A surprising trend in Davidson County: about 1 in 3 homes listed in the past year never sold—even after being relisted. Often, this comes down to pricing missteps right from the start. In my years helping clients across Middle Tennessee, I’ve seen how crucial it is to base your price on real data, not wishful thinking. That means starting with a Comparative Market Analysis (CMA) using recently closed sales, not just current listings. Closed sales reveal what buyers are actually willing to pay.
For buyers, it’s important to remember: a list price is not the same as market value. When I advise clients, I always pull closed sales from the past 90 days, break down price per square foot, and review average days on market. If sellers are aiming for $900K on homes comparable to those that just closed around $825K, the real question becomes: what justifies that premium for buyers right now?
Homes that are accurately priced are moving quickly—often under contract in about 14 days and close to asking price. Meanwhile, overpriced homes tend to linger, even after price reductions. For buyers, anchoring your offer to three recent nearby sales and calmly explaining your rationale can help you negotiate from a position of strength—and walk away from unreasonably high pricing if needed. As always, a thoughtful, data-driven approach makes all the difference in achieving a successful move.
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