Key Takeaways
- Davidson County tilted further toward buyers in June. Inventory climbed 9% year over year, homes sat on the market for a median of 62 days, and only 15% sold above list price.
- The median sale price reached $490,616, up 3% year over year, outpacing the national rate of 2% but still well below the double-digit gains of 2021 and 2022.
- Pending sales rose 6% year over year, an early sign that activity may be stabilizing even as the market remains soft.
Davidson County, TN Housing Market Snapshot
| $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) |
Davidson County’s market continued to favor buyers in June. Inventory swelled to nearly 6,850 active listings, the typical home took over two months to sell, and most transactions closed below asking price. Modest price gains persisted, but they reflected the mix of homes selling rather than any resurgence of competitive bidding.
Below is a breakdown of Davidson County, TN’s June 2026 data, along with guidance for buyers and sellers navigating the second half of the year.
U.S. Housing Market Snapshot
| $408,776 (+2.2% YoY) | 349,254 (+4.5% YoY) | 1,496,490 (+0.8% YoY) | 49 days (+1 day YoY) | Sellers outnumber buyers by 48.5% |
Nationally, home prices climbed about 2% year over year, pending sales grew roughly 5%, and inventory barely budged. In Davidson County, those national averages masked a much softer reality: local inventory rose more than ten times faster than the national rate, homes sat 13 days longer than the U.S. median, and the share of homes selling above list was half the national average.
“June marked a bump in the road for the ongoing housing market recovery,” said Chen Zhao, Redfin’s head of economics research. “Prices climbed faster than in recent months, and economic uncertainty and rising mortgage rates tied to war in Iran spooked some homebuyers and sellers. On a positive note, home sales trended upwards, and affordability improved as wages rose faster than prices. There are pockets of competition in the Midwest, Northeast, and Bay Area, but in general, consumers are still struggling through a difficult period. Even so, economists still expect the market to slowly improve in the coming years.”
Davidson County Prices Rose Modestly Despite a Soft Market
Prices edged higher in Davidson County—up about 3%, but sellers didn’t feel it. The typical home sat for over two months and sold below its asking price. The median reached $490,616 in June, roughly 3% higher than a year ago, compared with 2.2% nationally. Davidson County’s price premium over the U.S. median widened to roughly $82,000, but the pace of local appreciation has slowed considerably from the 20%-plus gains of 2021 and early 2022. The median price per square foot climbed 2.6% year over year to $281, suggesting modest real price growth rather than a shift toward larger homes.
The average home sold for about 2% below its list price (sale-to-list ratio of 0.976), confirming that sellers continued to price too aggressively for the current demand environment. About 21% of active listings had taken a price cut, a share that has remained elevated since mid-2024.
Buyer Activity Rose, but Homes Still Sat for Two Months
Davidson County used to be faster than the national market; now it trails behind. In 2021 and 2022, the county consistently outpaced the national two-week contract rate by 20 or more percentage points. By June 2026, only 26% of local listings went under contract within two weeks, compared with 31% nationally, the first time the local rate has fallen below the national level since before the pandemic. Pending sales did rise 6% year over year, suggesting more buyers entered the market, but they moved cautiously.
The median days on market reached 62, up 5 days from a year ago and 13 days above the national median. Homes sold rose 5% year over year to about 1,056 closings. The uptick in both pending and closed sales indicates that volume is stabilizing after steep declines in 2022 and 2023, even though the pace of individual transactions remains slow by historical standards.
Inventory Grew as Sellers Listed Into a Cautious Market
With 5.2 months of supply, Davidson County sat well above the buyer’s market threshold of roughly 4 months. That figure dwarfed the national level of 3.7 months and represented a dramatic shift from 2021, when supply dipped below 1.5 months. Active listings totaled 6,848, up about 9% year over year and the highest June count since 2019. New listings were essentially flat year over year at about 1,496, meaning the inventory buildup came from slower absorption rather than a surge of new supply. The age of inventory climbed to 65 days from 60 a year ago, confirming that listings accumulated because they were not selling quickly.
Buyers shopping here had more choices and more time to decide than at any point in the past four years. The imbalance between supply and demand gave purchasers leverage on price, inspections, and closing timelines.
Upper Tiers Appreciated While Starter Prices Stalled
| Luxury (top 5%) | $2,333,435 (+3.1%) | 186 (+7.5%) | 102 days (+12 days) | 7.0% (-1.7 ppt) |
| High (65th-95th%) | $789,370 (+7.6%) | 825 (-4.3%) | 69 days (+9 days) | 12.8% (-3.9 ppt) |
| Non-luxury (35th-65th%) | $475,576 (+3.0%) | 904 (+3.5%) | 75 days (+15 days) | 17.5% (+2.0 ppt) |
| Starter (5th-35th%) | $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 three-month period (March-May 2026)
The high tier appreciated fastest at about 8% year over year, though sales volume in that bracket declined roughly 4% and fewer homes sold above list. Luxury properties ($2.33M median) saw strong volume growth at about 8%, but sat on the market for over 100 days and carried the lowest above-list share at 7%. The Non-luxury middle tier was the only segment where both prices and above-list activity moved higher together.
Starter and bottom-tier prices were effectively flat year over year. Starter homes ($333,239 median) declined fractionally while the bottom tier rose just 0.2%. Days on market increased across every tier, with the bottom bracket adding 23 days to reach 80. The bottom tier’s 24% jump in sales volume stands out, but it likely reflects deeply discounted closings rather than renewed demand at those price points. Buyers in the upper tiers faced moderate competition on well-priced properties; those shopping in the lower tiers had ample negotiating leverage.
How Buyers and Sellers Can Navigate Davidson County’s Market
If you’re buying in Davidson County, the 62-day median DOM and 5.2 months of supply give you concrete leverage at the negotiating table. Inventory is growing, most sales close below asking, and sellers in the starter and bottom tiers are especially unlikely to command premiums. Use those numbers to justify below-list offers, request repair credits, or negotiate closing-cost assistance. Pending sales are rising, though, so the window of maximum leverage may narrow if demand continues to recover.
If you’re selling, price your home based on the June comparables, not what your neighbor listed for last spring. One in five active listings already carried a price cut, and the average home sold for about 2% below ask. Listings that lingered pushed the age of inventory to 65 days. The market is not rewarding optimism—set an asking price that reflects where buyers are transacting today. Properties in the high and luxury brackets still drew interest, but even those segments saw days on market rise and above-list activity decline.
Davidson County, TN Market Data by Zip Code
Rolling three-month period (April-June 2026). Zip codes with 50+ sales shown.
| 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 | $439,901 (-1.1% YoY) | 258 | 375 | 706 | 53 | 17.5% | 4.9 |
| 37221 | $524,881 (+0.9% YoY) | 221 | 303 | 527 | 44 | 22.8% | 4.2 |
| 37076 | $424,904 (+0.8% YoY) | 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% YoY) | 98 | 145 | 269 | 70 | 13.7% | 5.5 |
| 37208 | $534,879 (+4.9% YoY) | 79 | 205 | 416 | 74 | 7.8% | 11.4 |
| 37212 | $979,679 (+7.8% YoY) | 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 has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. County-level data is not seasonally adjusted. Check the Redfin Data Center for additional in-depth housing market data.
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