The Nashville Market Shift: 6 Years of Real Data, Explained

If you've been watching the Nashville real estate market and wondering what's actually going on, you're not alone. The headlines swing between "the market is cooling" and "Nashville is still booming" — and honestly, both are kind of true, depending on where you sit.

We've been selling homes in this market for over 20 years, and we've never seen a shift quite like the one that's played out since 2020. In the charts below, you'll see the full picture — from the frenzy of 2022, when homes were gone in 11 days and barely anyone was cutting prices, to where we are today, with nearly 9,000 active listings and sellers learning fast that overpricing has real consequences.

The data is from Realtor.com and covers the entire Nashville MSA — that's Davidson, Williamson, Wilson, Rutherford, Sumner, Cheatham, and Robertson counties. Take your time with it. There's a lot here.

So what does all of this actually mean if you're thinking about buying or selling in Nashville right now?

If you're a seller, the market hasn't fallen apart — but it has gotten honest. Median prices are still sitting near $525K across the MSA, and price-per-square-foot has held remarkably steady around $260. What's changed is buyer patience. With 71 days on market and over 13% of listings sitting with price cuts, buyers are doing their homework and they have options. The sellers closing deals today are the ones who priced correctly from day one and presented their home well. The ones struggling? Almost always started too high.

If you're a buyer, this is the most breathing room Nashville has offered since before the pandemic. Inventory is up significantly, you have time to think, and negotiating is back on the table in a way it simply wasn't in 2021 and 2022. That doesn't mean good homes sit forever — well-priced properties in areas like East Nashville, Donelson, Hendersonville, and Brentwood still move. But you don't have to waive everything and hope for the best anymore.

Either way, the most expensive mistake you can make right now is going in without a clear strategy. That's exactly what we're here for. James and Stephanie Crawford have been Nashville natives working this market full-time for over two decades — no assistants, no handoffs, just two people who know these neighborhoods and know how to get deals done.