Nashville Price Cuts Accelerate Higher

41.1% of single-family listings in the Nashville housing market now have a price cut — a new high, and it's still climbing. Price cuts lead prices by about 90 days, which points to a much softer October, November, and December. The raw count tells the same story: 4,112 single-family price cuts, accelerating faster than last year at this time. Active listings are back above 10,000 — almost 10% higher than last year — while single-family contract volume is down double digits, about 300 to 400 sales behind 2025's pace, and median sales price is up just 1%. Months of supply sits at 4.6 versus 3.7 last August, and almost 6 months in the $1–2M range. The biggest spike in price cuts is in the $300–500K band, just under the median and the most rate-sensitive part of the market — Wilson County is up big while Davidson County and Williamson County stay flat. The $2M+ band is now cutting more than last year, and this is all happening while the 10-year yield keeps bouncing off 4.75%, the Treasury buys back long-dated bonds to hold it down, and mortgage rates sit at 6.81%. Even so, Zillow shows Tennessee home values up about half a percent this year — with Davidson County zip codes down after the property tax increase. Chapters: 00:00 Price cuts break out to a new high 00:12 Mortgage rates and the 10-year at 4.75% 02:44 Active listings back above 10,000 03:26 41.1% of single-family listings cut — a new high 05:20 Price cuts by band: $2M+ and $1–2M 06:38 The $300–500K spike 08:10 Months of supply by price band 09:22 Are prices actually falling? Zillow by zip code 11:45 What it means for buyers this fall All data in this video comes from NashvilleRealEstateData.com — MLS, county deed records, and off-market sources, updated daily. — Ethan Flynn | Nashville Real Estate CPA turned analyst · Agent with Benchmark Realty 📊 Daily Nashville market data: https://www.nashvillerealestatedata.com 🏠 Work with me: https://ethanflynn.com 📅 Book a 30-min call: https://calendly.com/ethanflynn/30min 📩 ethan@nashvillerealestatedata.com · 423-767-6000 New market breakdown every Saturday — subscribe so you don't miss one. #NashvilleRealEstate #NashvilleHousingMarket