Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Nashville
September 26, 2026
(910) 395‑1000 · buddyblake.ai
In Nashville, 1 in 4 Listings Didn't Sell Last Year
Nashville homes that sold typically took 47 days and closed at 98.2% of the first asking price. But 37 listings out of 157 didn't sell at all, and homes priced right from the start moved in 22 days while ones that needed price cuts sat for 93 days before selling.
Which pile do you want to be in?
Out of every 20 homes listed in Nashville over the last 12 months, the solid houses sold. The outlined ones expired, were withdrawn or were canceled.
Priced right from day one: sold in a median 22 days. Needed price cuts: 93 days, and sold for 92.6% of the first price.
What waiting costs
| Mortgage (principal + interest) | $1,722 |
| Property taxes | $169 |
| Homeowners insurance | $250 |
| Upkeep | $269 |
| Utilities | $250 |
| About | $2,660 |
About $2,660 every month the home sits.
Listings that didn't sell stayed on the market a median of 84 days — roughly $7,300 in holding costs, and the home still didn't sell.
An example, not a quote: 20% down, 30-year fixed at 7.03% (Freddie Mac average, 2026-09-24); Nash County rate 0.63 per $100 (NC Department of Revenue, 2025-26 county rates); town taxes add more inside town limits; insurance, upkeep (1% of value a year) and utilities are typical estimates. If your home is paid off, the mortgage line drops out — the rest still adds up.
When contracts fall apart
Contracts that fell apart
24%
38 of about 158 before closing
Those homes that later sold
58%
40% never sold
Sold vs. first ask after a fall-through
97.1%
vs. 98.8% on the first contract
Days to sell after a fall-through
114
vs. 31 on the first contract
The MLS doesn't record why a contract ends. In our experience the most common reasons are home inspection findings, appraisals that come in below the price, and buyer financing. How buyers paid on closed sales: conventional 44% · cash 13% · VA 16% · FHA 24%.
If you're selling
- Price it right from day one. Homes priced right sold in 22 days. Homes that needed cuts sat 93 days first.
- Under $300K listings struggled most, with a 27% didn't-sell rate. The $400-500K range did best at 11%.
- Waiting has a cost. An unsold home in this price range runs about $7,300 in estimated carrying costs while it sits.
- 1 in 4 contracts fell apart before closing. Most often that's inspection, appraisal or financing issues. Homes that later sold anyway took 114 days and closed at 97.1% of asking.
If you're buying
- Most sellers aren't getting full price. 64% of homes sold below the first asking price, with typical sales landing at 98.2% of ask.
- Homes that sit on the market longer, like the 37 that never sold, sat a median of 84 days first. That's room to negotiate.
- Financing varies. 44% of buyers used conventional loans, 24% FHA, 16% VA, and 13% paid cash.
Did you know?
- A listing that fell out of contract and later sold again took 114 days total, versus 31 days for homes that sold on the first contract.
- At the median price of $322,500 with a 7.03% mortgage rate, estimated monthly carrying cost runs about $2,660.
- The didn't-sell rate jumped from 14% the year before to 24% this year.
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Thinking of selling in Nashville? What it takes and what it costs →
For sellers
Listings that didn't sell
24%
up 9.4 pts from a year ago
37 expired, withdrawn or canceled vs 120 sold
Sold vs. first asking price
98.2%
about the same as a year ago
median sale price ÷ original list price
Sold below first asking
64%
share of homes that sold
Price cut on homes that didn't sell
1.8%
median — and they still didn't sell
For buyers
True days on market
47
up 16 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
1.8%
how far under the original price homes sold
Didn't sell, then sold on a relist
11%
of listings that didn't sell the first time
Median sold price
$323K
up 8.0% from a year ago
120 homes sold
The last 24 months
22% latest month · Aug 26
64 latest month · Aug 26
97.3% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 48 | 18 | 27% | 16 | 98.1% |
| $300–400K | 41 | 11 | 21% | 75 | 98.7% |
| $400–500K | 24 | 3 | 11% | 123 | 98.8% |
| $500–750K | 6 | 5 | 46% | 54 | 93.6% |
| $1M+ | 1 | 0 | 0% | 26 | 9.8% |
Homes only (land excluded), last 12 months unless noted. "Didn't sell" = listings that expired, were withdrawn or were canceled (some owners stop for reasons that have nothing to do with the market); true days on market counts from the first listing, even when a home was relisted. Source: Hive MLS listing and sales records, updated September 26, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000