How to Buy or Sell Your Home in Nashville, TN
For over a decade, Nashville has been an It-City. As of 2024, an average of 60 people move to the metro area every day and, if you already live here, it’s no surprise why. Nashville has something for everyone, whether you work in music, healthcare, or tech; enjoy hiking, singing, or sampling the city’s best cuisine; or dream of a modern apartment in a walkable neighborhood or a private retreat surrounded by nature.
Buying or selling a home in Nashville in 2024 can feel like a daunting task, whether you’re moving from out of the area or just down the street. Even before the pandemic, the Nashville real estate market has been a rollercoaster. Luckily, you don’t have to go it alone.
Nashville in 2024
The area that is now Nashville has experienced a lot of change since the Mississippians first built massive earthen mounds in the area over 1000 years ago. Over the last millennium, Middle Tennessee has been home to the Cherokee, Chickasaw, and Shawnee tribes; French fur traders; two United States presidents; and the biggest stars in Country music. Today, Nashville is home to one of the nation’s premier universities and teaching hospitals, a rapidly growing tech sector, and, of course, a world-famous music and tourism industry.
While a Google Image search for “Nashville” will return pages and pages of pictures of the same few blocks of downtown, there’s far more to the city than just the iconic skyline. Nashville and Davidson County are one and the same. This means that both the rowdy honky tonks of Broadway and the winding rural roads of Ashland City are within city limits. The region considered the Greater Nashville Area extends as far south as Spring Hill, TN, and as far east as Lebanon.
Residents can still enjoy the natural beauty that has drawn humans to the Nashville area since around 1000AD. According to the Trust for Public Land, Nashville has 243 parks, most notably the Warner Parks network which consists of 3,195 acres split between two parks. Nashville also has easy access to nearby state parks and state forests including Radnor Lake, Longhunter, the Cedars of Lebanon, and Montgomery Bell all less than an hour's drive from the city.
Nashville is also home to some of the best-rated restaurants in the U.S. Spots like Noko, Locust, and Audrey have landed on national top-100 lists and the city boasts several James Beard Award-nominated chefs and restaurants. Even the delightfully-divey bar Dino’s was rated Bon Appetit’s best burger of 2017.
The city’s rapid growth has led to some challenges, particularly when it comes to traffic. Nashville lacks a robust transit system, with only a couple of easterly suburbs serviced by commuter rail and buses running far less frequently than in other major cities. Only 2.5% of Nashvillians use public transport on any given day and 90% of commute via car. Traffic, especially around rush hour can be intense, even landing Nashville on a list of the top 25 most congested cities in the U.S.
The Home Buying Process Step-by-Step
Purchasing a home can feel like an overwhelming process, especially if you’re a first-time homebuyer. However, like most big projects, breaking it down step by step. Your best first steps are to engage a realtor and - even more importantly - to get preapproved for a mortgage. Without preapproval, you can’t create an accurate budget for your home search. Click the link to get our Savvy Buyer’s Guide, where we break down the entire homebuying process step by step and week by week.
The Home Selling Process
As of 2024, high interest rates have continued to make the real estate market a challenging place for both buyers and sellers. Working with an experienced team can take some of the stress out of selling your home. Your realtor will help you get the best price for your home, guide you on what repairs or improvements will provide the best return on investment, navigate the complicated (and abundant) paperwork involved in selling a property, and market your home to attract the most buyers.
Finding Your Dream Home
Picking the Right House
The most important factor in choosing your perfect home is your budget. A good realtor will guide you toward properties that are comfortably within the price range you’ve been preapproved for by your lender. Keep in mind any additional expenses beyond your down payment and monthly mortgage payment. These could include; repairs or upgrades you’ll need to make, furnishing you’ll need to purchase, as well as any regular maintenance costs (pool upkeep, lawn care, HOA fees, property taxes, etc.).
Once you know your budget, it’s time to start considering your current and future lifestyle needs, including your commute. For example, if you have or are planning to get a dog, you’ll likely want a yard or an urban neighborhood with a good park within walking distance. If you want a home office but also plan to expand your family in the next few years, make sure you have enough rooms to accommodate both those needs or reevaluate whether your home office can be combined with another room. Make a list of must-haves, like-to-haves, and can’t-haves for your new home. Be honest about what features are truly must-haves. There are absolutely some things you shouldn’t compromise on; but if your list is all inalterable, highly specific must-haves, you’ll likely struggle to find a home within your price range.
Picking the Right Neighborhood
Provided it conforms to city zoning laws and building codes, you can change almost anything about your new home. Don’t like the color? Paint it. Need more space? Add on a room. But if you don’t like your neighborhood? There’s nothing to be done but move. Your best resource to find your perfect neighborhood is an experienced realtor, but there’s still plenty you can learn on your own. Spending a day in your potential new neighborhood and driving your potential new commute - particularly at rush hour - is one of the best ways to get a feel for the area. If you’re moving from out of state and aren’t able to visit in person, resources like Niche.com, Areavibes.com, and neighborhood Reddit and Facebook communities can offer insight into what life will be like in your new home.
Don’t Skip Steps
If you find yourself in a competitive bidding war or are starting to feel fatigued, it might be tempting to skip steps. During the pandemic, many buyers found themselves pressured to waive their right to an inspection or purchase a home sight unseen. While a great realtor can help you find a great home from across the country without ever setting foot in your new house, skipping the inspection is an absolute no-go. Inspections can reveal issues that could cost you tens of thousands of dollars that you would never see during a walk-through or open house.
Nashville Neighborhoods
Below, we’ve roughly divided Nashville into eight areas based on proximity to the city center and relative location (North, South, East, or West). While we’ve done our best to keep areas with similar home prices grouped together, there are still diverse neighborhoods lumped together so don’t base your decision to move to a particular area off the average and median home prices alone. We’ve also highlighted one neighborhood from each region, focusing on areas that are under-sung or have unique features.
Centrally Located
City Center - Downtown, Capital, Wedgewood-Houston, Midtown, The Gulch
Area highlight: Wedgewood-Houston
Located just five minutes south of Downtown, Wedgewood-Houston is an up-and-coming design district with plenty to do, eat, and drink. Throughout the neighborhood, old factory and warehouse buildings have been converted into breweries, galleries, and restaurants ranging from high-concept gourmet to homestyle pizza.
Wedgewood-Houston is an area on the rise. Affordable home prices brought galleries and artist collectives to the area, which visitors can explore during the first Saturday of the month WeHo Art Crawl. The Nashville Design Collective and The Lot Shop cater to professional architects and designers as well as homeowners with furniture showrooms and boutique textiles. While you can experience fine dining at locations like Bastion, you can also still sing your heart out just in Santa’s Pub, the well-loved, cash-only karaoke dive-bar located in a doublewide trailer that attracts celebrity drop-ins including Ed Sheeran.
Homes in Wedgewood-Houston range from older bungalows to just-built condos and townhomes. As the neighborhood continues to develop and change, you’ll find more newly built homes and denser housing options. In July 2023 the median sale price was $530,000.
North - Germantown/Salemtown, North Nashville, Scottsboro, Northwest Nashville, Bordeaux, Whites Creek
Area highlight: Whites Creek
Despite being just a short 15 minutes north of downtown, Whites Creek feels worlds away from the city. Although there are modern developments beginning to crop up, the suburb is still full of rural open space. With ample greenway access, this is a great area for outdoor enthusiasts. Whites Creek is also home to The Fontanel, the former home of country star Barbara Mandrell.
The neighborhood has had other famous residents, notably the James Gang led by notorious Old West outlaws Frank and Jesse James. The James’ settled in Nashville for a while until the arrest of another gang member prompted them to skip town. Whites Creek is no longer home to infamous bank robbers, but the history makes a great story. In July 2023 the median sale price was $416,130.
East - Cleveland Park, East Nashville, Inglewood, Donelson, Woodbine, Percy Priest Lake
Area highlight: Donelson
Donelson has been one of the fastest growing and most popular suburbs of Nashville for years. This self-proclaimed hip neighborhood lives up to the hype with a variety of music venues, restaurants, bars, and shops. The community group, Hip Donelson, organizes a weekly farmers market and various other events throughout the year. You can catch live traditional Irish music at MacNamara’s Pub, grab vegan cupcakes at Sunflower Bakehouse, and bowl a few frames at Donelson Bowl.
Donelson boasts easy access to Percy Priest Lake and Two Rivers Park, which connects up to the Shelby Bottoms greenway system via a pedestrian bridge. As an added bonus, Donelson is one of the few neighborhoods in Nashville lucky enough to be serviced by the Music City Star, a commuter rail line that will take riders right downtown.
Most of the housing in Donelson was built after WWII in a series of development projects. While you’ll find newer homes and apartments, most of the houses in Donelson are red brick ranch homes. The median sale price in July 2023 was $399,950.
South - 12 South, Berry Hill, Waverly, Hillsboro-West End, Hillsboro-Belmont, Antioch, South Nashville
Area highlight: Antioch
Last year, we wrote about the Nashville neighborhoods you’re most likely to move to and Antioch easily made the list. While we’ve tried to highlight different neighborhoods this go-round, Antioch remains one of the most popular areas to move to - and for good reason.
The area is home to some of the best international food in the city with plenty to do for families and young adults alike. Neighborhood staples like Plaza Mariachi offer great eats and community events. Antioch also has easy access to The Nashville Zoo at Grassmere and the three miles of trails at the Mill Creek Greenway.
Despite its continued popularity and access to downtown, Antioch remains an affordable area for first-time homeowners and young families. In July 2023 the median sale price was $360,000.
West/Central - Sylvan Park, The Nations, West Nashville, Green Hills, Forest Hills
Area highlight: The Nations
Another formerly industrial area, The Nations is home to trendy shops, restaurants, and breweries that cater to locals rather than tourists. The neighborhood is anchored by the 15-story landmark mural of Lee Estes, a Nations native and active volunteer in the community, along with two children from the nearby St. Luke’s Community House.
This area has become popular with young professionals and growing families alike. Residents can enjoy a peaceful stroll in West Park and England Park, both of which hug scenic Richland Creek that winds its way along the west side of the neighborhood. Those looking for an adventurous night out can try their hand at curling over at Tee Line, Nashville’s first curling venue which also offers bowling and dining.
The Nations is a great spot for those looking for a recently built home; much of the housing a fairly new condos, townhomes, and single-family homes. In July 2023, the median sale price was $652,500.
Farther Afield
North - Goodlettsville, Hendersonville, Madison, Gallatin
Area highlight: Goodlettsville
Just 12 miles north of downtown Nashville, Goodlettsville feels a world away despite being just a short commute into the city. This historic community straddles both Davidson and Sumner Counties and has a quaint, small-town vibe.
Much of this suburb has a rural feel, with wooded hills and verdant farmland, but remains an easy drive to the bustle of Madison and the shopping centers around the nearby Rivergate Mall. Residents can enjoy the walking trails in Moss-Wright Park, a weekly farmers market, public summer concerts on Main Street, and other community events held throughout the year.
Goodlettsville has a wide range of housing options from new-built planned communities to post-war ranches and cottages to multi-million dollar estates. Whether you’re looking for an accessible starter home or a mansion, it’s not uncommon to find homes on spacious lots and even empty parcels to build your dream home from the ground up. The median closing price for a home was $375,000 in July 2023.
East - Hermitage, Mount Juliet, Old Hickory
Area highlight: Mount Juliet
Affectionately nicknamed “The City Between the Lakes,” Mount Juliet is a popular suburb of Nashville located in Wilson County. The city is nestled between Percy Priest Lake and Old Hickory Lake, making it a great spot for outdoor enthusiasts.
Ample access to the outdoors doesn’t mean Mount Juliet residents are living the simple life. Mt. Juliet is home to Providence Marketplace, the largest outdoor shopping center between Nashville and Knoxville which includes a 14-screen cinema. The suburb is not only an easy drive to Nashville, it also has commuter rail access via the Nashville Star Line, allowing residents to skip the highway.
Over 60% of the homes in Mount Juliet were built after 2000 making this a great area for those looking for a recently built home. With all the growth in this area, new construction continues to crop up. In July 2023, the median sale price was $540,000.
South - Brentwood, Franklin, Spring Hill, Thompsons Station
Area highlight: Spring Hill
Spring Hill is located just south of Franklin in Williamson County and has become an increasingly popular option for families wanting to live in the Nashville area without sacrificing a suburban living experience. This cozy suburb offers stunning views of the Middle Tennessee landscape and a family-friendly atmosphere.
Spring Hill is home to multiple historic sites including a Civil War-era battlefield, but still offers plenty of modern comforts from shopping malls to New York-style pizza. The town’s affordability and plentiful amenities have been a massive draw to families willing to drive a little farther to commute into Nashville.
With it’s recent exponential growth, three in four homes in Spring Hill were built within the last twenty years. Developers are building new condo communities, however the majority of homes in Spring Hill are single-family. While it’s popularity has driven up home prices, the average closing price is on par with the average Nashville suburb and remains far more affordable than nearby Franklin and Brentwood. In July 2023, the median closing price was $493,000.
West - Belle Meade, Bellevue
Area highlight: Bellevue
While we’ve grouped Bellevue and Belle Meade due to geographic proximity, Bellevue is a far more affordable option that remains accessible to first-time homebuyers with moderate budgets. Bellevue was a sleepy farming town until the 1950s and has retained much of its pastoral charm, making it an excellent choice for folks who need to commute into Nashville but don’t want to sacrifice an outdoor lifestyle - more than 60% of land in this community is protected by land conservancies.
Bellevue is home to both the Warner Parks - the crown jewel of the Metro Parks system - and the northern trail head of the Natchez Trace Parkway. Residents and visitors alike enjoy the acres of gardens and art at the nearby Cheekwood Mansion and Botanical Garden. For the more inside-y types, the neighborhood offers multiple pubs and well-loved restaurants. Bellevue also offers plenty of shopping options with at least four large shopping centers.
Although much of the housing in Bellevue is concentrated in large apartment complexes, there are condos, single-family homes, and numerous empty plots of land available for those who want to own their own home. Single-family homes in Bellevue tend to be older but well maintained and have continued to be a great investment. In July 2023, the median closing price was $455,000.
Get in touch today
We hope these little snapshots have you inspired to explore all Nashville has to offer as you plan your move. If you want a more detailed breakdown of Nashville’s housing numbers you can sign up to receive our quarterly Market Report. Ready to dive into the buying your Nashville dream home? Contact Zelda via our Contact page!
Peace, Love, and Real Estate!