Nashville-Davidson--Murfreesboro--Franklin, TN (CBSA) Monthly Housing Review - 2026-09-19

Use the metro overview to frame a local search. In August 2026, the Nashville metro area had 12,197 active listings and 4,040 new listings, with a median asking price of $539,900 and median time on market of 60 days. These listing measures help frame a search or pricing review; they do not establish a completed-sale price or the terms available on a particular home.

Buyer decision: compare today's directly competing homes with your full monthly payment and cash-to-close budget. A $539,900 median asking price is a market midpoint, not a valuation or affordability target. Ask for property-specific financing and seller-concession scenarios before making an offer.

Seller decision: use the 12,197 active listings as broad competition context, then narrow to location, condition, size and price. The 60-day median is not a promised marketing period; evaluate recent comparable transactions and current competing listings before setting price.

Inventory definitions: 16,752 total listings include active and pending listings, while 12,197 active listings exclude pending inventory. The 4,040 new listings are a monthly flow and should not be added to the active count. FRED republishes Realtor.com series; agreement between them is not independent corroboration.

Timing and interpretation: August 2026 is the observation month, not a live listing count for the report date 2026-09-19. The data are not seasonally adjusted. This report makes no month-over-month or year-over-year change claim from the displayed snapshot, and no mortgage-rate or closed-sales claim.

Active listings (excludes pending): 12,197. 2026-08-01; listing count, not seasonally adjusted.

active_listing_count: 12,197. 2026-08-01; listing count.

total_listing_count: 16,752. 2026-08-01; listing count.

median_listing_price: 539,900. 2026-08-01; USD asking price.

median_days_on_market: 60. 2026-08-01; days.

new_listing_count: 4,040. 2026-08-01; listing count.

Greater Nashville MSA is not Davidson County; metro observations cannot be substituted for county data.

Redfin context: its Data Center describes the Housing Market Tracker as updating weekly and monthly. No Redfin geography-specific figure or exact next-release day was verified in the inspected landing page, so none is used in this report.

Release calendar: this exact FRED series lists Oct 1, 2026 as its next release. Realtor.com schedules its September 2026 inventory update for October 2026, without specifying a day in the inspected inventory calendar. These are publication schedules, not forecasts.

1. FRED housing series
2. Realtor.com Research
3. Redfin housing data
4. National Housing Data Report

GREATER NASHVILLE MSA MARKET UPDATE

Redfin June 2026 sales data and FRED July 2026 listing data. Sources retrieved August 12, 2026.

Prepared by Michael Thayer, CMPS, CMA

This report covers the entire Nashville-Davidson-Murfreesboro-Franklin metropolitan area. It is not a Davidson County report. Conditions can be different by county, city, neighborhood, price range, property type, and home.

GREATER NASHVILLE MSA MARKET AT A GLANCE

12,192 active listings in July

1. The FRED active-listing series for the Nashville metropolitan area rose from 11,823 in June to 12,192 in July. That is 369 more active listings, an increase of about 3.1% from one month to the next. This count includes active single-family homes and condos or townhomes and excludes pending listings.

4,208 new listings in July

1. The FRED new-listing series for the Nashville metropolitan area recorded 4,208 new listings in July, down from 4,800 in June. These monthly counts are not seasonally adjusted, so normal summer timing can affect a one-month comparison.

$539,900 median listing price in July

1. The FRED median-listing-price series for the Nashville metropolitan area was $539,900 in July, nearly unchanged from $539,945 in June. A listing price is an asking price, not a closed sale price or an appraisal.

58 median days on market in July

1. The FRED median-days-on-market series for the Nashville metropolitan area increased from 53 days in June to 58 days in July. This measure is based on listing activity reported through Realtor.com and does not predict how long a particular home will take to sell.

$498,507 median sale price in June

1. Redfin's June 2026 housing market report placed the Nashville metro median sale price at $498,507, up 2.8% from a year earlier. Pending sales were up 4.7% year over year, closed home sales were up 4.8%, new listings were up 9.4%, and active listings were unchanged from a year earlier.

78 median days on market in Redfin's June report

1. Redfin reported a 78-day median, eight days longer than a year earlier. This number differs from the FRED listing series because the sources use different records, timing, and definitions. The two measures should be read as separate views of the metro market, not combined into one number.

National mortgage-rate context

1. The Freddie Mac 30-year fixed mortgage rate reported through FRED averaged 6.69% for the week ending August 6, 2026. This is a national survey average, not a quote. A borrower's rate can vary with credit, loan type, property, down payment, points, and market timing.

PLAIN-LANGUAGE MARKET READING

The clearest signal is choice. Active inventory rose again in July, while homes were taking longer to move than a year earlier in Redfin's June comparison. Buyers may have more room to compare homes and ask questions. Sellers face more competition for attention. At the same time, the metro median sale price was still above its year-earlier level, and closed and pending sales were also higher. This is not a market where every home is falling in value or every buyer can expect the same negotiation result.

BUYER DECISION GUIDE

1. Compare several homes and recent sales within the same school area, price band, property type, and condition.
2. Use the extra inventory to inspect carefully. Do not skip due diligence because a metro average looks favorable.
3. Ask for a property-specific payment comparison. A lower price, seller credit, or rate option can affect the payment in different ways.
4. Build a plan before touring with Your Mortgage GPS.

SELLER DECISION GUIDE

1. Price against today's active competition and the most relevant recent sales, not a peak-market memory.
2. Prepare the home so buyers can quickly see condition, value, and any major improvements.
3. Watch showing activity, feedback, and competing listings during the first weeks. A metro median cannot replace a property-level review.
4. Discuss price, repairs, credits, and timing as separate choices before changing the plan.

HOMEOWNER CHECKPOINT

Use these trends as broad context for a refinance, move, or equity conversation, but do not treat the metro median as your home's value. A useful review should include the home's condition, recent nearby sales, remaining loan balance, expected transaction costs, and the timing of the next purchase.

COMPARE NASHVILLE WITH THE UNITED STATES

Use the National Housing Data Report to compare Greater Nashville MSA conditions with United States trends. The two pages use separate geography classes so Nashville metro data is never presented as Davidson County data and national data is never presented as local fact.

SOURCE AND METHOD NOTES

1. Redfin June 2026 housing market report: sales and market measures for major United States metropolitan areas. Redfin states that most reported figures are seasonally adjusted, except median sale price and mortgage-rate data.
2. Redfin Nashville buyer-market report: additional Nashville metro context, published July 27, 2026.
3. FRED Housing Inventory Core Metrics: Realtor.com listing measures, monthly and not seasonally adjusted. July observations were updated August 7, 2026.
4. FRED 30-year fixed mortgage average: Freddie Mac national survey, weekly.

All figures can be revised. These data describe a broad market and do not establish a home's value, a buyer's eligibility, a future price, a guaranteed negotiation outcome, or a mortgage rate available to a specific person.

Data collected from March 1, 2026, through March 31, 2026, show a cooling trend in Nashville's housing market. The median sale price of $469,945 is down from $474,900 last month and $460,000 a year ago, while the median list price of $499,997 is also lower than both previous periods. These figures suggest a shift in buyer and seller expectations, with prices stabilizing but not rising.

The market is showing signs of increased inventory and slower movement. Active inventory rose to 4,352 units, up from 4,044 a year ago and 3,912 last month, pushing the months of supply to 5.4. This indicates more homes on the market and less urgency for buyers. Median days on market increased to 98 days, up from 64 days a year ago, and the average sale-to-list ratio remained flat at 97.1%, suggesting that buyers are still negotiating aggressively but not pushing prices down significantly.

What This Means for Buyers

Buyers in Nashville have more options and more time to evaluate homes. With inventory rising and days on market increasing, there is greater flexibility to negotiate. The 23.4% of listings that saw price reductions and the 34.7% of homes that went off the market within two weeks suggest that buyers can be selective and may find opportunities in competitive listings.

What This Means for Sellers

Sellers in Nashville are facing a more balanced market. With inventory up and days on market increasing, it may take longer to sell a home. The median sale price is below the median list price, indicating that sellers may need to adjust their pricing strategies to attract buyers. However, the market remains stable, and homes that are priced competitively can still sell quickly.

Source: Redfin