Important points
Davidson County turned even more buyer-friendly in June. Inventory increased 9% year-over-year, homes were on the market for a median of 62 days, and only 15% sold for above list price. The median sales price reached $490,616, up 3% year-over-year, outpacing the national rate of 2% but still falling short of double-digit increases in 2021 and 2022. Pending sales rose 6% year over year, an early sign that activity may be stabilizing even though the market remains soft.
A snapshot of the housing market in Davidson County, Tennessee
Median Sales Price Pending Sales Active Listing Days Days on Market Sold on List $490,616 (+3.3% YoY) 1,131 (+5.6% YoY) 6,848 (+8.8% YoY) 62 days (+5 days YoY) 15.3% (+0.8 ppt YoY)
The Davidson County market continued to be favorable to buyers in June. The inventory had swelled to about 6,850 active listings, the typical home sale took more than two months, and most deals closed below asking price. Slight price increases continued, but this reflected the mix of home sales rather than a return to competitive bidding.
Below is a breakdown of June 2026 data for Davidson County, Tennessee, and guidance for buyers and sellers as they navigate the second half of the year.
A snapshot of the US housing market
Median Sales Price Pending On Sale Active Listing Days Balance of Buyers and Sellers on Market $408,776 (+2.2% YoY) 349,254 (+4.5% YoY) 1,496,490 (+0.8% YoY) 49 Days (+1 Day YoY) Number of sellers outnumber buyers by 48.5%
Nationwide, home prices rose about 2% year over year, pending sales rose about 5% and inventory moved little. In Davidson County, these national averages masked a much softer reality. Local inventory grew more than 10 times faster than the national rate, homes sat 13 days longer than the U.S. median price, and the percentage of homes sold above listing was half the national average.
“June marked a crossroads in the continued recovery of the housing market,” said Chen Zhao, head of economic research at Redfin. “Prices rose faster than in recent months, with economic uncertainty related to the Iran war and rising mortgage rates spooking some home buyers and sellers.On the bright side, home sales are trending upwards and wages have risen faster than prices, helping There are areas of competition in the Midwest, Northeast, and Gulf Coast regions, but in general, consumers are still weathering a difficult period. Still, economists expect the market to improve gradually over the next few years.”
Davidson County prices rose slightly despite soft market
Prices rose slightly in Davidson County, up about 3 percent, but sellers weren’t feeling it. The typical home sat for more than two months and sold for less than the asking price. The median price in June reached $490,616, an increase of about 3% from a year ago, compared to 2.2% nationally. Davidson County’s price premium over the U.S. median has widened to about $82,000, but the pace of local price increases has slowed considerably from the more than 20% increases in 2021 and early 2022. Median price per square foot rose 2.6% year over year to $281, suggesting a gradual increase in real prices rather than a shift to larger homes.
The average home sold for approximately 2% below list price (sales-to-listing ratio of 0.976), confirming that sellers continue to price too strongly for the current demand environment. Approximately 21% of active listed companies have received price cuts, and the proportion has remained elevated since mid-2024.
Buyer activity increased, but homes still sat idle for two months
Davidson County used to outpace the national market. Now it follows. In 2021 and 2022, the county consistently outperformed the national two-week contract rate by more than 20 percentage points. By June 2026, only 26% of local listings went under contract within two weeks, compared to 31% nationally, the first time since pre-pandemic that the local rate was below the national level. Pending sales were up 6% year over year, suggesting more buyers entered the market, but they acted cautiously.
The median number of days on market was 62 days, an increase of five days over the previous year and 13 days above the national median. Approximately 1,056 homes were sold, an increase of 5% from the previous year. Although the pace of individual deals remains slow by historical standards, the increase in both open and closed sales indicates that deal volumes are stabilizing after sharp declines in 2022 and 2023.
Inventory increases as sellers list on cautious market
Davidson County’s supply was 5.2 months, well above the buyer’s market norm of about 4 months. This figure is well below the national level of 3.7 months and represents a dramatic change from 2021, when supply was less than 1.5 months. The number of active listings totaled 6,848, an increase of about 9% year-on-year and the highest for June since 2019. The number of new listings was basically unchanged year-on-year at around 1,496, meaning that the buildup of inventory was due to a delay in absorption rather than a sudden increase in new supply. Inventory days rose to 65 days from 60 days a year ago, confirming that listings are piling up because they don’t sell quickly.
Buyers shopping here have more choices and more time to decide than at any point in the past four years. The imbalance in supply and demand allowed buyers to influence prices, inspections, and closing schedules.
While starter prices are stagnant, upper tiers are highly valued.
Price Tier Median Price (YoY) Sold (YoY) DOM (YoY) Listing Rate (YoY) Luxury (Top 5%) $2,333,435 (+3.1%) 186 (+7.5%) 102 Days (+12 Days) 7.0% (-1.7 ppt) High Price (65-95%) $789,370 (+7.6%) 825 (-4.3%) 69 days (+9 days) 12.8% (-3.9 ppt) Non-premium (35-65%) $475,576 (+3.0%) 904 (+3.5%) 75 days (+15 days) 17.5% (+2.0 ppt) Starter (5-35%) $333,239 (-0.4%) 803 (+3.9%) 71 days (+14 days) 14.0% (-2.5 ppt) Bottom (bottom 5%) $214,580 (+0.2%) 164 (+24.2%) 80 days (+23 days) 8.5% (+0.2 ppt)
Redfin Analysis of MLS Data • Rolling 3-month period (March-May 2026)
The top tier rose the fastest, about 8% year-over-year, but the number of homes sold in that tier fell by about 4%, and fewer homes sold above the list. Luxury properties (median price of $2.33 million) showed a significant increase in sales volume of approximately 8%, but were left on the market for more than 100 days and had the lowest market share of 7%. The non-luxury middle class was the only segment where both prices and on-listing activity increased simultaneously.
Prices for entry-level and lower-end products were virtually flat year-on-year. Starter homes (median price $333,239) decreased slightly, while lower tiers rose just 0.2%. Days on market increased in all tiers, with the lower tiers adding 23 days to 80 days. The 24% increase in volumes in the lower tiers stands out, but this likely reflects deeply discounted deals rather than new demand in these price points. Buyers in the upper echelons faced moderate competition for affordable properties. Shoppers in the lower classes had sufficient bargaining power.
How buyers and sellers can navigate the Davidson County market
When you buy in Davidson County, our median DOM of 62 days and 5.2 months of supply gives you tangible leverage at the negotiating table. Inventory is rising, most sales are closing below asking price, and sellers, especially in the entry and bottom tiers, are unlikely to command a premium. You can use these numbers to justify your offer below, request repair credits, or negotiate closing cost assistance. However, pending sales are increasing, which could narrow the maximum leverage range if demand continues to recover.
If you’re selling, price your home based on June’s comparable price, not what your neighbors listed it for last spring. One in five active listings has already had a price reduction, with the average home selling for around 2% below asking price. Longer listings extended inventory periods to 65 days. The market does not reward optimism. Set your asking price to reflect where buyers are trading today. Luxury and high-end properties continued to garner interest, but even in those segments, there were days when activity for listed and above properties declined while the market rose.
Davidson County, Tennessee Market Data by Zip Code
Rolling three-month period (April to June 2026). Postal codes with 50 or more sales will be displayed.
Zip Median Sale Price (YoY) New Sold Listings. Percentage of active DOM above supply 37013 $349,921 (-5.8% YoY) 280 320 622 68 20.6% 3.7 37209 $649,853 (+5.5% YoY) 274 413 835 67 13.9% 5.2 37211 210 266 510 69 16.2% 4.1 37206 $674,847 (-1.8% YoY) 172 239 436 49 16.2% 4.2 37207 $469,694 (+7.5% YoY) 164 292 597 81 13.2% 7.0 37205 $1,099,751 (0.0% YoY) 160 193 370 76 7.7% 4.2 37215 $1,434,676 (+21.1% YoY) 158 233 421 61 7.1% 5.0 37214 $398,360 (+6.2% YoY) 150 203 356 55 17.8% 3.9 37216 $532,380 (-6.1% YoY) 140 208 354 52 17.7% 4.6 37138 $379,914 (-13.1% YoY) 133 206 370 57 14.0% 5.1 37072 $426,404 (+8.1% YoY) 125 179 308 61 17.2% 4.3 37115 $379,914 (+4.1% YoY) 108 223 381 51 19.1% 6.6 37204 $1,199,729 (+5.3% compared to previous year) 98 145 269 70 13.7% 5.5 37208 $534,879 (+4.9% compared to previous year) 79 205 416 74 7.8% 11.4 37212 $979,679 (+7.8% compared to previous year) 79 134 256 55 9.1% 6.3 37217 $313,679 (+1.2% YoY) 76 116 202 51 12.2% 4.8 37203 $653,802 (+17.8% YoY) 74 235 529 79 5.6% 15.7 37218 $409,907 (+6.5% YoY) 55 106 196 80 17.0% 7.2
This article was created in whole or in part using generative artificial intelligence (AI) technology with input from Chen Zhao, Head of Economic Research at Redfin. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and quotes contained in this article before relying on the information for any purpose. This information is not intended to substitute for advice from a real estate agent, financial advisor, or other qualified professional. County-level data are not seasonally adjusted. For more detailed housing market data, check out the Redfin Data Center.
