Davidson County competition measures reset from May 2022 levels

What changed across the four May observations?

May 2022 was the tightest of the selected observations on every displayed pace measure. By May 2026, inventory and months of supply were higher, median marketing time was longer, and above-list and fast-moving shares were lower. The table is descriptive and does not assign a cause.

Source: Redfin Data Center methodology

Why use several measures?

Inventory is a stock, months of supply relates stock to sales pace, median days on market describes the middle closed listing, and the two shares describe different outcomes. Agreement among several measures strengthens the description of a period, but none determines the response to an individual listing.

What does the 2019 comparison add?

May 2026 had 5,099 active listings versus 4,050 in May 2019, and median days on market was 59 versus 54. The sold-above-original-list shares were 15.1% and 18.5%. This longer reference point prevents 2022 from becoming the only definition of normal.

Decision use

Buyers can use the history to question automatic escalation assumptions. Sellers can use it to question expectations based on the unusually fast 2022 period. Both should replace the county history with current property-level alternatives, recent comparable sales and verified contract terms before acting.

Coverage and limits

The series can be revised, and the selected years are not a continuous causal model. The latest retained observation is May 2026, four months before publication. These county aggregates do not reveal concessions, financing, property condition or seller motivation.

Source: Redfin Data Center methodology