What moved between August 2025 and August 2026?
Active inventory increased by 436 listings, while new listings increased by 60. Median days on market rose by two days. The median asking price declined by $16,883, and the price-reduced share edged up by 0.34 percentage points. Those measures describe different parts of the listing market and should not be treated as one causal chain.
| Measure | Aug. 2025 | Aug. 2026 | Change |
|---|---|---|---|
| Active listings | 4,163 | 4,599 | +10.5% |
| New listings | 1,412 | 1,472 | +4.2% |
| Median days on market | 65 | 67 | +2 days |
| Median asking price | $550,000 | $533,117 | -3.1% |
| Price-reduced share | 23.12% | 23.46% | +0.34 points |
| Pending ratio | 29.26% | 26.59% | -2.67 points |
Source: Realtor.com residential listing database: data library and methodology
How different is this from the low-inventory 2022 market?
The August 2022 row reported 1,848 active listings and 25 median days on market. August 2026 had 2.49 times as many active listings and a median marketing time 42 days longer. That historical contrast is descriptive; the database, listing mix and market conditions can change.
What should a seller compare next?
Move from the county baseline to a documented competitive set: similar property type, location, size, condition, age, association obligations and buyer alternatives. Review current exposure and response alongside recent comparable sales. A county price-reduction share does not determine whether one listing should change price.
What should a buyer compare next?
Use the larger listing pool to define choices that actually meet the search. Then verify status, condition, financing, taxes, insurance, association obligations and total monthly cost. Median days on market is not a measure of seller motivation for an individual home.
Limits and reproducibility
Realtor.com’s listing database can be revised and applies source quality flags to some historical months. None of the five August rows used here carries a quality flag. The metrics cover Davidson County listing activity, not Nashville city, the metro area, closed sales, concessions or Gary Ashton’s own transactions.
Source: Realtor.com residential listing database: data library and methodology
Cite this research
Ashton, Gary. “Davidson County listings: more inventory, longer marketing time.” Nashville Homes, September 29, 2026.
Sources & further reading
- Realtor.com residential listing database county history and methodology checked 2026-09-29
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