Nashville’s housing market has been one of the hottest markets in the US during this pandemic. It is among the nation’s top cities for fastest-selling houses. With hot homes on the market selling in less than ten days, it seems as if Nashville’s housing market is showing no signs of slowing down in 2022. Nashville is now ranked sixth on Zillow’s new list of the hottest housing markets for 2022.
The list is compiled using a variety of variables, including job growth and rising home prices. According to Zillow, the most active real estate market in the country will be in Tampa, Florida, followed by Jacksonville, Florida, and Raleigh, North Carolina. Nashville is ranked #6 out of the 50 largest metro areas in the United States, with an average home value of $384,321 that is expected to increase over the next year.
Experts typically consider a market to be healthy and balanced if there is a six-month supply of homes. Housing inventory in Nashville has been below the six-month level for some time, but it has never been this tight – barely over a month’s supply of inventory. According to brokers, Nashville is witnessing a record number of out-of-state purchasers, owing to its cheaper taxes and more flexible requirements for masks and vaccinations.
As a result of these factors, you may anticipate further growth in this housing market. Inventory continues to remain low across the Nashville Metro Area in residential housing. Inventory at the end of March 2022 was 2,298 units for sale, a decrease of 12.52% year-over-year. A housing shortage will remain in 2022, keeping home prices high.
It is expected that the Nashville real estate market will continue in favor of sellers because of the demand-supply imbalance. For buyers, Nashville’s quality of life and relative affordability compared to the rest of the country makes it a great place to invest or buy a house nonetheless. There were about 3,805 home closings (all properties) reported for March 2022 according to figures provided by Greater Nashville REALTORS®. This figure is nearly a 0.5 percent rise from the 3,787 closings reported for the same period last year.
The median price for a residential single-family home was $461,620, up 25.7 percent from last year. The median sold price for a condominium was $319,690, up 23 percent from last year. Despite the pandemic-led economic slowdown, there was healthy demand to purchase homes in the Nashville real estate market.
We have seen people move from big towns to suburbs throughout the country. Nashville too has seen an influx of buyers coming from larger markets like Seattle, New York, and California. Another factor in the increase in out-of-state homebuyers is that Tennessee is one of only seven states that does not impose an income tax and one of two that doesn’t collect tax on earned income.
This has multiplied the demand for housing. High demand and low inventory are causing home prices in Nashville to rise at a rapid pace. Nashville home prices are rising due to low-interest rates, low inventory, and changing demographics in larger cities. This is a fantastic trend for sellers in For Greater Nashville. Currently, inventory is low, and prices will continue to rise over the next year (check the forecast given below). Interest rates are at an all-time low making things a bit easier for the buyers in this fast-paced seller’s market.
Nashville Housing Market Trends 2022
Nashville is a “seller’s real estate market” which means that there exists a limited supply of homes in Nashville, and buyers are forced to compete often resulting in higher prices and/or quicker sales that tend to benefit sellers. With an inventory of houses on the market at an all-time low and unwavering interest in the Nashville area, it’s now common for homes to receive 25 to 30 offers in less than a week.
Redfin.com, a real estate brokerage, also considers the Nashville housing market to only be somewhat competitive. The median sale price of a home in Nashville was $420,000 in February, up 25.4% since last year. The average sale price of a home in Nashville was $440K, up 23.6% since last year.
The average sale price per square foot in Nashville is $272, up 30.1% since last year. Hot homes on the market can sell for about 7% above the list price and go pending in around just 5 days. The average homes sell for about 2% above the list price and go pending in around 27 days.
45.8 percent of homes sold above the list price (+17.8% since last year)
7.4 percent of homes were sold with price drops (-9.54% since last year)
Sale-to-List-Price Ratio = 101.5%
The sale-to-list price ratio is calculated as the final sale price divided by the last list price.
If the ratio is above 100%, the home sold for more than the list price.
If it is less than 100%, the home is sold for less than the list price.
Here’s the March 2022 housing data for the Nashville Metropolitan Ara released by Greater Nashville REALTORS®. Monthly home sales data includes the following counties in Middle Tennessee: Davidson, Cheatham, Dickson, Maury, Robertson, Rutherford, Sumner, Williamson, and Wilson.
Days on Market: 25 (-4 days from the previous month)
Pending Sales in November: 3,415 (A pending sale status means the seller has accepted an offer from a hopeful buyer, but the deal hasn’t closed yet)
Housing Type
Closings
Median Price
Inventory
Total
3,805
—
3,685
Residential
2,948
$461,620
Condominium
598
319,690
311
Multi-Family
36
—
33
Farm/Land/ Lots
223
—
1,043
Courtesy of Greaternashvillerealtors.org
Total Annual Home Sales Reported in Greater Nashville in 2021
For many, the Nashville real estate market in 2021 was a frenzy. Final statistics for 2021 indicate that 47,172 homes were sold in the region, up 5% from 44,850 in 2020, according to Greater Nashville Realtors. In Middle Tennessee, the median home price increased by approximately 22.4 percent. The median price for a residential single-family home was $437,362 and for a condominium, it was $298,918. This compares to median home and condominium prices of $345,000 and $245,000, respectively, last year.
Total sales = 47,285
Residential = 37,638
Condominium = 6,582
Multi Family = 355
Farm/Land/Lots = 2,710
Courtesy of Greaternashvillerealtors.org
Nashville Real Estate Market Forecast 2022 (Latest Projections)
What are the Nashville real estate market predictions for 2022? Property values across Nashville and Davidson County are expected to rise in double-digits in 2022. According to real estate brokers, the Nashville housing market looks unstoppable. Even if you’re purchasing today at what you consider to be inflated prices, a new price high is likely to emerge in the coming years.
Let us look at the price trends recorded by Zillow over the past few years. Nashville has a record of being one of the best long-term real estate investments in the U.S. Since Feb 2012, Nashville home values have appreciated by nearly 142.8% (Zillow Home Value Index). According to Zillow, the typical home in Nashville is now worth $395,882, up 24.3% year-over-year. It indicates that 50 percent of all housing stock in the area is worth more than $395,882 and 50 percent is worth less (adjusting for seasonal fluctuations).
ZHVI represents the whole housing stock and not just the homes that list or sell in a given month. Similarly, the typical home in Greater Nashville is now worth $393,938, up 27.1% over the past year. Similar growth has been recorded by NeighborhoodScout.com. Their data also shows that Nashville real estate appreciated by nearly 121.43% over the last ten years.
Its annual appreciation rate has been averaging at 8.27%. This figure puts Nashville in the top 10% nationally for real estate appreciation. During the latest twelve months, the Nashville appreciation rate was nearly 15%, and in the latest quarter, the appreciation rate was 6.26%, which annualizes to a rate of 6.13%. This figure corroborates Zillow’s positive forecast, which also predicts that home prices in this region are expected to increase by nearly 27.48% in the next twelve months.
Here is Zillow’s home price forecast for Nashville, Davidson County, and Nashville Metropolitan Area. The forecast is until Dec 2022 and you can expect to see very strong home price gains. Even though home values in Nashville rose by over 20% over the past year, prices are expected to continue rising at the same pace. There’s no relief for buyers in Nashville but it is good news for sellers.
Nashville-Davidson–Murfreesboro–Franklin Metro home values have gone up 27.1% over the past year.
Zillow’s forecast is that they will rise 19.5% in the next twelve months.
It is expected to reach $470K.
Nashville City home values have gone up 24.3% over the past year and will continue to rise in the next twelve months.
Davidson County home values have gone up 24.3% (current = $394,925) over the past year and will continue to rise in the next twelve months.
The typical home value of homes in Murfreesboro is $377,961.
Murfreesboro home values have gone up 30.7% over the past year and will continue to rise in the next twelve months.
Courtesy of Zillow.com
Nashville Real Estate Investment Overview 2022
Is Nashville a Good Place For Real Estate Investment? Many real estate investors have asked themselves if buying a property in Nashville is a good investment? You need to drill deeper into local trends if you want to know what the market holds for real estate investors and buyers in 2022. Nashville is a minimally walkable city in Davidson County with a population of approximately 601,201 people.
Nashville, Tennessee is famous for the Grand Ole Opry, the recreation of the Parthenon, and country music. It is best known as a tourist attraction in middle America. Nashville itself is home to just over six hundred thousand people. That alone makes it the 24th most populous city in the country. If you count semi-independent parts of Davidson County, then the Nashville real estate market is home to about 700,000 people. The Nashville metropolitan area contains more than two million people.
Many of those live in Davidson and Murfreesboro. Nashville has a mixture of owner-occupied and renter-occupied housing units. According to Neighborhoodscout.com, a real estate data provider, one and two-bedroom single-family detached homes are the most common housing units in Nashville. Other types of housing that are prevalent in Nashville include large apartment complexes, duplexes, rowhouses, and homes converted to apartments.
The Nashville housing market has been good for sellers in the past years due to the rising prices, and it is considered one of the hottest housing markets in the U.S. The Nashville real estate boom began about 10 years ago and the investors expect these trends to continue in 2021 and the foreseeable future, making Nashville one of the most desirable housing markets in the country.
Several long-term trends make the Nashville market a good place to invest in real estate without any fear of boom and bust like what hit Arizona during the Great Recession. In 2020, Nashville came in at No. 4 in the country for expected activity and price appreciation, in comparison to 25 large markets around the country, according to a survey published by Zillow.
Nashville was the only market analyzed in which no panelists said they expected home values to fall in 2020. The home values (nationally) were expected to grow by 2.8% in 2020. 59% of panelists expected Nashville home values to appreciate faster than their expected national rate of 2.8%. 31% of panelists expected Nashville home prices to appreciate slower than they do nationally while 10% of panelists expected them to grow about the same as they do nationally.
One of the best features of the Nashville real estate market is the median property price in the city, which is considered more affordable than most of the other top markets for investing in real estate in the U.S. As the inventory remains limited, it means that Nashville will remain among the fastest-moving housing markets in the U.S. Also, as the mortgage rates remain at record lows, it makes buying a property more affordable now than it was in the previous years.
Let’s take a look at the number of positive things going on in the Nashville real estate market which can help investors who are keen to buy an investment property in this city.
1. A Strong Economy And Job Opportunities
In early 2018, a Quartz article joked that Nashville could give up the nickname Music City and be called Job City. Nashville’s claim to the title was having the lowest unemployment rate of any metropolitan area with more than a million people. Nashville real estate market demand will remain strong as long as people want to move here for work, and unlike some areas, they can find it here. The Nashville area economy includes thriving technology, service, education, health, and manufacturing sectors.
Notable job growth has occurred in the professional and business services, leisure and hospitality, manufacturing, and mining, logging, and construction sectors. Financial enterprises have also discovered the benefits of doing business in Nashville, giving abundant employment prospects to bankers, accountants, and budget analysts. While the tourism industry is thriving, white-collar jobs are expanding rapidly, too.
Almost anyone with a marketable skill can find a good-paying job in Nashville. This trend is expected to continue for at least the next 10 years, with opportunities especially robust for healthcare, IT, and design/media specialists. Average incomes on the city’s west side are higher than in areas east of downtown.
2. Strong Demographic Trends In Nashville
The average age of Nashville residents is around 33, much younger than the national average of 40. This means the Nashville real estate market contains a larger than an average number of young families, and given the strong job market, these adults and their children will contribute to housing demand for years to come.
3. Quality of Life in Nashville Attracts People of All Ages
Nashville was ranked the fastest-growing large metropolitan area in the United States in 2017. This is in no small part due to its high rankings in various quality of life surveys such as U.S. News and World Report. That publication ranked Nashville the 17th best place to live in America in 2020-2021 — giving it high marks on desirability and value.
It was also ranked 12th in their list of best places to retire and 23rd in the fastest-growing places. This means many are choosing to move here because of the quality of life whether or not they’re coming for work. Nashville is also known as the Country Music Capital of the World and it has unique museums and architecture.
Today, Nashville is a hot relocation destination with a thriving economy, continuous population growth, and a diverse, ever-growing services base. Consumers who act aggressively to break into the local real estate market should enjoy both a high quality of life and rising home values for the foreseeable future.
Demographics of the Nashville:
College-educated: 40%
Homeowners: 65.6%
Married: 43%
4. Known Redevelopment Opportunities
Redevelopment can be hit and miss since you can’t be sure a waterfront area or community slated for revitalization goes up in value. One benefit of the Nashville housing market is that there are known areas of redevelopment where returns are nearly certain. The area around the future professional sports stadium comes to mind. East Nashville is gentrifying, as well.
5. A Large Student Population
The Nashville housing market presents a prime opportunity for real estate investors who would like to cater to students. This is partially due to the fact it is the capital of the state, and it is partially because it is simply the largest city in the state. Local universities include but are not limited to Tennessee State University, Lipscomb University, Belmont University, Aquinas College, Fisk University, and Vanderbilt University.
American Baptist College, Trevecca Nazarene University, Meharry College, Welch College, and Nashville State Community College are also located here. If you want to invest in the suburban Nashville housing market, Middle Tennessee State University is located in Murfreesboro. The presence of several colleges and universities, along with both private and public secondary schools, presents rich possibilities to academic professionals.
6. The Tourism Related Rental Market
The Nashville housing market provides two different tourism-related rental markets. One is, of course, renting homes to tourists who are more likely to be families and retired couples than swinging singles. Another possibility is renting to young adults who work in the tourism industry themselves.
Just over a third of the market rents, a figure similar to the national average. This means that a sudden decline in tourism isn’t going to hurt the Nashville housing market much. The city is currently arguing over limits for AirBnB rentals for non-residents, but no restrictions on this are in place yet or in the foreseeable future.
7. Affordable Nashville Real Estate
The median home price in Nashville is around $298,000 (Zillow). Nashville is relatively affordable compared to other major U.S. metro areas, though the housing market has become increasingly competitive. You can buy two moderately large single-family homes here for the price of a cheap condo in California, and you can buy half a dozen rental properties in the Nashville real estate market for the price of one good house in New York City. Nor will the area see a building boom that causes real estate to go down dramatically in value, since rentals had a vacancy rate of around 4% in 2016.
Some new housing stock may come onto the market, but not enough to hurt the value of existing homes. The area has seen an increase in its population, as well as a rise in home values. The Southern Suburbs submarket, which includes the cities of Murfreesboro and Franklin, is the fastest-growing submarket in Nashville Metro Area. Since Tennessee is one of the few states that doesn’t tax wages, residents can keep more of their income, though there is a 6% hall tax on investment interest and dividends.
The state Legislature agreed in 2016 to start phasing out the Hall income tax, with its total elimination beginning on Jan 1, 2021. This is considered among the most important tax reforms in the history of Tennessee. From a 6 percent tax rate on investment income, the levy was to be reduced by 1 percent each year through 2020. For the year that started Jan. 1, the rate is 2 percent. Hence, Tennessee is on its way to becoming a truly no-income-tax state, to join seven other states — Alaska, Florida, Nevada, South Dakota, Texas, Washington, and Wyoming.
8. Stability
We’ve touched on the subject of rental market stability. Nashville has high employment rates and low vacancy rates, but none of those numbers are enough to throw the market into overdrive, whether it leads to a glut of supply to meet high demand or a boom-bust cycle. The Nashville Business Journal ranked Nashville as the most stable housing market in the state in 2018. The city’s relatively slow permitting process slows down the construction of new units, keeping home prices stable and high.
9. It Is Landlord Friendly
Tennessee like much of the south is landlord-friendly. Landlords in the Nashville real estate market don’t have to have a written lease unless the rental agreement is longer than three years, though that’s always recommended. There is a limited payment grace period. Receipts aren’t required for rent and deposit payments, though again, that would be wise. Interest isn’t due on deposits. You can charge late fees but have to specify them in the lease. The only minor issue is that you have to have a rental license before you can be a landlord.
10. The Good Return on the Investment
Interestingly, the average annual salary is about $62,000 (source: Payscale.com), leading many here to rent instead of buy. According to RENTCafe, 46% of the households in Nashville, TN are renter-occupied while 53% are owner-occupied. However, the rental market isn’t so hot that it is guaranteed to collapse anytime soon. Renter household growth has outpaced the construction of rental units and the conversion of single-family homes to rental units since 2010.
That is why average rent hovers around $1,400 a month, providing decent returns to landlords who don’t over leverage but without worrying about a condo boom to cash in on rental demand diminishing profits over the long term. Also, the fact that rents in the Nashville real estate market are almost $200 per month greater than the Tennessee average is a strong reason to buy real estate here than elsewhere in the state. And know that rental rates for large apartments and condos are even higher – commanding rents in the $1500-2000 range. About 25% of the apartments fall in this price range whereas 47% fall in the range of $1,001-$1,500.
As of April 11, 2022, the average rent for a 1-bedroom apartment in Nashville, TN is currently $1,699. This is a 32% increase compared to the previous year. Over the past month, the average rent for a studio apartment in Nashville increased by 5% to $1,636. The average rent for a 1-bedroom apartment increased by 6% to $1,699, and the average rent for a 2-bedroom apartment decreased by -3% to $1,709.
Two-bedroom apartments in Nashville rent for $1,709 a month on average (a 16% increase from last year).
Three-bedroom apartment rents average $2,093 (a 10% increase from last year).
Four-bedroom apartment rents average $2,495 (a 4% decrease from last year).
Top 10 Neighborhoods in Nashville, TN By Average Rent (Source)
Neighborhood
Average Rent
8th Avenue South
$2,269
Demonbreun Hill
$2,269
Elliston Place
$2,269
Marathon Village
$2,269
The Gulch
$2,269
Watkins Park
$2,269
Wedgewood – Houston
$2,269
West End Park
$2,269
SoBro
$2,258
Edgehill
$2,227
The most affordable neighborhoods where the asking prices are below the average Nashville rent of $1,428/mo are:
Poplar Glen, where renters pay $1,264/mo on average.
Maplewood Heights, where the average rent goes for $1,264/mo.
Kenmont, where the average rent goes for $1,264/mo.
Copperfield Terrace where the average rent goes for $1,264/mo.
Gra – Mar Acres where the average rent goes for $1,264/mo.
West Meade where the average rent goes for $1,628/mo.
Hickory Hills where the average rent goes for $1,650/mo.
Other famous neighborhoods in Nashville, Tennessee are Green Hills, Inglewood, Urbandale Nations, Nolensville, Joelton, Downtown Nashville, Crieve Hall, Hermitage Estates, Hermitage Hills, Donelson-Hermitage-Old Hickory, Madison, Sylvan Park, Antioch-Priest Lake, Old Hickory Village, West Nashville, Green Hills, East Nashville, and Antioch Park.
The Sunnyside neighborhood is one such neighborhood that has grown massively since its founding. It has over 800 homes with historic or architectural significance alone, which should appeal to many homebuyers. For those looking for a deal in this neighborhood, the home prices have dropped by 23.6% since last year. The average sale price per square foot in Sunnyside is $270, down 23.1% since last year. Redfin says that the homes sell for 2.6% under their list price. Average Price: $717K. Buyers who can afford to buy at this price point should make a move as they hold the upper hand in price negotiations.
Downtown Nashville is another dynamic, urban neighborhood that is the hub of the entertainment and nightlife that defines Music City. It has a lot of great apartment options for rent, but you can also consider buying a property that will keep you close to work, public transit, and all the entertainment you can hope for. It is also a buyer’s market and much cheaper than Sunnyside. A great market for buyers because it is not very competitive. According to Redfin, the average sale price of a home in Downtown Nashville was $450K last month, down 31.8% since last year. The average sale price per square foot in Downtown Nashville is $566, down 3.7% since last year. Typically homes in this neighborhood receive 1 offer on average and sell in around 76.5 days. A high average DOM signals a weak market that favors buyers.
Here are the ten neighborhoods in Nashville having the highest real estate appreciation rates since 2000—List by Neigborhoodscout.com.
Maxwell Heights
East Nashville
Greenwood / Lincoln College of Technology Nashville
Rolling Acres / Lockeland Springs
Shelby Hills
East Hill
Inglewood
Northern Inglewood
West Nashville
Sylvan Park
Buying or selling real estate, for a majority of investors, is one of the most important decisions they will make. Choosing a real estate professional/counselor continues to be a vital part of this process. They are well-informed about critical factors that affect your specific market areas, such as changes in market conditions, market forecasts, consumer attitudes, best locations, timing, and interest rates.
NORADA REAL ESTATE INVESTMENTS has extensive experience investing in turnkey real estate and cash-flow properties. We strive to set the standard for our industry and inspire others by raising the bar on providing exceptional real estate investment opportunities in many other growth markets in the United States. We can help you succeed by minimizing risk and maximizing the profitability of your investment property in the United States.
Consult with one of the investment counselors who can help build you a custom portfolio of Nashville investment properties. Depending upon the availability, we can help you to find “Cash-Flow Rental Properties” located in some of the neighborhoods in Nashville. Not just limited to Nashville or Tennessee but you can also invest in some of the hottest real estate markets for rental properties in the United States.
Another housing market to go for diversifying your investments is the Austin real estate market. The Austin housing market may be one of the more expensive ones in the state of Texas, but it stands out for its large rental market and high rental rates. It is an excellent place to invest in real estate in the Lone Star State. Homes in Austin are 23% cheaper than the national average. It may be the second most expensive housing market in the state with a median home price of around $350,000, but it is still far cheaper than California or New York. Buy up condos or townhomes, and you’ll be able to see a sizable return on the investment.
Similarly, Salt Lake City is another great market for investing in real estate for your retirement. The Salt Lake City real estate market is booming because of an ideal combination of business growth triggering in-migration and strong native population growth. Downtown Salt Lake City properties near the Mormon Temple command a premium, but that isn’t the only upscale market in the area. Park City and the northern side of Oakley, too, have properties that cost on average well over a million dollars. As you move up Highway 80 toward Hoytsville and Wanship, properties routinely cost more than a million dollars despite the hour commute to Salt Lake City.
All you have to do is fill up this form and schedule a consultation at your convenience. We’re standing by to help you take the guesswork out of real estate investing. By researching and structuring complete Nashville turnkey real estate investments, we help you succeed by minimizing risk and maximizing profitability.
Let us know which real estate markets in the United States you consider best for real estate investing!
Remember, caveat emptor still applies when buying a property anywhere. Some of the information contained in this article was pulled from third-party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US.
References
Housing Market Data, Trends & Statistics
https://www.greaternashvillerealtors.org/pages/market-data-news/
https://www.zillow.com/Nashville-tn/home-values
https://www.deptofnumbers.com/rent/tennessee/nashville
https://www.redfin.com/city/13415/TN/Nashville/housing-market
https://www.realtor.com/realestateandhomes-search/Nashville_TN/overview
https://www.neighborhoodscout.com/tn/nashville/real-estate#description
https://www.msn.com/en-us/money/realestate/nashville-housing-market-trends-and-prices
https://www.tennessean.com/story/money/real-estate/2021/06/04/what-know-nashville-housing-market/5253078001/
Demographics
https://suburbanstats.org/population/tennessee/how-many-people-live-in-nashville
https://en.wikipedia.org/wiki/Nashville,_Tennessee
Landlord friendly
https://www.avail.co/education/laws/tennessee-landlord-tenant-laws
Quality of life
https://www.nashvillechamber.com
https://realestate.usnews.com/places/tennessee/nashville
Stability
https://thinkrealty.com/nashville-housing-market-room-grow
https://www.bizjournals.com/nashville/news/2018/05/23/report-card-tennessee-best-places-to-buy-a-house.html
Stadium / redevelopment
https://www.tennessean.com/story/sports/2018/09/05/nashville-mls-stadium-pro-soccer-team/1200230002/
https://www.theringer.com/features/2017/11/21/16678002/airbnb-nashville
Employment
https://qz.com/1251382/nashville-tennessee-has-the-uss-lowest-unemployment
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