As someone who’s walked clients through both resale and new construction for over two decades here in Middle Tennessee, I’m seeing builders step up their game nationwide—making new homes a compelling value for today’s buyers. With many homeowners holding onto their current low-rate mortgages, the supply of existing homes remains tight. That’s put new builds in the spotlight: price reductions, creative incentives, and perks like mortgage rate buydowns are making them stand out in ways typical resales often can’t match.

In markets where building is thriving, increased inventory is helping on the affordability front, giving buyers more choice and encouraging builders to compete for your business. But these affordability gains may be temporary if permitting slows down further, so supporting ongoing construction and streamlining local rules are key to keeping options open for all buyers. Whether you’re exploring a first home, upsizing, or considering investment, it’s wise to compare both new and existing homes—and weigh the unique opportunities each can offer.

It’s always rewarding to see the real impact homeownership can have—both financially and emotionally—for so many in our Middle Tennessee communities. Recent survey results revealed that nearly 70% of homeowners feel financially satisfied, compared to less than half of nonhomeowners. While this reflects the confidence and stability homeownership can bring, it’s also important to acknowledge the realities: even among homeowners, low-40% still live paycheck to paycheck, whereas just over 60% of nonhomeowners are in the same position. Owning a home is often about playing the long game—building equity and wealth that goes beyond what’s left at the end of each month. In fact, research from a major real estate portal shows that buying by age 30 can mean a net worth around 23% higher by age 50, or roughly $119K more. As someone who helps clients navigate everything from first homes to investment properties, I always emphasize the importance of balancing your purchase with your broader financial goals. Housing costs that climb into the 30% to 40% range of your budget can make it harder to save for other priorities, so careful planning is key. My approach is rooted in market knowledge, financial insight, and a commitment to helping you make confident, informed decisions at every step.

Curious how the market is shifting? By late Q3 2026, active U.S. listings were up about 6% year-over-year—the third month in a row with accelerated growth. This gives buyers a bit more leverage in their negotiations. Earlier in the year, annual growth had slowed to just 2% by late Q2, a big drop from the 17% surge we saw the year before. Even with this recent increase, national inventory is still just under pre-pandemic levels. In late Q3 2026, there were 1.16 million active listings—about 5% below where we were in 2019.

Higher mortgage rates and long-term yields, now at two-year highs, have cooled buyer demand. As we transition into the slower season, folks ready to purchase are finding a bit more negotiating room. For anyone considering a move or investment in Middle Tennessee, I always recommend looking at the number of active listings per 1,000 households compared with the 2018-2019 averages. This can reveal whether supply in your area is above or below pre-pandemic norms, helping you make more informed decisions.

With over twenty years navigating changing markets and a commitment to putting your goals first, I’m here to help you interpret these shifts and strategize your next move—whether you’re buying, selling, or investing.

Steady progress continues in Tennessee’s housing market—always an encouraging sign for both buyers and sellers. In Q2 2026, we saw home closings and inventory rise across Nashville, Memphis, and Knoxville, creating more opportunities for those looking to move or invest. Home prices edged up just 0.1% over the quarter and 3% year-over-year, with every metro area posting annual gains. That consistency is especially meaningful to those of us guiding clients through decisions about timing and value.

Construction activity is another bright spot: multifamily permits jumped 16% and total residential permits grew 6%, reflecting a broader push to meet demand in communities statewide. Additional signals—like easing homeowner vacancies, a 13% uptick in transfer tax collections, and a 25% rise in mortgage tax collections—point to a healthy and active market.

Credit conditions remain a mixed bag. While mortgage delinquencies did rise, foreclosure rates actually declined and stayed just under last year’s levels. For those considering a move, investment, or development project, understanding these shifts matters. With over two decades of experience in both residential and commercial real estate throughout Middle Tennessee, I’m dedicated to helping you make sense of these trends and turn them into opportunities that align with your goals.

A closer look at Tennessee’s housing market reveals a story of steady footing, even as Q2 results brought a mix of signals. Across our three major metros, home closings climbed and inventory widened—welcome news for buyers and sellers alike. Knoxville stood out, posting the strongest quarterly and yearly gains. Statewide, home prices remained nearly unchanged in Q2, with a modest ~3% rise over the past year.

Homeowner vacancy rates dipped a bit, and residential construction showed momentum, especially with multifamily permits jumping ~16% and total permits up ~6%. It’s encouraging to see housing-related tax collections grow, too: Real Estate transfer taxes rose about 13% and mortgage tax collections by 25% versus the previous quarter. While mortgage delinquencies increased both quarterly and yearly, foreclosure rates edged down in Q2 and remained just below last year’s levels.

As someone who guides clients through residential and commercial real estate across Middle Tennessee, I keep a close eye on these shifts—because understanding the numbers is key to making informed decisions, whether you’re investing, growing, or finding your next home. My focus is always on helping you navigate this evolving landscape with clarity and confidence.

Recent market data is giving buyers a bit more leverage, and as someone who’s navigated the Middle Tennessee real estate landscape for over two decades, I’m seeing these trends firsthand. In late Q3, about 21% of active listings had price cuts, with inventory reaching over 1.16 million homes—just about 9% below what we’d expect before the pandemic. Buyer activity is still on the cautious side; homes under contract dipped around 4% year-over-year for the second month in a row, as higher mortgage rates continue to challenge affordability. The national median list price hovered near $419,000, down about 1% both month-over-month and year-over-year, and we’ve now seen 11 consecutive months of annual price declines. Price per square foot is also down roughly 2% from last year. Sellers are largely staying engaged, with about 6% of listings delisted (about the same as last year), but more owners are trimming prices and opening the door for negotiation. The real question going forward is whether these additional price cuts will motivate more buyers to step off the sidelines, or if increased supply and softer demand will keep us in this adjustment phase a bit longer. If you’re considering making a move in Middle Tennessee—whether it’s buying, selling, or investing—my focus is always on providing you with clear, data-driven guidance every step of the way.