MAY 2026 EAST NASHVILLE MARKET UPDATE
McFerrin Park · Cleveland Park · Highland Heights
What are homes selling for in McFerrin Park, Cleveland Park, and Highland Heights in May 2026?
The median sale price for single-family homes in MPCPHH was $592,000 in May 2026, up 31% year over year. The average sale price reached $749,782, reflecting a strong month of closings concentrated at the higher end of the price range.
Single-Family Residential | Source: Realtracs | Data Period: May 2026
WHAT THE NUMBERS ARE SAYING
May 2026 was a significant month for East Nashville’s core zip codes. On the surface, a 61% jump in average sale price sounds like a market on fire. The reality is more nuanced, and it’s worth slowing down on the numbers to understand what’s actually driving them.
The average sale price of $749,782 was pulled upward by a concentration of higher-end closings in a month that saw strong overall volume. The median sale price of $592,000 is the more reliable indicator of where the middle of the market actually sits, and that figure is up a meaningful but more grounded 31% from May 2025’s $452,500.
The bigger story is in supply. Months of supply dropped from 8.66 last May to 3.55 this May, a 59% decline. That shift moves these neighborhoods from clearly buyer-favoring territory into something closer to balanced, leaning toward sellers. When you pair that with 23 closings compared to 10 a year ago, it’s clear May was genuinely active, not just statistically inflated.
“Months of supply dropped from 8.66 to 3.55 year over year. These neighborhoods moved from a buyer’s market to the edge of a seller’s market in twelve months.”
MAY 2026 VS. MAY 2025 AT A GLANCE
New Listings: 39 → 31 (21% down)
New Under Contract: 19 → 17 (11% down)
Active Inventory (Avg): 73 → 64 (12% down)
Under Contract Inventory (Avg): 23 → 26 (11% up)
Total Inventory: 96 → 90 (6% down)
Closings: 10 → 23 (130% up)
Sale Price (Avg): $466,440 → $749,782 (61% up)
Sale Price (Median): $452,500 → $592,000 (31% up)
Avg DOM (Closed): 20 days → 18 days (10% down)
Avg List Price (Active): $679,154 → $790,086 (16% up)
List to Contract (Avg): 113 days → 237 days (108% up)
Contract to Closed (Avg): 33 days → 31 days (5% down)
List to Closed (Avg): 63 days → 141 days (125% up)
Months of Supply: 8.66 → 3.55 (59% down)
Source: Realtracs. Single-family residential, MPCPHH. Report Date: 06/15/2026.
AVERAGE VS. MEDIAN: WHY BOTH NUMBERS MATTER
When the average and median sale prices diverge by more than $150,000, it’s worth understanding why. In May, 23 homes closed in MPCPHH. That’s a solid sample, but a handful of sales at the higher end of the range carry enough weight to pull the average well above the median.
The median at $592,000 reflects what a typical buyer paid for a typical home in these neighborhoods last month. That’s the number most relevant to the majority of sellers and buyers operating in the $450K to $700K range.
The average at $749,782 tells you the ceiling is rising. Higher-end inventory is transacting. Both data points are accurate, and they’re telling you different things about different segments of the same market.
CLOSINGS DOUBLED. HERE’S WHAT THAT MEANS.
The most striking data point in May’s report isn’t the price jump. It’s the 130% increase in closings, from 10 to 23 year over year. That kind of volume increase in a single month in a geographically defined neighborhood cluster is meaningful.
It suggests pent-up demand that moved. Buyers who had been sitting on the sidelines in a higher-supply environment started transacting when conditions tightened. And with months of supply now at 3.55, the conditions that drove that activity aren’t going away quickly.
Homes that closed in May averaged just 18 days on market. That’s a fast-moving market by any measure, and it matches what agents working in McFerrin Park, Cleveland Park, and Highland Heights are seeing on the ground.
“Closings doubled year over year. Homes averaged 18 days on market. The demand that had been building in these neighborhoods showed up in May’s numbers.”
THE LIST-TO-CONTRACT NUMBER NEEDS CONTEXT
One figure in May’s data stands out and deserves an honest explanation. The average list-to-contract time came in at 237 days, up 108% from 113 days last May. That seems inconsistent with everything else in the report.
What’s almost certainly happening: this average is being skewed by a small number of listings that sat on the market for an extended period before eventually going under contract. In a 23-closing month with only 90 total homes in inventory, outliers have an outsized effect on averages.
The more reliable read on pace is days on market for closed sales, which averaged 18 days. Homes priced correctly in these neighborhoods are moving in under three weeks. The ones dragging up the list-to-contract average are the ones that weren’t priced right to begin with, and eventually found a buyer willing to meet them.
INVENTORY: LESS OF EVERYTHING, MOVING FASTER
Total inventory came in at 90 homes, down from 96 in May 2025. Active inventory (homes not yet under contract) dropped 12% year over year to 64. New listings fell 21%, from 39 to 31.
Fewer homes are hitting the market. The ones that are available are being absorbed faster. That combination is what pushed months of supply from 8.66 to 3.55 in a single year.
For context, the National Association of Realtors generally defines a balanced market at 4 to 6 months of supply. At 3.55, McFerrin Park, Cleveland Park, and Highland Heights are now operating in seller-favorable territory. That’s a meaningful shift from where these neighborhoods were sitting twelve months ago.
WHAT THIS MEANS FOR BUYERS
You have fewer options than you did in May 2025, and the ones that are available are moving in about 18 days. If something looks right, the window to act is short.
Active list prices are averaging $790,086. With a median closing price of $592,000, there’s still spread in the market, particularly at the higher end, but less room to negotiate in the mid-range than there was a year ago.
Getting pre-approved and knowing your number before you start looking is more important now than it’s been in a while. Reach out and I can connect you with a trusted lender who knows this market.
WHAT THIS MEANS FOR SELLERS
The supply trend is working in your favor. At 3.55 months of supply, you’re no longer competing in a buyer-heavy environment. Correctly priced homes are moving fast.
Pricing strategy still matters. The wide gap between average list price ($790,086) and median closing price ($592,000) tells you that aspirationally priced homes are sitting. Homes priced at or near market are the ones closing in 18 days.
If you’ve been waiting for conditions to improve before listing, May’s data suggests that shift is already underway. The window where buyers have leverage is closing.
FREQUENTLY ASKED QUESTIONS
What is the median home price in McFerrin Park, Cleveland Park, and Highland Heights right now?
The median sale price for single-family homes in MPCPHH was $592,000 in May 2026, up 31% from $452,500 in May 2025. This is the most reliable benchmark for what a typical home in these neighborhoods is trading for in the current market.
Is it a buyer’s or seller’s market in East Nashville in 2026?
As of May 2026, these neighborhoods are operating at 3.55 months of supply, which is seller-favorable territory. Twelve months ago, supply sat at 8.66 months, firmly in buyer’s market range. Sellers who price accurately are seeing strong results. Buyers have fewer options and less negotiating leverage than they did a year ago.
How long does it take to sell a home in McFerrin Park, Cleveland Park, or Highland Heights?
Homes that closed in May 2026 averaged 18 days on market, down from 20 days in May 2025. From list to close, the full cycle averaged 141 days, though that figure is influenced by homes that sat longer before finding a buyer. Well-priced homes in these neighborhoods are moving in under three weeks.
READY TO TALK ABOUT WHAT THIS MEANS FOR YOUR HOME?
Nick Irwin is a neighborhood specialist with BaseNashville and Compass, focused on McFerrin Park, Cleveland Park, and Highland Heights. Whether you’re thinking about selling or trying to find your footing as a buyer in a tightening market, reach out for a straight conversation about where things actually stand.
