Leave your feedback Share Copy URL https://eevb.net/video/ORe4dCASReT.html Email Facebook Twitter LinkedIn Pinterest Tumblr Share on Facebook Share on Twitter Its more than Mortgage Rates Crushing Demand [2BxHTWrlAtf] Health Updated on August 05, 2026 EDT — Published on August 05, 2026 EDT Davidson County home purchase demand is down 14% year over year — the biggest drop in the Greater Nashville housing market. Last year's 26% property tax increase is finally showing up in the numbers. The average 30-year fixed mortgage rate just hit its highest point in nearly a year, mortgage applications fell 7% in a single week, and Nashville demand has now dropped three weeks straight. Compass chief economist Mike Simonsen explains why his three high-frequency housing indicators flipped negative. Cotality explains why the cost to hold is now setting direction: taxes and insurance run 40% or more of the monthly payment in 20% of US metros, which ties to Texas home price declines while Tennessee stayed stable. In Davidson County, demand is down 14% year over year — worse than any county around it — while active listing growth is showing up in the surrounding counties instead, and Zillow has Greater Nashville flat with Davidson falling. Green Hills now has 78 active listings and 11 under contract against 55 active and 14 under contract last July, with active list prices per foot running below recent sold comps, and 4106 Elder Place just resold for $3.9 million after a June 2024 purchase at $4.25 million — a $300,000 loss. I called a listing agent this week with a buyer at a much lower price and got a no, and that's fine: fair market value on a single house moves 10 to 20% every year, and you're not buying Davidson County or Williamson County, you're buying a house in a neighborhood. Chapters: 00:00 Mortgage rates hit a 1-year high 00:23 Mike Simonsen: demand indicators flip negative 01:15 Taxes and insurance, the new payment shock 02:05 Why Texas prices fell and Tennessee's held 03:34 Nashville's 26% tax increase shows up in the data 04:36 You're not buying a market, you're buying a house 05:34 Green Hills: 78 actives vs 55 last July 06:39 A $300,000 loss on Elder Place 07:05 Making offers in a soft market All data in this video comes from NashvilleRealEstateData.com — MLS, county deed records, and off-market sources, updated daily, with neighborhood-level data on 1,100+ Middle Tennessee areas. — Ethan Flynn | Nashville Real Estate CPA turned analyst · Agent with Benchmark Realty 📊 Daily Nashville market data: 🏠 Work with me: 📅 Book a 30-min call: 📩 [email protected] · 423-767-6000 New market breakdown every Saturday — subscribe so you don't miss one. #NashvilleRealEstate #NashvilleHousingMarket #GreenHills CpPFZm9V8QS ykWanjTn3M9 7e5xvj4O7Q4 9xjtEkHXM7j 1DAwAv5swfW BLXLU74VJJf
Davidson County home purchase demand is down 14% year over year — the biggest drop in the Greater Nashville housing market. Last year's 26% property tax increase is finally showing up in the numbers. The average 30-year fixed mortgage rate just hit its highest point in nearly a year, mortgage applications fell 7% in a single week, and Nashville demand has now dropped three weeks straight. Compass chief economist Mike Simonsen explains why his three high-frequency housing indicators flipped negative. Cotality explains why the cost to hold is now setting direction: taxes and insurance run 40% or more of the monthly payment in 20% of US metros, which ties to Texas home price declines while Tennessee stayed stable. In Davidson County, demand is down 14% year over year — worse than any county around it — while active listing growth is showing up in the surrounding counties instead, and Zillow has Greater Nashville flat with Davidson falling. Green Hills now has 78 active listings and 11 under contract against 55 active and 14 under contract last July, with active list prices per foot running below recent sold comps, and 4106 Elder Place just resold for $3.9 million after a June 2024 purchase at $4.25 million — a $300,000 loss. I called a listing agent this week with a buyer at a much lower price and got a no, and that's fine: fair market value on a single house moves 10 to 20% every year, and you're not buying Davidson County or Williamson County, you're buying a house in a neighborhood. Chapters: 00:00 Mortgage rates hit a 1-year high 00:23 Mike Simonsen: demand indicators flip negative 01:15 Taxes and insurance, the new payment shock 02:05 Why Texas prices fell and Tennessee's held 03:34 Nashville's 26% tax increase shows up in the data 04:36 You're not buying a market, you're buying a house 05:34 Green Hills: 78 actives vs 55 last July 06:39 A $300,000 loss on Elder Place 07:05 Making offers in a soft market All data in this video comes from NashvilleRealEstateData.com — MLS, county deed records, and off-market sources, updated daily, with neighborhood-level data on 1,100+ Middle Tennessee areas. — Ethan Flynn | Nashville Real Estate CPA turned analyst · Agent with Benchmark Realty 📊 Daily Nashville market data: 🏠 Work with me: 📅 Book a 30-min call: 📩 [email protected] · 423-767-6000 New market breakdown every Saturday — subscribe so you don't miss one. #NashvilleRealEstate #NashvilleHousingMarket #GreenHills CpPFZm9V8QS ykWanjTn3M9 7e5xvj4O7Q4 9xjtEkHXM7j 1DAwAv5swfW BLXLU74VJJf