Having moved countless times as a military spouse, I know firsthand how overwhelming the home buying and selling process can feel—especially in a place like Davidson County. Here’s something eye-opening: over the past year, roughly one out of every three homes listed here never sold, even after relisting. Most often, it came down to one thing—pricing.
I always emphasize that pricing a home correctly begins with a solid CMA using recently sold comparable properties—not just what’s currently on the market. Closed sales reveal what buyers are actually willing to pay. For buyers, remember: a list price isn’t the same as market value. I encourage my clients to look at closed sales from the past 90 days, studying price per square foot and days on market to get a real sense of value.
When I consult with sellers who hope for $900K on homes similar to ones that recently closed around $825K, I gently shift the conversation to what truly sets their property apart in the eyes of today’s buyers. The data shows that the homes priced right go under contract in about 14 days, often close to asking—while overpriced ones linger, facing cuts that rarely lead to a sale.
For buyers, I recommend anchoring your offer to three recent nearby closed sales, sharing your reasoning openly, and being prepared to walk away from unrealistic pricing. My goal is always to guide you—whether you’re buying or selling—with honesty, strong market knowledge, and the kind of care that turns stress into confidence.
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