What Closed: October 2026 on McFerrin Park, Cleveland Park &
Highland Heights
This is What Closed, my monthly market update for the part
of East Nashville I spend the most time in: McFerrin Park, Cleveland
Park and Highland Heights (zip codes 37206, 37207 and 37216). If you
live here or you’re thinking about it, this is what October looked
like, address by address.
The short version: there are more homes for sale and they’re taking
longer to go under contract, but the homes that were priced right
still sold near list in about 11 days.
The number that stood out
In October it took an average of 74 days to go from list to
contract. Last October it was 36. That’s the slowest part of the
process, and I’m seeing it with my own listings.
A seller I work with in McFerrin Park relaunched 818 N 2nd St on
October 16 at $540,000 (3 bedrooms, 2.5 baths, 1,556 square feet,
about $347 a square foot). The new price puts it under the $550,000
filter a lot of buyers search with. In the first 12 days it had 328
Zillow views and one showing, and that buyer’s agent said the price
was “just right.” Buyers are browsing. They’re slower to get in the
car and tour.
October 2026 vs. October 2025
Only 11 homes closed in October, so treat the percentages as a
direction, not a verdict. I lean on medians and year-over-year
comparisons because one or two sales can swing an average a lot in a
sample this size.
| Metric | Oct 2025 | Oct 2026 | Change |
|---|---|---|---|
| Closings | 14 | 11 | -21% |
| New listings | 41 | 25 | -39% |
| New under contract | 12 | 11 | -8% |
| Active inventory (avg) | 69 | 85 | +23% |
| Months of supply | 5.74 | 8.63 | +50% |
| Median sale price |
$597,450 | $583,000 | -2% |
| Average sale price |
$626,817 | $596,935 | -5% |
| Median sale price per sq ft |
$376 | $356 | -5% |
| Median sale-to-list ratio |
98.51% | 98.41% | about even |
| Median days on market (closed) | 5 | 11 | +6 days |
| Average days on market (closed) |
20 | 41 | +99% |
| List to contract (avg days) |
36 | 74 | +104% |
| Contract to close (avg days) |
36 | 64 | +78% |
Month over month, the median sale-to-list ratio went from 96.37% in
September to 98.41% in October, and median days on market dropped from
24 to 11. With 11 sales I wouldn’t call that a turn. It mostly tells
me the homes that sold in October were the ones priced where buyers
already were.
Every October closing
“Vs. list” compares the sale price to the final list price.
| Address | Closed | Sale price | Original list |
Final list | Vs. list | Days on market |
Sale $/sq ft |
|---|---|---|---|---|---|---|---|
| 1220 Stockell St | Oct 1 |
$300,000 | $399,000 | $379,900 | -$79,900 (-21.0%) |
71 | $309 |
| 877 Carter St | Oct 5 |
$535,000 | $599,000 | $570,000 | -$35,000 (-6.1%) |
53 | $464 |
| 504 Edwin St #37 | Oct 8 |
$605,120 | $605,120 | $605,120 | $0 (0.0%) |
0 | $329 |
| 1117 2nd St N | Oct 14 |
$499,900 | $499,900 | $499,900 | $0 (0.0%) |
5 | $397 |
| 1351 Pennock Ave | Oct 14 |
$1,000,000 | $1,125,000 | $1,087,500 | -$87,500 (-8.0%) |
70 | $280 |
| 608 N 5th St | Oct 19 |
$310,000 | $315,000 | $315,000 | -$5,000 (-1.6%) |
3 | $344 |
| 504 Edwin St (MLS 3215432) | Oct 20 |
$656,770 | $650,700 | $650,700 | +$6,070 (+0.9%) |
0 | $356 |
| 105 Lucile St | Oct 28 |
$950,000 | $975,000 | $975,000 | -$25,000 (-2.6%) |
181 | $455 |
| 1220 Meridian St | Oct 29 |
$497,500 | $535,000 | $515,000 | -$17,500 (-3.4%) |
44 | $373 |
| 504 Edwin St #41 | Oct 29 |
$583,000 | $589,900 | $589,900 | -$6,900 (-1.2%) |
11 | $316 |
| 1213 B N 7th St | Oct 29 |
$629,000 | $629,000 | $629,000 | $0 (0.0%) |
9 | $395 |
Total October volume was $6,566,290. Six of the 11 homes sold
within 11 days and within 2% of list: 608 N 5th St in 3 days, 1117 2nd
St N at full price in 5, 1213 B N 7th St at full price in 9, and three
new-construction homes at 504 Edwin St in Highland Gardens, one of
them $6,070 over list.
The other five all sat 44 days or longer. 1220 Stockell St dropped
from $399,000 to $379,900 and still sold $79,900 under list after 71
days. 1351 Pennock Ave, a 2026 build, came down from $1,125,000 and
closed at $1,000,000, $87,500 under its final list, after 70 days. 877
Carter St took 53 days and sold 6.1% under. 105 Lucile St took 181
days but closed only 2.6% under list, which is a reminder that a long
wait doesn’t always mean a big discount.
What’s for sale right now
As of November 4 there are 78 active listings. The median list
price is $681,950 and the average is $814,680, with prices from
$304,000 to $3,150,000. 35 of those homes (44.9%) have been on the
market 60 days or more, and 11 (14.1%) have been on 120 days or more.
42 active listings are under $700,000.
What’s under contract
13 homes are under contract right now, 10 still showing and 3 not
showing. List prices run from $349,900 to $1,249,900, with a median of
$574,900. 10 of the 13 are under $700,000, while the median active
listing is $681,950. The homes buyers are committing to sit lower than
the middle of what’s for sale.
If you’re buying
With 8.63 months of supply, you have room to negotiate, especially
on homes that have been listed 60 days or more. Ask what the seller
would do on price, closing costs or repairs. The well-priced homes
under $700,000 are still moving in a week or two, so if one fits,
don’t assume you can wait it out.
If you’re selling
Your first two weeks matter most. That’s when the buyers who’ve
been watching your price range see you and decide. Homes priced near
the market sold in about 11 days for close to asking. Homes that
started high spent 70 days or more on the market and still took
cuts.
What this means for home values here
Values on McFerrin Park, Cleveland Park and Highland Heights are
holding about flat to slightly softer: the median sale price is down
2% from a year ago and the median price per square foot is down from
$376 to $356. What’s really changed is time. Overpricing a home now
costs you weeks on the market, not just a few thousand dollars.
Should you buy or sell this winter? It depends on what you’re
trying to do. If you want to talk through your street or your house,
send me a message and I’ll pull the numbers for you.
Source: Realtracs MLS, Residential Single Family, McFerrin Park
/ Cleveland Park / Highland Heights (MPCPHH), October 1–31, 2026,
pulled November 4, 2026. Active and under-contract counts as of
November 4, 2026. Information deemed reliable but not
guaranteed.
Nick Irwin, REALTOR®, BaseNashville at Compass
Thanks!
Nick
