Nashville Price Cuts Skyrocket to New High

42.1% of active single-family listings in the Nashville housing market have cut their price this week, above last year's peak of 41%. That is 4,200 listings, 422 more than a year ago, and the cuts are concentrated in the $300K–$500K price band. Active listings across Greater Nashville are up 7.9% year over year, about 700 more than last September, while single-family contracts are down 6.4%: 140 fewer than the same Saturday last year and almost 30% below the May peak. Median price is still up 5.2% year over year, but mortgage rates rose almost 50 basis points in a month and 47.1% of $300K–$500K listings have now reduced their price. In that band by county, Davidson and Wilson are up but below their 2025 highs, Williamson County (Franklin, Brentwood) is below last year, Rutherford and Maury County (Columbia) are above last year, and Sumner County (Gallatin, Hendersonville, Portland) set a new high at 47.6% with active listings up 11.2%. Months of supply measured against 12 months of closings is 8.7 at $2M+, 5.2 at $1M–$2M, 4.8 at $500K–$1M and 3.5 at $300K–$500K, yet the $300K–$500K band has the most price cuts, and measured against current contracts every band is slower than the closings figure shows. One client story: a buyer negotiated 10% below list and is assuming a VA loan at 2.375%. For buyers: price cuts are up, inventory is up and contracts are down, the three signals I watch for a price drop, so make lower offers where the active-to-contract ratio is highest, or assume a low-rate mortgage. For sellers who can wait: be patient, because this is not an easy market for either side. Chapters 00:00 42.1% of Nashville listings have cut price, above last year's 41% peak 00:59 4,200 price cuts, 422 more than a year ago 01:23 Active listings up 7.9%, contracts down 6.4% 02:48 Median price up 5.2%, and why it may turn negative 03:50 Mortgage rates up almost 50 basis points in a month 04:20 Price cuts by price band: $300K–$500K has the most 04:57 Price cuts by county: Sumner County sets a new high 06:02 Months of supply by closings vs. by contracts 08:54 Two buyer options: lower offers or a 2.375% VA assumption 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 #MiddleTennessee