Nashville Market Updates - November 2025
Your Nashville Real Estate 'Fresh Start' Before the Holiday Rush.
Hi friends,
As November arrives in Music City, the crisp air and colorful fall foliage remind us it's the season for gratitude, and we are truly thankful for a stable Nashville real estate market.
The days of frantic bidding wars are well behind us. The market has settled into a refreshing, strategic rhythm, offering a fantastic opportunity for serious, well-informed buyers and strategically-priced sellers to truly thrive.
This stability is the ultimate gift as we enter the holiday season! Now is a critical moment to understand the data: from the steady year-over-year increase in home prices to the slightly increased median days on market. Whether you're aiming to secure the perfect home for your own holiday hosting, make an advantageous sale, or invest in a new development, the time for thoughtful, tactical planning is now.
Read on for your full market breakdown and expert insights. Let's make your real estate goals something to be truly thankful for!
📊 Market Overview – November 2025
Key Data Updates (Based on Greater Nashville REALTORS® September 2025 Data):
The September 2025 Market by the Numbers
Residential Median Price: $490,000
Insight: Values are strong, confirming a healthy +4.9% appreciation compared to last year.
Total Inventory: 14,584 Active Listings
Insight: Choice is abundant! Inventory is up a substantial +18.5% year-over-year, heavily favoring informed buyers.
Median Days on Market (DOM): 50 Days
Insight: Buyers have the power of patience, with homes taking an average of 4 days longer to sell than last year.
Total Closings: 2,881 Homes Closed
Insight: Sales activity remains steady, showing a modest +2.5% increase year-over-year, which is positive movement despite economic headwinds.
Condominium Median Price: $329,250
Insight: This segment presents unique value, showing a notable -7.5% decline in median price compared to last year, opening doors for investors and first-time buyers.
🏠 For Buyers: The Gift of Time and Choice
This season, you have the greatest selection Nashville has seen in years.
The 18.5% year-over-year jump in inventory (14,584 listings) means less pressure and more power for you. With homes taking an average of 50 days to sell, you have the necessary time for thorough due diligence and strong negotiations, a significant change from the frantic pace of the recent past. The condo segment, in particular, presents interesting value, with a 7.5% dip in the median price, creating specific opportunities for first-time buyers and investors.
Strategy: Focus on properties priced to meet the current market reality. Every day a home sits past the 50-day average increases your chance for a strong negotiation or price concession (like a rate buydown).
🏡 For Sellers: Price Right, You Win
The fundamentals remain strong, median residential price is up 4.9% from last year, an excellent return for most long-term owners. However, the abundant inventory and the slightly longer 50-day average market time demand a precise strategy.
The market rewards commitment: closings were up 2.5% in September for homes that were priced competitively. Overpricing is the single biggest deal-killer today. Maximize staging and curb appeal, and be prepared to offer buyer incentives (like closing cost credits) to ensure your property stands out and closes before the year-end holidays.
💰 For Investors: Finding Value in the Condo Segment
The current market offers compelling short and long-term advantages, particularly in the multi-family and condo segments.
Condo Acquisition Potential: The 7.5% year-over-year drop in the median condo price presents an attractive entry point for investment properties.
Rental Market Outlook: While the Nashville rental market is currently absorbing new apartment deliveries, new construction starts are expected to drop significantly in 2025, which is highly likely to reduce vacancy rates and support positive rent growth next year.
Strategy: Utilize the buyer-friendly environment to acquire single-family or townhome rentals, or specifically target undervalued condos. Focus on submarkets with consistent long-term renter demand and properties that require minimal capital expenditure.
✅ Key Takeaways for the Month of Thanks
Choice is King: Nearly 14,600 active listings mean buyers have the control and sellers must be strategic.
Value is Holding: The $490,000 median residential price confirms solid, measured appreciation.
Time is Your Edge: The 50 Median Days on Market gives buyers the power of patience, allowing them to secure a home that fits perfectly before the holiday season.
Listed Properties!
Local Event List
Of Monsters and Men: The Mouse Parade Tour
Date: Monday, November 10, 2025
Address: The Pinnacle, 910 Exchange Ln, Nashville, TN 37203
A concert by the popular Icelandic indie folk band, Of Monsters and Men, as they bring their "The Mouse Parade Tour" to Nashville.
Sarah Millican
Date: Wednesday, November 19, 2025
Address: Ryman Auditorium, 116 Rep. John Lewis Way North, Nashville, TN 37219
A stand-up comedy performance by the acclaimed British comedian, Sarah Millican.
Houston Texans vs Tennessee Titans
Date: Sunday, November 16, 2025
Address: Nissan Stadium, 1 Titans Way, Nashville, TN 37213
Catch the Tennessee Titans in action as they take on the Houston Texans in a professional football game at Nissan Stadium.
Brett Eldredge: GLOW: Welcome to the Family Tour
Date: Friday, November 28 - Sunday, November 30, 2025
Address: Ryman Auditorium, 116 Rep. John Lewis Way North, Nashville, TN 37219
Get into the holiday spirit with multi-platinum-selling country artist Brett Eldredge, who performs a series of festive shows based on his Christmas album, Glow.
🦃 Exclusive Content for Our November Newsletter
🏠 Quick Tip: The "Live Free" Strategy You Need to Know
House Hacking: Your Smart Year-End Investment Play
Thinking about making a move in real estate as the year closes? The current Nashville market, defined by an 18.5% jump in inventory and a 7.5% decline in condo prices, has created an unprecedented opportunity for investors using the House Hacking strategy.
The Simple Idea: Buy a multi-unit property (like a duplex or a home with an ADU) and live in one unit while renting out the others.
The Nashville Advantage: With high inventory and homes taking 50 days to sell, you have the time to negotiate a great deal. Tenants, whose numbers are growing due to continued affordability challenges, can then cover a huge chunk, or even all, of your mortgage payment!
The Bottom Line: House Hacking is the ultimate practical way to generate a steady income, build equity, and potentially live mortgage-free, turning a necessity (housing) into a profitable investment.
💼 Future You Will Thank You: Get Tax Ready Now!
Maximize 2025 Savings with a November Financial Tune-Up
We are now officially in the final stretch of 2025. Savvy homeowners and investors use November to perform a year-end review, ensuring they capture every possible deduction for their upcoming tax return. Don't wait until the frantic pace of January to organize your 2025 financials.
As you prepare your year-end paperwork, make sure you have documentation for these key real estate write-offs:
Mortgage Interest & Property Taxes: These remain the largest, most critical deductions for most homeowners and investors.
Depreciation on Rental Properties: Investors must maximize this non-cash deduction—it significantly lowers your taxable income.
Energy-Efficient Upgrades & Capital Improvements: Did you complete any necessary repairs, updates, or energy-efficient installations (windows, HVAC, etc.) this year? All receipts must be saved and categorized.
📌 Pro Tip: Actionable Year-End Move
A real estate-focused CPA is your most valuable asset this time of year. Reach out to one now to review your 2025 activity. They can help you determine if any last-minute, tax-advantaged capital expenses should be made before the clock runs out on December 31st.
Why choose Valery Parham?
With years of experience in the real estate industry, Valery Parham understands the nuances of the Nashville market. From finding your dream home to selling your property at the best price, Valery's expertise ensures a seamless and stress-free experience. Here's what sets Valery apart:
Market Expertise: In-depth knowledge of Nashville’s neighborhoods and property values from over 20 years living in Nashville.
Personalized Service: Tailored strategies to meet your unique real estate needs.
Community Focus: Dedicated to creating thriving, vibrant communities.
Investment Insights: Expertise in house hacking and short-term rentals for maximum returns.
