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Real Estate Market Report – Middle Tennessee 1st Quarter 2025

The market remains competitive, with a steady influx of high-value transactions. While prices are adjusting, properties with premium locations and amenities continue to attract buyers. Sellers should be mindful of price trends and days on market when setting expectations.

The housing market in Middle Tennessee is showing a dynamic trend, with fluctuating listing prices, varied time-on-market durations, and competitive sales figures. Below is an in-depth analysis of active, under-contract, and sold properties.

Average listings by category chart
Average days on market chart

Listing prices are decreasing from active listings to sold properties, indicating buyer negotiations.

Average cost per sq. ft. is also lower in sold properties , showing some pricing adjustments.

Homes are selling within an average of 67 days , with under-contract properties moving faster at 57 days.

Category Avg Listing Price ($) Avg Cost per Sq.Ft ($) Avg Living Area (sq.ft) Avg Beds Avg Baths Avg Days on Market
Active Listings $670,000 $290 2,287 3 2 80
Under Contract $578,000 $240 2,293 3 2 57
Sold Properties $521,000 $246 2,130 3 2 67

Average Listing Price by Category

The graph below shows how listing prices vary between active, under-contract, and sold properties.

Active listings have the highest price at $670K.Under-contract properties average $578K, meaning buyers are negotiating lower prices.

Sold properties closed at an average of $521K, showing a market correction.

Time on Market Trends

The number of days a property stays on the market is a key indicator of demand.

Active Listings average 80 days, meaning some high-end properties are taking longer to sell.

Under-contract properties average just 57 days, reflecting higher demand in this category.

Sold properties spent about 67 days on market, suggesting reasonable closing timelines.

Notable Listings & Sales

🔵 High-End Active Listings

998 Dickinson Ln – 5 Beds | 4 Baths | 5,488 sq. ft. – $37,500,000 ($6,833 per sq. ft.)

2014 Old Hillsboro Rd – 6 Beds | 9 Baths | 8,826 sq. ft. – $19,750,000 ($2,237 per sq. ft.)

533 Belle Meade Blvd – 6 Beds | 9 Baths | 9,408 sq. ft. – $15,200,000 ($1,615 per sq. ft.)

🟢 High-Value Properties Under Contract

9330 Joslin Ct – 6 Beds | 11 Baths | 13,928 sq. ft. – $8,440,135 ($605 per sq. ft.)

9147 Spantown Rd – 2 Beds | 2 Baths | 2,000 sq. ft. – $6,500,000 ($3,250 per sq. ft.)

4412 Chickering Lane – 5 Beds | 10 Baths | 10,179 sq. ft. – $6,300,000 ($618 per sq. ft.)

🔴 Most Expensive Recent Sales

1980 Buffalo Rd – 3 Beds | 1 Bath | 1,248 sq. ft. – Sold for $21,200,000

1148 Gateway Ln – 6 Beds | 9 Baths | 9,503 sq. ft. – Sold for $10,278,489 ($1,081 per sq. ft.)

235 Robin Hill Rd – 6 Beds | 10 Baths | 12,157 sq. ft. – Sold for $8,500,000 ($699 per sq. ft.)

Market Insights & Predictions

Price Adjustments – Prices are trending slightly lower in under-contract and sold categories, suggesting market corrections.

Faster Transactions – Homes under contract are selling quicker (57 days) than active listings, indicating strong buyer demand.

Luxury Market Still Strong – High-end properties continue to list and sell, though some are taking longer to move.

What This Means for You

Sellers – Pricing your home competitively and staging it well can reduce days on market.

Buyers – Negotiation power is strong; listings are closing below asking prices in some cases.

Investors – The market shows consistent movement, especially in the $500K-$700K range.

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Active Listings

Average Days on Market: 80 Average Listing Price:

$670,000

Average Cost per Sq. Ft.: $290

Average Living Area: 2,287 sq. ft.

Average Beds/Baths: 3 Beds | 2 Baths

Notable Active Listings

998 Dickinson Ln: 5 Beds, 4 Baths, 5,488 sq. ft. – $37,500,000 ($6,833 per sq. ft.)

2014 Old Hillsboro Rd: 6 Beds, 9 Baths, 8,826 sq. ft. – $19,750,000 ($2,237 per sq. ft.)

533 Belle Meade Blvd: 6 Beds, 9 Baths, 9,408 sq. ft. – $15,200,000 ($1,615 per sq. ft.)

Properties Under Contract

Average Days on Market: 57 Average

Listing Price: $578,000 Average

Cost per Sq. Ft.: $240

Average Living Area: 2,293 sq. ft.

Average Beds/Baths: 3 Beds | 2 Baths

Notable Pending Sales

9330 Joslin Ct: 6 Beds, 11 Baths, 13,928 sq. ft. – $8,440,135 ($605 per sq. ft.)

9147 Spantown Rd: 2 Beds, 2 Baths, 2,000 sq. ft. – $6,500,000 ($3,250 per sq. ft.)

4412 Chickering Lane: 5 Beds, 10 Baths, 10,179 sq. ft. – $6,300,000 ($618 per sq. ft.)

Sold Properties (Last Period)

Average Days on Market: 67

Average Listing Price: $521,000

Average Sold Price: $509,199Average Cost per Sq. Ft.: $246

Average Living Area: 2,130 sq. ft.

Average Beds/Baths: 3 Beds | 2 Baths

Notable Sales

1980 Buffalo Rd: 3 Beds, 1 Bath, 1,248 sq. ft. – Sold for $21,200,000

1148 Gateway Ln: 6 Beds, 9 Baths, 9,503 sq. ft. – Sold for $10,278,489 ($1,081 per sq. ft.)

235 Robin Hill Rd: 6 Beds, 10 Baths, 12,157 sq. ft. – Sold for $8,500,000 ($699 per sq. ft.)

Market Insights & Trends

The average listing price has decreased from $670K (active) to $578K (under contract), indicating a slight correction in pricing.

Homes are selling within 67 days on average, with premium listings taking longer due to higher price points.

Cost per Sq. Ft. in Sold Properties ($246) is slightly lower than Active Listings ($290), suggesting buyers are negotiating lower final prices.

Luxury properties continue to dominate high-end sales, but mid-range homes remain the fastest-moving inventory.

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