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.
Author: Dawn Green Wood, MBA, Broker
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Homebuyers: Lending Standards Are Still Tight, but New Credit Scores May Help
It’s no secret that today’s homebuyers are facing some of the toughest lending standards we’ve seen in decades. In fact, home sales are hovering near a 31-year low—thanks to a combination of strict lending requirements, high mortgage rates, and climbing costs. There is a bit of hope on the horizon: new credit scoring models are now accounting for factors like rent and utility payments. While that’s a step in the right direction, many low-income and minority buyers are still being left out, despite maintaining strong records of paying on time and keeping default rates low. As someone who has spent more than 20 years helping clients navigate both residential and commercial real estate across Middle Tennessee, I’ve seen firsthand how challenging this environment can be. My goal is always to guide you through each step, offering clear advice and creative strategies—no matter what the lending landscape looks like.
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Honoring the Significance of Indigenous Day
Indigenous Peoples’ Day celebrates, recognizes, and honors the beautiful traditions and cultures of the Indigenous People
We take a stand for and support the indigenous people on this day.
We should also offer our support to those who invest and uplift the indigenous communities. -
Gen Z buyers lead every generation on affordability trade-offs
It’s fascinating to see how Gen Z buyers are leading the way in making affordability trade-offs to achieve their dream of homeownership. This group is showing remarkable financial flexibility, often willing to cut back on spending or choose smaller homes to secure a place of their own. Across countries, Canadians appear most open to downsizing, while British buyers are a bit more hesitant to compromise. In my work here in Middle Tennessee, I’ve helped clients of all ages navigate these choices—whether it’s finding a first home, downsizing, or making a smart investment. With experience in both residential and commercial real estate, I understand that every buyer’s journey is unique, but Gen Z’s adaptability is setting a trend worth watching.
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Homebuyers Enjoy Greater Choice as Listings Reach Six-Year High
The latest housing market numbers are painting a clear picture: sellers are outpacing buyers by 57.9%, and active listings have reached their highest point since 2020. While inventory rose 3.9% and buyer activity edged up just 0.1%, affordability remains a challenge for many due to elevated mortgage rates and sustained home prices. As someone who’s guided clients through all kinds of market cycles across Middle Tennessee since 2002, I always encourage both buyers and sellers to approach decisions with a blend of market insight and long-term perspective. Whether you’re navigating the sale of a family home, considering an investment, or exploring your next move, understanding these shifts is crucial for informed choices and smooth transactions.
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Seller Concessions Reach a New US Peak
Seller concessions have just reached a new high across the US, with about 45% of home sales in the rolling three-month period ending Mid-Q3 involving some form of seller assistance—the highest share seen at this time of year since at least 2020. This is up from roughly 43% a year ago, reflecting a shift in buyer leverage as more inventory and lighter competition reshape the national market. What does this mean for you? Concessions can take many forms: help with repairs, assistance with closing costs, or even mortgage-rate buydowns—all strategies that lower your total purchase expenses beyond simple price reductions. In practice, sellers are getting creative by pairing price cuts with closing-cost credits or rate buydowns, making negotiation tables more flexible than ever. Nationally, about 16% of homes sold in Mid-Q3 included both a price reduction and a concession, giving buyers extra avenues for reducing entry costs. Whether you’re navigating residential or commercial real estate in Middle Tennessee, understanding these evolving trends—and how to leverage them—can make a real difference in your purchase or sale. My focus has always been to blend financial insight with skilled negotiation to help clients seize opportunities like these.
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Lebanon – Most Expensive Homes of September 2026
Curious about Lebanon’s luxury real estate landscape this September? Here’s a look at the most exclusive homes currently on the market, from a stunning $4,750,000 estate (RTC3199893) down to beautifully appointed properties just under $1.6 million. These listings represent the very best Lebanon has to offer—whether you’re seeking a grand residence, an investment opportunity, or inspiration for your next move.
As someone who’s spent over two decades guiding clients through both residential and commercial transactions in Middle Tennessee, I know how these standout homes can shape our community and offer lasting value. From strategic investment analysis to navigating the nuances of high-end real estate, I always enjoy seeing how Lebanon’s market continues to evolve. If you have questions about these listings—or want to explore what’s possible in our area—I’m here to provide insight rooted in both experience and a client-first approach.
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Lebanon – Most Affordable Homes of September 2026
Curious about Lebanon’s most affordable homes for September 2026? As someone with deep roots in Middle Tennessee real estate and years of experience analyzing both residential and investment properties, I always keep a close eye on opportunities that offer real value.
Here’s a snapshot of the 15 most budget-friendly homes currently available in Lebanon:
1. RTC3333558 — $236,900
2. RTC3247341 — $238,500
3. RTC3602886 — $242,125
4. RTC3333563 — $244,900
5. RTC3333573 — $244,900
6. RTC3312505 — $249,900
7. RTC3546966 — $259,990
8. RTC3601417 — $259,990
9. RTC3601419 — $259,990
10. RTC3260169 — $260,000
11. RTC3306423 — $262,000
12. RTC3319125 — $265,000
13. RTC3594650 — $265,000
14. RTC3234571 — $269,900
15. RTC3546964 — $274,990Whether you’re a first-time buyer, looking to downsize, or searching for a smart investment, these listings provide a solid starting point. I’m committed to helping clients make informed decisions—grounded in market knowledge and a client-first approach—so you can move forward with confidence in Lebanon and beyond.
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Only 1.8% of Tennessee Homes Are Vacation Homes, 11th Lowest Percentage in the U.S.
Did you know that only 1.8% of homes in Tennessee are vacation homes? That’s the 11th lowest percentage across the U.S. Nationally, vacation homeownership has dipped from 5.47 million in 2018 to 4.74 million in 2024, shaped by rising costs and changes in how and where we work. Interestingly, timeshares are now seeing higher occupancy rates than hotels. While Florida still leads in sheer number of vacation homes, Maine and Vermont have the highest concentration. As someone who’s spent over two decades helping clients navigate both residential and investment properties throughout Middle Tennessee, I see firsthand how unique our local market is—whether you’re considering a primary residence, a second home, or an investment opportunity. Every real estate decision is personal, and Middle Tennessee offers its own distinctive advantages.
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New-Construction Buyers Prioritize Space, Financial Confidence and Function, Homes.com Survey Finds
As someone who guides buyers through new construction across Middle Tennessee, I’ve seen firsthand how priorities are evolving. According to a recent Homes.com survey, today’s homebuyers are placing real value on features like private yards, enhanced security, flexible layouts, and dedicated home offices—reflecting the desire for both comfort and adaptability. Financial peace of mind and confidence in builder quality remain front and center, which aligns with the questions I hear from clients every day. Many buyers now expect opportunities for customization and are embracing tools like AI and virtual tours to make informed choices before ever stepping inside a property. Drawing on my background in investment analysis and development, I always encourage clients to look beyond the surface—considering both function and long-term value when choosing their next home.
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