January 2026 Middle Tennessee Market Update
What It Means for the Spring Real Estate Season in Middle Tennessee
As we kick off 2026, the Middle Tennessee housing market is setting the stage for an active spring season. January’s numbers show a market that’s rebalancing—inventory is rising, prices remain resilient, and buyers and sellers alike are adjusting expectations as we move toward the busiest time of year.
The Big Picture
January 2026 data across Middle Tennessee counties shows a market that’s no longer sprinting—but still moving forward with confidence. While some activity cooled compared to last year, price growth and increased inventory suggest a healthier, more sustainable environment heading into spring.
Inventory Is Growing—Giving Buyers More Options
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Active inventory increased 13% year over year
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Total inventory is up 8%
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Months of supply rose to 6.06 (up 16%)
What this means: Buyers are finally seeing more choices, especially compared to the ultra-tight conditions of recent years. With just over six months of supply, the market is moving closer to balance—reducing pressure to rush while still rewarding well-priced, well-presented homes.
New Listings Are Down, But Demand Is Holding
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New listings decreased 22%
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New homes under contract increased 5%
Even with fewer sellers entering the market in January, buyer demand hasn’t disappeared. Homes that are priced correctly and marketed strategically are still going under contract—an encouraging signal as we approach spring, when listing activity typically increases.
Prices Continue to Rise
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Average sale price: $652,270 (up 5%)
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Median sale price: $450,000
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Average list price (active homes): $807,803 (up 3%)
Despite shifting conditions, home values remain strong across Middle Tennessee. This price stability—especially during a slower winter month—signals continued confidence in the region’s long-term growth and desirability.
Homes Are Taking Longer to Sell—but That’s Normalizing
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Average days on market increased to 44 days (up 22%)
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List-to-contract time rose to 71 days
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Contract-to-closed time improved (down 14%)
Buyers are taking a bit more time to decide, which is typical in a market with more inventory. However, once homes go under contract, they’re moving through closing more efficiently—great news for sellers planning spring timelines.
What This Means Going Into Spring
For buyers, spring 2026 is shaping up to offer more selection, slightly less competition, and better opportunities to negotiate—especially in higher price points and new construction.
For sellers, strong pricing remains on your side, but strategy matters more than ever. Homes that are thoughtfully prepared, priced realistically, and professionally marketed will stand out as more listings hit the market.
Bottom Line
Middle Tennessee is heading into spring with momentum—not frenzy. A growing inventory, steady demand, and rising prices point to a balanced, opportunity-filled season ahead. Whether you’re planning to buy, sell, or simply stay informed, January’s numbers suggest a market that’s healthy, active, and ready for what’s next.
Considering a move in the coming months? Let’s talk strategy and timing to position you for the strongest possible outcome.
📞 Contact us today for a complimentary home valuation or personalized home search consultation.