Nashville Market Updates - December 2025
Nashville Real Estate: Your Strategic Finish Line for 2025!
December 2025 Market!
Hi friends,
As the holiday lights twinkle across Music City, we enter the final, and perhaps most strategic, month of the year. December often brings a slowdown in activity, but for the serious buyer, the motivated seller, and the savvy investor, this quiet period presents a powerful, unmissable opportunity.
The stable market rhythm we saw in November has deepened. The abundance of inventory, which now heavily favors you, the informed buyer, is combined with the heightened motivation of year-end sellers looking to close their books. This creates an ideal environment for effective negotiations and strategic moves.
This month, we must look beyond the tinsel and focus on the deadline: December 31st. Finalizing a purchase, sale, or investment now can lock in significant tax advantages and lay the financial foundation for 2026.
Read on for your December strategic guide to the market, and let’s make your final move of the year your best one yet!
📊 Market Overview – December 2025
The October 2025 Market by the Numbers (Based on Greater Nashville REALTORS® Data):
The October 2025 Market by the Numbers
Residential Median Price: $515,000
Insight: Values are strong, confirming an estimated +8.0% appreciation compared to last year, showing strong returns for sellers.
Total Inventory: 14,282 Active Listings
Insight: Choice is abundant! Inventory remains significantly up year-over-year (estimated +17.5%), favoring informed buyers.
Median Days on Market (DOM): 50 Days
Insight: Buyers have the power of patience, with homes still taking an estimated average of 4 days longer to sell than last year.
Total Closings: 2,886 Homes Closed
Insight: Sales activity remains steady, showing a modest +2.0% increase year-over-year for homes that were priced competitively.
Condominium Median Price: $353,700
Insight: This segment presents unique value, showing a modest estimated -2.5% 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 holiday season offers the most robust property selection Nashville has witnessed in years. The impressive volume of 14,282 active listings, representing an estimated 17.5% jump in inventory year-over-year, translates directly into less market pressure and increased purchasing power for you. This abundance, coupled with an estimated average market time of 45 days to sell, ensures you have the necessary time for thorough due diligence and strong negotiations, a refreshing change from the rushed market of the past. Moreover, the condominium market presents an especially attractive entry point for investors and first-time buyers, with a median price of $353,700 and an estimated 5.0% dip in median price compared to last year.
Strategy: Focus on properties priced to meet the current market reality. Every day a home sits past the 45-day average increases your opportunity for a strong negotiation or a valuable price concession, such as a rate buydown.
🏠 For Buyers: The Gift of Time and Choice
This season, you have the greatest selection Nashville has seen in years, with 14,282 active listings.
The high inventory 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.
The condo segment, in particular, presents interesting value, with a median price of $353,700, 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; the median residential price is up to $515,000, reflecting solid appreciation.
However, the abundant inventory (14,282 listings) and the slightly longer 50-day average market time demand a precise strategy.
The market rewards commitment: closings were up 2.0% in October 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 current median condo price of $353,700 provides 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 2026, 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 condos. Focus on submarkets with consistent long-term renter demand and properties that require minimal capital expenditure.
✅ Key Takeaways for the Strategic December Close
Choice is King: 14,282 active listings mean buyers have the control, and sellers must be strategic.
Value is Holding: The $515,000 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
Holiday LIGHTS at Cheekwood
Date: Until January 4, 2026
Address: Cheekwood Estate & Gardens is 1200 Forrest Park Drive, Nashville, TN 37205
Stroll through the gardens aglow on a one-mile twinkling trail featuring more than a million lights. A 28-foot Pixel Pine Tree welcomes you on a journey through Cheekwood transformed into a winter wonderland.
Amy Grant & Vince Gill Christmas at the Ryman
Date: Dec 10–20, 2025 (Multiple Dates)
Address: Ryman Auditorium, 116 Rep. John Lewis Way N, Nashville, TN 37219
The award-winning husband-and-wife duo return for their annual, beloved holiday residency, filling the historic Ryman with classic Christmas music and unforgettable harmonies.
The Nutcracker in Nashville
Date: Showing until Dec 28
Address: TPAC, 505 Deaderick Street, Nashville, TN 37219
Experience The Best Of Nashville Ballet. Book Your Nutcracker Tickets For An Amazing Show! Choose From A Great Range Of Seats. Secure Your Nashville Nutcracker Tickets Online Today. Broadway Hits Nashville. Best Seats In Nashville.
Zoolumination Festival of Lights
Date: Nightly through Dec 31, 2025
Address: Nashville Zoo at Grassmere, 3777 Nolensville Pike, Nashville, TN 37211
Experience the largest Chinese lantern festival in the country, featuring over 1,000 massive, custom silk lanterns, towering illuminated creatures, and whimsical holiday scenes across the zoo grounds.
December Advantage: Live Free with House Hacking
The current market environment makes December the ideal month to execute a "House Hacking" strategy, buying a multi-unit property, living in one unit, and renting out the others to cover the mortgage.
The Opportunity: With 14,282 active listings (an estimated 17.5% YoY inventory jump), you have less competition and more time to negotiate a great purchase.
The Strategy: Focus on properties that allow for a rental unit (duplexes, or homes with approved ADUs).
The Profit: Tenants pay down your mortgage, allowing you to build equity while living for less, or potentially free. The median condo price of $353,700 also presents an attractive entry point for this investment style.
Your Move: Since homes are taking an estimated 45 days to sell, you have the necessary time to close your investment property before the New Year.
💼 Last Call: Maximize Your 2025 Real Estate Tax Deductions
December 31st is the hard deadline for all 2025 financial activity. Don't leave money on the table, perform a final review now to lock in these key tax advantages:
Mortgage Interest & Property Taxes: Ensure all documentation for your largest, most critical deductions is organized.
Rental Property Depreciation: Investors must maximize this non-cash write-off to significantly lower taxable income.
Capital Improvements: Did you complete necessary repairs or make energy-efficient upgrades? Save all receipts for these allowable write-offs.
🔥 Pro Tip: Act Now! Your real estate CPA is your best asset this month. Contact them immediately to review your 2025 activity and determine if any last-minute, tax-advantaged capital expenses should be made before the year ends.
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.
