How large was the gap?
The average exceeded the median in every selected August. The gap grew from $212,737 in 2019 to $341,678 in 2026. An average is more sensitive to high-priced observations, but these aggregate rows cannot prove which listings caused the gap.
| August | Median ask | Average ask | Average minus median | Median ask/sq. ft. | Median listing size |
|---|---|---|---|---|---|
| 2019 | $375,509 | $588,246 | $212,737 | $201 | 1,991 sq. ft. |
| 2022 | $525,000 | $839,482 | $314,482 | $300 | 1,921 sq. ft. |
| 2024 | $569,000 | $849,174 | $280,174 | $319 | 1,876 sq. ft. |
| 2025 | $550,000 | $859,567 | $309,567 | $309 | 1,906 sq. ft. |
| 2026 | $533,117 | $874,795 | $341,678 | $302 | 1,878 sq. ft. |
What changed from 2025 to 2026?
The median asking price moved from $550,000 to $533,117, while the average moved from $859,567 to $874,795. Median asking price per square foot moved from $309 to $302, and median listing size moved from 1,906 to 1,878 square feet.
Why does composition matter?
County listings span different locations, property types, sizes, conditions and price tiers. A shift in what is listed can move an aggregate even if no single property changed. The source rows do not provide enough evidence to attribute the widening gap to luxury inventory or any other particular segment.
How should a buyer or seller use the measures?
Use the median and average to understand the broad asking population, then move to a same-type, same-area comparison. Price per square foot is a cross-check, not a shortcut around condition, layout, land, parking, ownership obligations and recent transaction evidence.
Coverage and limits
The data describes asking inventory, not sale prices, appraised values or concessions. Provider history can be revised. All selected rows have a zero quality flag, but that does not remove composition effects or make a county statistic suitable for valuing one home.
Cite this research
Ashton, Gary. “Davidson County average and median asking prices tell different stories.” 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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