Nashville Real Estate Market
Nashville, TNMusic City absorbing a supply wave as prices ease off pandemic highs
Key Market Stats
Last updated:- Median Price
- $539K
- -1.9% YoY
- Month-over-Month
- +1.9%
- vs. last month
- Active Listings
- 10,523
- homes for sale
- Months of Supply
- 2.1 mo.
- Balanced market
- Days on Market
- 50d
- median
- Cash Buyers
- 29.8%
- of all sales
Prices are median active listing prices (Realtor.com via FRED), not median sale prices. Days on market measures time listed, not days to close. Months of supply estimated from active ÷ new listings.
Side-by-side stats, charts & AI analysis
AI Market Analysis — Nashville
Nashville is in a measured correction — prices have eased modestly year-over-year from pandemic-era highs as active listings rebuilt sharply from their 2022 trough and the multi-year construction pipeline continues to deliver. Demand fundamentals remain intact, anchored by three durable drivers: corporate relocations (Oracle's East Bank campus and 8,500-job commitment by 2031, plus Amazon and AllianceBernstein operations), a tourism economy that sustains short-term-rental demand downtown, and Tennessee's lack of a state income tax that keeps migration from high-tax states flowing. Williamson County to the south remains one of the most affluent and fastest-growing suburban markets in the country, but affordability is now the binding constraint metro-wide: elevated home prices against local incomes have pushed first-time-buyer demand into outlying counties like Wilson, Rutherford, and Robertson, where newly built inventory is absorbing the overflow.
Analysis generated from Redfin, FRED, and Census Bureau data. Updated monthly.
Nashville Analysis
Sun Belt Mortgage Affordability in 2026: Payments Are Down, But Income Ratios Tell a Different Story
6 min read
Austin and Tampa Lead the Nation in Price Cuts: What the AEI's 2026 'Affordability Economy' Report Means for Sun Belt Buyers
8 min read
Charlotte and Nashville Are Now the Sun Belt's Top Corporate Relocation Magnets — What It Means for Housing
7 min read
AEI Projects National Home Prices Turn Negative in April 2026 — What It Means for Phoenix, Austin, Tampa, Nashville, and Charlotte
7 min read
Nashville's Inventory Explosion: Active Listings Up 193% — What a 5.6-Month Supply Means for Buyers and Sellers in 2026
6 min read
Nashville's New Construction Boom: 10 Developments Reshaping the Metro
5 min read
Music City
Nashville
Music City, USA
Industries & employers in Nashville
BLS / Census · 2025-Q3Total jobs
1.2M
Nonfarm employment, 2025-Q3
Unemployment
3.5%
Seasonally adjusted
Job growth YoY
+2.4%
Year-over-year change
Median HH income
$81K
Census ACS estimate
Industry mix
Share of total nonfarm employment
Major employers
Metro-area headcount estimates
- 28K
Vanderbilt University Medical Center
Healthcare - 15K
HCA Healthcare
Healthcare - 12K
State of Tennessee
Government - 11K
Metro Nashville Public Schools
Education - 9.5K
Ascension Saint Thomas
Healthcare - 9.0K
Amazon
Logistics - 8.5K
Nissan North America
Manufacturing - 8.0K
Vanderbilt University
Education - 3.5K
Bridgestone Americas
Manufacturing - 3.5K
Dollar General
Retail
What the job market looks like in Nashville
The South's healthcare capital, now layered with a corporate relocation wave — one of the steadiest Sun Belt job markets for a mover.
If you're moving to Nashville, expect the most durable healthcare base in the region. HCA is headquartered here; dozens of mid-cap healthcare companies (Acadia, Ardent, Community Health Systems) are too. Vanderbilt University Medical Center is the largest single employer and drives much of the region's medical research. Combined, healthcare supports more than 250,000 jobs across the metro. Unemployment has held in the low threes for years — the steadiest job market on this list.
Target healthcare first (it's the safe P1 bet), then tech at Amazon's Nashville Yards or Oracle's coming riverfront campus, then manufacturing at Nissan's Smyrna plant or Bridgestone. Hospitality is huge in number of openings but pays well below the metro median — fine as a bridge job, risky as a career plan. The hard truth on cost: housing costs outran wages starting in 2020, and the Nashville arbitrage window is largely closed. Plan your budget against current prices, not 2019's.
Timing: Oracle's $1.35B Nashville campus is finally under construction after years of delays, with the first phase opening 2026 and projected to eventually hire 8,500. AllianceBernstein's 2025 HQ move from New York lands 1,250 finance roles. If you're in corporate finance, healthcare admin, or software, the 24-month pipeline of incoming employers is deeper than the 6-month picture — hiring improves as new campuses open.
Recent corporate moves
- 2024
Oracle
RelocationResumed construction on its $1.35B Nashville campus targeting 8,500 jobs over a decade, with the first phase slated to open in 2026.
- 2023
Amazon
ExpansionCompleted its Nashville Yards Operations Center of Excellence, bringing total local headcount toward 7,000 corporate roles.
- 2025
AllianceBernstein
RelocationCompleted headquarters move from New York with about 1,250 roles now based in downtown Nashville.
- 2024
SmileDirectClub
LayoffsShuttered its Nashville headquarters in bankruptcy, eliminating roughly 1,400 local jobs in late 2023 and early 2024.
Climate in Nashville
NOAA 1991-2020 normalsDays ≥ 100°F
1
Extreme-heat days per year
Days ≥ 90°F
52
Hot days per year
Days ≤ 32°F
67
Freezing days per year
Annual precip
47.3"
118 rainy days/year
Climate hazards
Cfa · Humid subtropical
Hazard levels are editorial ratings aggregated from FEMA, USDA wildfire risk, NOAA storm tracks, and NWS hail climatology. Not insurance or investment advice.
What movers should expect in Nashville
Four real seasons, long humid summers, and a growing list of billion-dollar floods, tornadoes, and ice events.
Middle Tennessee delivers the kind of seasonal variety newcomers from Texas or Florida often say they missed: genuine spring dogwoods, summer highs in the upper 80s with some humidity, cool autumns with real fall color, and winters that see light snow and occasional hard freezes. But Nashville sits in the overlap of two severe-weather zones — the southeastern tornado corridor (sometimes called 'Dixie Alley') and the Ohio Valley flash-flood regime — which means a quiet week can become dangerous quickly when warm Gulf air meets cold Canadian fronts.
For movers, the key facts are: tornado preparedness is not optional. The March 2020 EF-3 cut a 60-mile path through downtown and East Nashville, killing five and causing $1.5 billion in damage. Flood risk exists beyond mapped floodplains, as the May 2010 catastrophe proved when 13.57 inches of rain in 48 hours inundated Opry Mills and downtown. Ice storms shut the city down 1–2 times a decade. Homeowners should have interior safe rooms, flood insurance if anywhere near a creek, and backup heat for multi-day outages.
The long arc here is that Dixie Alley tornadoes now frequently occur at night and in the cool season, a dangerous shift that makes warnings harder to heed. Insurers are tightening in storm-prone census tracts. Nashville's population growth has pushed development into watersheds that haven't flooded in decades — which doesn't mean they won't. The weather is not a deal-breaker by any metric; it's simply more consequential than the marketing brochures suggest.
Historical edge scenarios
- 2010
The Great Nashville Flood
On May 1–2, 2010, 13.57 inches of rain fell on Nashville in 48 hours — double the previous record. The Cumberland River crested at 51.86 feet. Damage within Davidson County exceeded $1.5 billion, and 11 people died in the metro. Opry Mills mall closed for nearly two years.
- 2020
March 3 EF-3 tornado through downtown
In the early hours of March 3, 2020, an EF-3 tornado traveled 60.13 miles through North Nashville, Germantown, East Nashville, Donelson, and Mount Juliet. Five people died, 220 were injured, and damage reached $1.5 billion — the 6th costliest U.S. tornado in history.
- 2021
March 27 flash flooding
Heavy rain on March 27–28, 2021, dropped 7+ inches on Nashville in a few hours, overwhelming storm drains and swelling Mill Creek. Seven people drowned in the metro — underscoring that Nashville's flash-flood risk extends well beyond the Cumberland mainstem.
Neighbourhoods
On the streets of Nashville
Where people actually live — from historic bungalows to new-build cul-de-sacs.
Neighbourhoods in Nashville
Nashville's neighbourhoods follow the Cumberland River in price tiers that grew steeper with every year of pandemic-era appreciation. Germantown and Salemtown just north of downtown are the prestige urban picks — Victorian rowhouses on a walkable restaurant grid, short walk to the Bicentennial Capitol Mall, and SFH prices well above $800K. East Nashville (Lockeland Springs, McFerrin Park, Inglewood) is the character-bungalow corridor: eclectic, dense with music-industry and creative-class buyers, and still the most affordable way to own a detached house within a 10-minute drive of Broadway. The Gulch and SoBro deliver lock-and-leave condo living for buyers who want downtown proximity without a yard.
For walkability and lifestyle, 12 South is the tightest supply story in the metro — boutique-lined commercial strip, small lots, Victorian cottages, prices that have appreciated well past any objective neighbourhood fundamentals. The Nations on the west side has emerged as the transit-accessible alternative: infill townhomes, Centennial Park proximity, and prices a step below 12 South. Sylvan Park appeals to the same buyer who wants walkable character without East Nashville's congestion.
Family-first movers almost always land in Brentwood or Franklin. Brentwood offers Williamson County's consistently top-ranked public schools inside a tree-heavy suburban setting. Franklin's downtown adds historic Main Street charm to the same school-district access. For value, Madison and Donelson on the east side are the entry-point answer: 1950s–60s SFH ranches, the most affordable Davidson County prices, and straightforward access to the broader metro without leaving city limits.
Common questions about the Nashville housing market
Is Nashville a buyer's or seller's market?
Nashville is currently a balanced market. With 2.1 months of housing supply and a median of 50 days on market, neither buyers nor sellers hold a decisive edge — homes sell at a steady pace without the bidding-war pressure of a tight market.
What is the median home price in Nashville?
The median home listing price in Nashville, TN is $538,901 as of April 2026. That figure reflects metro-area median list prices sourced from Realtor.com via FRED (Federal Reserve Economic Data) and is refreshed monthly.
Are home prices in Nashville rising or falling?
As of April 2026, the median home price in Nashville declined 1.9% over the past 12 months and rose 1.9% over the most recent month. The annual figure is still negative, but the recent monthly uptick suggests prices may be finding a floor.
How long do homes take to sell in Nashville?
Homes in Nashville spend a median of 50 days on market. That measures how long a typical listing stays active before going under contract — not the time it takes to close — and is consistent with a balanced market.
How many homes are for sale in Nashville?
There are roughly 10,523 active listings across the Nashville metro as of April 2026, equal to about 2.1 months of supply at the current sales pace. Cash buyers account for 29.8% of sales.
Data sources: Redfin Market Data, U.S. Census Bureau, FRED (Federal Reserve Economic Data), local MLS associations. Statistics represent metro-area medians and are updated monthly. Not financial or investment advice.