Nashville HousingGauge — July 13, 2026 | YELLOW 56

Welcome to the Nashville HousingGauge, your weekly local market report for the week of July 13, 2026.

Here is the headline. Nashville's HousingGauge score is 56 out of 100, which puts the market in the YELLOW zone. Conditions have improved over the past three months, but financing remains expensive.

Three developments stand out this week.

First: Homes selling more slowly. The median home takes 69 days to sell, 21.1% longer than a year ago.

Second: Score up 5 points over 13 weeks. The score moved from 51 to 56 over the past 13 weeks, driven mainly by Demand Trend (+4.5 points).

Third: Mortgage rates up 0.12 points in three months. The 30-year fixed rate averages 6.49%, versus 6.37% three months ago.

Now, what is behind the score?

Mortgage Conditions scores 39 out of 100. The 30-year fixed rate averages 6.49%, up 0.33 percentage points over six months. Financing remains expensive, limiting affordability for leveraged buyers.

Supply & Buyer Leverage scores 74 out of 100. Inventory is 1.1% higher than a year ago (4,824 active listings), with 5.3 months of supply. Homes take a median 69 days to sell at 97.5% of list price, and 34.0% of listings have had a price cut. Buyers have meaningful negotiating leverage.

Monetary Conditions scores 72 out of 100. The real policy rate is 0.58%, 0.51 points below the estimated neutral rate (r-star) of 1.09% — a accommodative stance. The fed funds rate is unchanged over six months. Policy is a tailwind for credit conditions, though it does not by itself move home prices.

Demand Trend scores 52 out of 100. Pending sales are 3.9% higher than a year ago and closed sales are 1.2% lower. Days on market are 21.1% longer than a year ago. Demand is steady.

Valuation & Affordability scores 55 out of 100. The median home costs 6.1 times the median household income. Principal and interest on a typical purchase would take 37.2% of that income at current rates. Inflation-adjusted prices are 4.0% lower than a year ago. Affordability is stretched but not extreme.

Local Economy scores 64 out of 100. Local unemployment is 2.7% and employment is down 0.2% year over year. The local job market is steady.

Rental Economics scores 32 out of 100. A year of median rent equals 4.6% of the median price (a price-to-rent ratio of 21.8). Rents are down 0.4% year over year. Rental yields are thin relative to prices.

The score is down 1 point from last week's report (57 to 56). Over 13 weeks it is up 5 points, from 51 to 56. The largest contributors were Demand Trend (+4.5 points) and Mortgage Conditions (−0.7 points).

So what would move Nashville into the green? It would take several changes together: 30-year mortgage rate falls below 5.50% (now 6.49%); pending sales grow more than 15.0% year over year (now +3.9%); the Fed cuts more than 0.65 pts over six months (now −0.02 pts); mortgage rates fall more than 0.40 pts over three months (now +0.12 pts); months of supply rises above 6.5 months (now 5.3 months); and policy gap (real policy rate minus r-star) narrows below −1.00 pts (now −0.51 pts).

And what could make conditions worse? Watch for these together: 30-year mortgage rate rises above 7.35% (now 6.49%); pending sales fall more than 7.5% year over year (now +3.9%); the Fed raises rates more than 0.55 pts over six months (now −0.02 pts); policy gap (real policy rate minus r-star) widens above +0.35 pts (now −0.51 pts); and months of supply falls below 3.6 months (now 5.3 months).

That is the Nashville HousingGauge for this week. The HousingGauge score describes market conditions. It is not a recommendation to buy or sell, and it is not individualized financial advice. For charts, sources and the full methodology, visit housinggauge.com. Thanks for listening.