The median home price in Nashville, TN is roughly $464,779, but that number alone doesn't tell you what a house or condo will cost.

 

Key takeaway

Nashville's forecast heading into 2027 splits by home type. Single-family prices are holding steady while condo prices are sliding, with the median condo now taking 100 days to sell. If a condo or townhouse fits your plans, that's where buyers have negotiating room, but if you need a detached house, expect firmer prices and fewer concessions.

 

Who this guide is for

You're planning to buy or sell in Nashville in the next 6 to 12 months and want to know which way prices are likely to move for the type of home you're considering.

 

The current Nashville housing market forecast

Nashville's late-2026 numbers point to two forecasts, not one. Over the 90 days ending September 30, 2026, the city-wide median for all homes is down only 1.1% year over year, which looks flat. That average hides a split: single-family prices are up 1.3%, while condos are down 7.2% and townhouses are down 4.1%. Additional information is available regarding the Nashville housing market.

Heading into 2027, condo and townhouse buyers have real negotiating room because prices for those types are already falling. Single-family buyers shouldn't expect the same discounts. This is a reading of current data, not a guarantee.

 

Nashville housing market at a glance

  • All homes: median sale price $464,779, down 1.1% year over year; 2,666 homes sold (90 days ending Sept. 30, 2026)
  • All homes: 66 median days on market, 97.4% sale-to-list, 12% sold above list (90 days ending Sept. 30, 2026)
  • All homes: 6 months of supply, 5,205 active listings, $267 median price per sq ft (90 days ending Sept. 30, 2026)
  • Single-family: median sale price $514,795, up 1.3% year over year; 1,885 sold; $272 per sq ft (90 days ending Sept. 30, 2026)
  • Single-family: 58 median days on market, 97.5% sale-to-list, 13.5% sold above list (90 days ending Sept. 30, 2026)
  • Single-family: 5.2 months of supply, 3,177 active listings (90 days ending Sept. 30, 2026)
  • Condo: median sale price $374,961, down 7.2% year over year; 433 sold; $293 per sq ft (90 days ending Sept. 30, 2026)
  • Condo: 100 median days on market, 97% sale-to-list, 6.4% sold above list (90 days ending Sept. 30, 2026)
  • Condo: 8.8 months of supply, 1,240 active listings (90 days ending Sept. 30, 2026)
  • Townhouse: median sale price $349,994, down 4.1% year over year; 318 sold; $223 per sq ft (90 days ending Sept. 30, 2026)
  • Townhouse: 78 median days on market, 97.8% sale-to-list, 11.3% sold above list (90 days ending Sept. 30, 2026)
  • Townhouse: 6.8 months of supply, 704 active listings (90 days ending Sept. 30, 2026)

All segments in this data rest on more than 300 sales.

 

Which part of this forecast applies to you?

  1. Do you need a detached house, or would a condo or townhouse work? If a house, read "Single-family homes" and "If you're buying a single-family home." If not, compare "Condos" and "Townhouses," then read "If you're buying a condo or townhouse."
  2. Which matters more to you: negotiating room on price, or space for the money? For negotiating room, start with "Condos." For space per dollar, start with "Townhouses."
  3. Are you selling within the next year? Go to "If you're selling" and check your home type's figures in the at-a-glance list.
  4. Could a change in mortgage rates or new construction change your timing? Read "What could change the forecast."

 

Home prices by property type

Single-family homes

Single-family homes are the one segment still gaining value. Supply sits below the city average at 5.2 months, and 13.5% of Nashville houses still sold above asking in the latest 90 days, even with the city-wide median slipping. A buyer waiting for a 2027 price drop may be waiting on a trend the data doesn't show, and well-priced houses can still draw competition.

The catch is that you have the least negotiating room here. Detached houses carry the highest median price of any type. Their supply also sits at the low end of the five-to-six-month range that housing economists typically treat as a balanced market, so sellers have less reason to cut prices.

Condos

Condos have 8.8 months of supply, the deepest of any type, along with the steepest year-over-year price drop and the longest time to sell. A condo buyer can ask for price cuts, closing-cost help, or a rate buydown with a real chance of getting them.

Monthly HOA fees and the building's FHA approval status change what a condo costs and who can finance it. Ask the HOA for current monthly dues, the latest reserve study, and any planned special assessments before offering. If you plan to use an FHA loan, check whether the building is FHA-approved on HUD's condominium lookup.

There are two catches. Even after that drop, Nashville condos still cost a median of $293 per square foot, which is more than houses or townhouses. And falling prices that help you buy will hurt you if you need to resell within a few years.

Townhouses

Townhouses have the lowest median price per square foot at $223, giving you the most space per dollar. The catch is that they also sell closest to asking, with a sale-to-list ratio of 97.8%. The discount shows up in the year-over-year price trend, not at the offer table. You may pay less than a buyer did a year ago, but you're unlikely to get much off the listed number itself.

 

What could change the forecast

The city-wide figure of 6 months of supply sits at the top of the five-to-six-month range that housing economists typically treat as a balanced market. Levels below that range generally favor sellers. Several factors could shift that balance through 2027.

Greater Nashville Realtors president Jack Gaughan described the 2026 market as a year of stability with more balance. Greater Nashville Realtors also pointed to a 15% uptick in U.S. mortgage applications in December as a sign buyers were preparing to re-enter the market.

Mortgage rates will shape buyer demand. The 30-year fixed-rate mortgage averaged 7.24% as of October 29, 2026. In its October 2026 forecast, Fannie Mae's Economic and Strategic Research Group projected that the rate will reach 7.4% in the fourth quarter of 2026 and stay at 7.5% in every quarter of 2027.

If rates fall, single-family competition likely tightens first, because that segment already has the least supply. This page is not financial advice, and your decisions should rest on your own budget.

 

What the forecast means for buyers and sellers

If you're buying a condo or townhouse

Base your offer on what homes are selling for, not the asking price. The median condo recently sold at 97% of its list price. On a hypothetical condo listed at $380,000, that works out to about $368,600 (roughly $11,400 below asking) before any closing-cost credits.

That ratio is a median, not a hard rule. Listings past the townhouse median time to sell of 78 days may have more room, so ask the listing agent for the unit's days on market and price-change history. A popular building may not offer the median discount, so check that building's recent sold prices before assuming the citywide figure applies to your target. Buyer closing costs come on top of your offer, so count them in the cash you'll need to close.

If you're buying a single-family home

Set your expectations early. A house that has sat well past the 58-day median is the place to negotiate. A fresh listing is not. Because this is where competition returns first if rates drop, waiting for a better rate may cost you on the purchase price. Work out how much house your budget supports before you start making offers.

If you're selling

Price against your own home type, not the citywide median. Above-list sales happen nearly twice as often across all homes as they do for condos, and only about one in sixteen Nashville condos sold above asking in the latest 90 days.

A condo seller pricing for a bidding war is pricing for something that rarely happens. Plan for a longer timeline and price the home right from the start rather than cutting the price in stages. That may mean listing below what a neighbor got a year ago, especially for condos, because the current data doesn't support waiting for a rebound. Seller closing costs come out of your proceeds, so factor them into your lowest acceptable price. If you want a type-specific pricing read on your home, Oak Street Real Estate Group can pull recent sales for your building or street.

 

Nashville housing market forecast FAQs

Is the housing market slowing down in Nashville?

Yes, it is slowing in pace rather than collapsing: the median Nashville home now takes 66 days to sell. Statewide, the Tennessee Realtors Association reported October sales down 4.9% year over year, while inventory rose to 6.3 months of supply.

Is Nashville booming right now?

The local economy is still growing. BLS data show total nonfarm employment in the Nashville metro area up 0.6% year over year in May 2026, even as home prices stabilize.

What is the cheapest month to buy a home in Nashville?

The cheapest month shifts from year to year. In the condo segment, year-over-year price drops currently matter more than seasonal timing.

What is the 3-3-3 rule for buying a house?

It's an informal affordability guideline, not an official lending rule. It is commonly described as keeping the price at or below three times your annual household income, putting down at least 3%, and keeping monthly housing costs at or below 30% of gross monthly income. Applied to the Nashville condo median of $374,961, it points to a household income of roughly $125,000.

What income do you need to afford a home in Nashville?

It depends on your down payment, your interest rate (above 7% for a 30-year fixed as of late October 2026) and property taxes. Together these set the monthly payment on the $514,795 single-family median.

How many homes are for sale in Nashville right now?

There are currently 5,205 active listings across all home types, including 1,240 active condo listings. Condos make up roughly a quarter of listings but account for far fewer recent sales, which is why condo supply is so deep.

What county is Nashville in, and does the market data cover all of it?

Nashville is in Davidson County, under the consolidated Metropolitan Government of Nashville and Davidson County, which excludes six separately incorporated municipalities within the county. Suburbs such as Franklin or Murfreesboro are not in these numbers.

Can you rent out a Nashville condo as a short-term rental?

Any short-term rental needs a Short-Term Rental Property permit from the Metro Codes Department. New not-owner-occupied permits are issued only in designated commercial, mixed-use, office, downtown and shopping-center zoning districts, and never in AR2A, R, RS or RM residential zones. Also confirm the HOA bylaws allow rentals; this is not legal advice.

 

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