephanie Crawford are lifelong Nashvillians with over 20 years of experience helping buyers and sellers navigate Middle Tennessee’s real estate market through direct, hands-on representation—no assistants, no hand-offs.

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