Buckle up, this one could be long. December numbers first. Looking at December 2025 vs. December
2024, we are moving down. This is not just a slowing of growth, it is a real retraction in Rutherford
County. (all the numbers are comparing December 2024 to December 2025, single family, in
Rutherford County)

New listings, practically flat (up 2% but that is down 20+% from 4 years ago), new under contract
slightly up from 288 to 303. Active inventory (that is not under contract) is way up, 19%. Closings were
down 9%. Days on market was up 17% to 105 days average. Months of supply is up to 3.28 months. All
of this has led to the retraction–average sales price is down 6% and average list price is actually up
2%. But people either (or both) aren’t getting that price (sale price to list price ratio is the lowest its
been in 3 years at 98.2%, and that doesn’t take into account concessions) and they are sitting on the
market much longer.

A few anecdotes from the field that point to the change in the market:
– Had a past client contact me about a refinance appraisal he just got. They bought the house 2
years ago, new construction. The appraisal came in lower than what they paid for the house. Now,
a few things here–it likely would have been different on a purchase as they would have had a
contract to work off of. I don’t like this fact, but it is a fact. My advice to them is to not panic and
just stay put (obviously) that it will bounce back. But still, who wants to have that happen! Why is
that appraisal lower? A few things. One, the appraiser likely feels like the market is pulling back so
he or she is not inclined to be optimistic about pricing. Combine that with just fewer sales and
suddenly the “outliers” begin to define the market. You don’t have a high sale to pull up the low
ones in an average. This becomes a spiral until something changes and puts more activity in the
market.
– I have another client that is looking at buying a short sale. I haven’t dealt with those in a long time.
Its a divorce and they did a cash out refi a few years ago. There is a bit of deferred maintenance
and they are not in a “hot area”. All of those things lead to a situation where they have to sell even
though it is NOT the right time for them to sell. This will continue to happen and will likely pick up.

All of this info makes it much easier to give advice right now. If you bought in the last couple years, it
may not be the right time to sell. If you bought in 2020 or earlier, you should be fine. If you need to
sell, you absolutely still can. We just need to be realistic and prepare for it. If you are buying right now,
you are in great shape. Polish up your credit, get preapproved and lets look. The real way to win is to
not be in a hurry and to be bold but realistic with your offers. I can help with that. And yes, this even
applies to new construction. But I beg you, don’t do it alone. I can get you the deal you want. It is a
great time to buy.