Nashville Housing Market Update: October 2026

Here's where Davidson County's market stands as of October 22, 2026, compared with October 23, 2025. The short version: there are a few more homes for sale than a year ago, noticeably fewer going under contract, a slightly lower median price and more price cuts.

The figures come from Nashville Real Estate Data, which archives the RealTracs MLS feed every day. The county numbers below are for single-family homes, and I've cited every one so you can see exactly where it comes from.

Davidson County at a glance

Active listings: 3,141, up 4.0% from 3,021 a year ago. Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026.
Contract volume: 491, down 23.4% from 641 a year ago. Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026.
Median sale price: $505,000, down 3.1% from $520,990 a year ago. Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026.
Price cuts as a percentage of active listings: 45.2%, up 3.4 percentage points from 41.8% a year ago. Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026.

For a wider view, the same source shows these single-family figures for the nine-county Greater Nashville area:

Active listings: 9,896, up 9.4% from 9,048.
Contract volume: 1,737, down 21.5% from 2,213.
Median sale price: $500,000, down 0.5% from $502,635.
Price cuts as a percentage of active listings: 42.3%, up from 40.8%.

Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026.

Greater Nashville REALTORS reported a median of $510,000 for all residential sales closed in September 2026 across its nine-county area (Greater Nashville REALTORS, September 2026 report dated Oct 5, 2026). That's $10,000 above the $500,000 nine-county single-family median in the October 22 snapshot above (Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026). They measure different things, one a month of all residential closings and the other a single-day single-family figure, so read them side by side rather than as a change.

What this means if you're buying

You have more to choose from. Compared with a year ago, there are more active listings and fewer contracts, which means less competition on most homes.
Price cuts are common. In Davidson County, price cuts as a percentage of active listings stood at 45.2%, up from 41.8% a year earlier (Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026), so check each home's price history. A home that's already been reduced can tell you a lot about where the seller is.
Use the leverage, carefully. That can mean asking for repairs, help with closing costs or a better price. How much room you have still depends on the home and the neighborhood, and a well-priced house in a popular area can still draw more than one offer.
Get your financing lined up first. I can connect you with a lender I trust, so you know your number before you start touring.

Send me your budget and I'll send matching listings.

Send me your budget

What this means if you're selling

Price it right from the start. An overpriced home tends to sit when buyers have more choices and price cuts are running higher than a year ago, and a price cut can follow. Pricing from recent nearby sales gives you the best shot at your strongest offers early.
Prep matters more. Buyers are comparing more homes, so the basics count: repairs handled, clean and decluttered rooms and good photos.
Know your local numbers. A countywide median doesn't price your house. Your street, your home's condition and recent sales around you do.

Want to know what your home would sell for in this market? I'll put together a free home value analysis.

Get your free home value analysis

My guide to selling your Nashville home walks through the process.

Neighborhood snapshot

The labels below are neighborhood areas as Nashville Real Estate Data names them in its Neighborhood Tracker. Each one is an area within a ZIP code, not the whole ZIP code. Figures compare October 22, 2026 with October 23, 2025. Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026.

37216_Inglewood_Place: median $368/sq ft (+6.3% vs. a year ago); 18 active or coming soon (13 a year ago); 2 under contract (5 a year ago); 3.8 months of inventory.
37211_Wallace: median $225/sq ft (-12.3% vs. a year ago); 21 active or coming soon (21 a year ago); 2 under contract (2 a year ago); 5.9 months of inventory.
37209_Sylvan_Park: median $454/sq ft (-0.5% vs. a year ago); 26 active or coming soon (25 a year ago); 9 under contract (5 a year ago); 3.3 months of inventory.
37215_Green_Hills: median $385/sq ft (+5.9% vs. a year ago); 53 active or coming soon (63 a year ago); 10 under contract (9 a year ago); 4.6 months of inventory.

Months of inventory is the tracker's current figure only; it doesn't show a year-ago value. A few things stand out, all from the same source (Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026):

37209_Sylvan_Park had 9 homes under contract, up from 5 a year ago, while active listings were nearly flat (26 vs. 25). It also had the lowest months of inventory of the four, 3.3.
37211_Wallace had 2 homes under contract and 21 active, the same counts as a year ago. Its median price per square foot was down 12.3%, and it had the most months of inventory of the four, 5.9.
37215_Green_Hills had fewer active listings than a year ago (53 vs. 63), and its median price per square foot was up 5.9%.
37216_Inglewood_Place had more active listings (18 vs. 13) and fewer under contract (2 vs. 5), while its median price per square foot was up 6.3%.

These areas have small counts, so a handful of sales can move them a lot. If you're buying or selling in one of them, I'll pull the details for your street.

For more on two of these areas, read my Sylvan Park guide and Green Hills guide.

Why work with me

I'm a Compass agent based in Nashville. My clients get Compass's marketing and tools.
I look at property like an investor. I learned the business working alongside a seasoned house flipper, and I still invest while working as an agent. I'll tell you plainly when a home is priced right.
You'll reach me directly. Call or text (971) 303-3895.

Frequently asked questions

Are home prices going down in Nashville?

In Davidson County, the single-family median sale price was $505,000 as of October 22, 2026, down 3.1% from $520,990 a year earlier. Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026. That's one snapshot, not a forecast, and prices vary a lot by neighborhood.

Do buyers have more negotiating room in Nashville than last year?

The numbers point that way. Davidson County had 3,141 active single-family listings, up 4.0% from 3,021, while contract volume fell 23.4% to 491 from 641. Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026. More choice and fewer competing contracts usually give buyers more room to negotiate.

How common are price cuts in Nashville right now?

In Davidson County, single-family price cuts as a percentage of active listings stood at 45.2%, up from 41.8% a year earlier. Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026.

What does this market mean if I'm selling?

Pricing it right from day one matters more when buyers have more to choose from and price cuts are running higher than a year ago. Start with a free home value analysis based on recent sales near you, and get the house ready before it hits the market.

Where do these numbers come from?

Nashville Real Estate Data, which says it archives a full snapshot of the RealTracs MLS feed for the nine-county Greater Nashville area every day, with daily snapshots since December 2022. The county figures here are for Davidson County single-family homes on October 22, 2026, compared with October 23, 2025. Source: Nashville Real Estate Data (RealTracs MLS), Oct 22, 2026.

Keep exploring

Selling? Read my guide to selling your Nashville home.
Neighborhood guides: East Nashville, Crieve Hall, 12 South, Sylvan Park, Green Hills, Franklin, Brentwood, Hendersonville

Sources

Davidson County and nine-county single-family figures (active listings, contract volume, median sale price, price cuts as a percentage of active listings), October 22, 2026 vs. October 23, 2025, and the site's methodology (daily RealTracs MLS snapshot since December 2022): Nashville Real Estate Data (RealTracs MLS), Daily Market Charts (subscriber data): https://nashvillerealestatedata.com/charts/daily
Neighborhood area figures (median $/sq ft and its change, active or coming soon, under contract, months of inventory), October 22, 2026 vs. October 23, 2025: Nashville Real Estate Data (RealTracs MLS), Neighborhood Tracker (subscriber data): https://nashvillerealestatedata.com/neighborhood-tracker
Nine-county median for all residential sales closed in September 2026 (report dated October 5, 2026, data from RealTracs): Greater Nashville REALTORS: https://www.greaternashvillerealtors.org/monthly-home-sales-report

Ryan McCord, licensed real estate agent with Compass RE. Call or text (971) 303-3895, email ryan.mccord@compass.com, or find me on Instagram and TikTok at @ryanmccordrealestate.