Let’s Talk Nashville

Buyer Education · September 28, 2026

What I read about a subdivision before you write an offer

The recorded plat, the land use classification and the association documents answer questions the listing never mentions, and all three are public.

Buyer Education · September 21, 2026

What Zone AE means, and the Nashville lesson behind it

A flood zone is a mapped line on a specific parcel, not a fact about a neighborhood. Two houses on the same street can be in different zones, and in 2010 that difference decided which ones flooded.

Source: FEMA flood mapping via Metro Nashville, and the Harpeth Conservancy on the May 2010 flood

Buyer Education · September 14, 2026

Your mailing address does not tell you your county

A Nolensville address can be in Davidson County. A Spring Hill address can be in Maury or Williamson. A Goodlettsville address can be in either Davidson or Sumner. The mail is not the map.

Market Brief · September 11, 2026

Supply reached four and a half months in August

Inventory barely moved. Closings did. The median held within one percent of July, and months of supply went from 4.0 to 4.6. That is the figure that decides what a pricing mistake costs this fall.

Source: Greater Nashville REALTORS, August 2026

Buyer Education · September 7, 2026

Historic overlay, conservation overlay, National Register: three different things

People use these interchangeably and they are not remotely the same. One reviews your paint. One reviews your addition. One restricts nothing at all.

Buyer Education · August 31, 2026

Buying on Old Hickory Lake does not come with a dock

The Army Corps controls the shoreline, not the deed. Roughly a third of the lake is allocated for private docks, about 36 percent prohibits them outright, and a permit does not transfer when the house sells.

Source: U.S. Army Corps of Engineers, Old Hickory Lake Shoreline Management Plan Update 2020

Buyer Education · August 24, 2026

What an HPR is, and why it changes what you own

Half the new detached houses going up on infill lots in Nashville are not conventional subdivision lots. They are Horizontal Property Regimes, which is a form of condominium, and almost nobody explains that before the offer.

Market Brief · August 13, 2026

Is now a good time to sell in Franklin?

The median residential sale across the nine counties came in at $520,000 in July, with 54 days on market. Prices did not collapse. Time keeps coming back.

Source: Greater Nashville REALTORS, July 2026

Cost of Owning · August 10, 2026

The property tax gap nobody factors into their budget

Williamson County runs roughly $1.30 per $100 of assessed value. Davidson runs about $2.78. That gap changes which county you should be shopping in.

Source: County tax rates as adopted for the 2025 and 2026 tax years

From the Field · August 6, 2026

What I actually look at during an inspection

An inspection report is a long list with no sense of scale, and that is exactly how buyers end up negotiating over the wrong things.