What are homes selling for in McFerrin Park, Cleveland Park, and Highland Heights in July 2026?
The median sale price was $614,600 in July 2026, up 21% from $509,500 in July 2025. Sixteen homes closed across the three neighborhoods. Six sold over asking price.
Someone asked me last week how the market is doing. My answer was it depends — and I wasn’t being evasive. If you own a home and you’re curious about equity, if you’re thinking about listing, or if you’re a buyer trying to figure out whether now makes sense, those are genuinely different situations and the data speaks to each of them differently. So rather than give you a good market or bad market answer, let me just tell you what actually happened in July in these three neighborhoods and let you decide what it means for you.
I go through every closing in McFerrin Park, Cleveland Park, and Highland Heights each month. Not just the aggregate Realtracs report, but every address, every sale price, every day on market. July had 16 closed transactions across the three neighborhoods, and the individual sales tell a more useful story than the summary numbers do.
Six of those 16 homes sold over their asking price. 913 Lischey Avenue listed at $1,195,000 and closed at $1,297,733 with zero days on market — it was effectively sold before it hit the active list. 3017 Edwin Circle listed at $599,900 and closed at $605,000 in 18 days. 830 Stockell Street in McFerrin Park listed at $620,000 and closed at exactly $620,000 in two days. 618 North 5th Street listed at $445,000 and closed at $450,000 in three days. These weren’t bidding war situations in the traditional sense. They were homes priced where the market actually was, and buyers responded.
The other side of July is just as worth knowing. 719 Douglas Avenue sat for 108 days and closed at $480,000, which was $20,000 under its asking price. 3012 Edwin Circle took 93 days before closing at list. 870 West Sharpe closed $20,000 under asking after 10 days. The homes that struggled weren’t in bad locations or in rough shape — they were priced above where buyers were willing to go, and the market made that clear over time. By the time an offer came in, the negotiating position had shifted.
The aggregate numbers show an average sale price of $801,559, up 65% from July 2025. That number needs context. Four of the 16 closings were new construction homes priced between $1.3 million and $1.7 million — 913 Lischey, 1002 Joseph Ave, 1025 Meridian Street, and 1312 Montgomery Avenue. Those four sales are doing a lot of work on the average. The median at $614,600 is where most of the market is actually trading, and that’s the number more relevant to the majority of homeowners in these neighborhoods.
Here’s how July compared to the same month last year. New listings fell from 42 to 28, down 33%. New under contract held flat at 11. Active inventory came in at 65, down slightly from 68. Total inventory dropped to 87 from 96. Months of supply rose to 5.12 from 3.76 a year ago. Average list price on active homes came in at $767,986.
Source: Realtracs. Single-family residential, MPCPHH. Report Date: 08/04/2026.
The active inventory is worth looking at closely because it explains the two-speed market that’s been showing up all year. There are roughly 93 active listings across the three neighborhoods right now. About 31% are priced under $500,000, 33% fall between $500,000 and $700,000, 23% are between $700,000 and $1 million, and 13% are over $1 million. The price range is wide, which means buyers have real options.
What stands out is how much of that inventory has been sitting. Close to 45% of active listings have been on the market 60 days or more. Some of those are intentional — larger development-scale listings or unique properties that take longer to find the right buyer. But a real portion of it is simply priced above where buyers are closing. The average active list price is $767,986. The median closing price is $614,600. That gap is where you find the homes that are waiting on a buyer who isn’t coming at that number.
Months of supply at 5.12 puts these neighborhoods in what most people call a balanced market. The National Association of Realtors generally defines that as somewhere between four and six months. In practice, balanced doesn’t mean every home sells on the same timeline. The homes priced correctly are moving in under three weeks. The ones priced too high are sitting in that 60-plus-day pile. It’s the same market producing two very different experiences depending entirely on where the home is positioned.
For anyone thinking about selling, July shows that demand is still there. Six homes selling at or over asking price in a month that everyone keeps calling slow is meaningful. The risk right now isn’t that buyers won’t show up — it’s that overpricing burns the first few weeks of market exposure when buyer interest is highest, and you end up negotiating from a weaker spot later. Getting the price right from the start matters more in this environment than it did a few years ago when everything was moving regardless.
For buyers, the 60-plus-day inventory is worth a close look. 719 Douglas closed $20,000 under asking after 108 days. Sellers of homes that have been sitting are having different conversations with their agents than they were in April. Your negotiating position on that segment of the market is real.
On the most common questions. The median closed at $614,600 in July, up 21% from $509,500 in July 2025. Price per square foot on closed sales ranged from around $237 to $476 depending on age, condition, and location within the neighborhoods. On timing, 11 of the 16 closings happened in 18 days or less. The overall average was 23 days, pulled up by the homes that sat. On whether it’s a good time to sell — the honest answer is it depends on your situation, your home, and what you’re trying to accomplish. That’s not a hedge, it’s just actually true.
Nick Irwin is a neighborhood specialist with BaseNashville and Compass, focused on McFerrin Park, Cleveland Park, and Highland Heights. If you want to know where your specific home fits in this market right now, reach out.
Nick Irwin, REALTOR® | BaseNashville | Compass
nick@basenashville.com | 615-418-0563
