Nashville Active Listings Explode Higher

This is a Data centric Analytical approach to the Nashville Tn Housing Market. We look at trends in active listings, median price, mortgage rates, contracts, rent rates
Ethan Flynn
www.ethanflynn.com
423-767-6000
[e-mail]
www.ethanflynn.com
Let's talk! Book time here: calendly.com/ethanflynn/30min
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TN CPA License: 24309
TN Real Estate License: 356949
greaternashvillerealtors.org
www.realtracs.com
Recurve Real Estate
DANA JORGENSEN
PRINCIPAL BROKER | OWNER
LICENSE: 344195
[phone]
[e-mail]
#housingmarketupdate #nashville #housingcrash #housingmarket

[@EthanFlynn]

www.ethanflynn.com Let's talk! Book time here: calendly.com/ethanflynn/30min Newsletter: ethanflynn.substack.com/

[@goosegray]

I'm keeping an eye on Davidson.

[@jaijohnston3960]

Watching Marshall County: Chapel Hill, Eagleville, and Lewisburg

[@jamesyounger7425]

Thanks for the great content! As a local to Nashville this is super helpful!

[@jamesyounger7425]

I live in Williamson, would love more content on that

[@EthanFlynn]

Glad it was helpful!

[@marctheshark7567]

Ethan, you got it as an older saver….i am for the first time in a VERY long time finally getting “risk free” 5% it’s about time savers stop getting screwed with zero rates!

[@EthanFlynn]

Great point! Savers should be rewarded. It’s crazy how novel that is.

[@SirCarlosMusicBMI]

🎉🎉🎉 Hey 👋🏼 Ethan 😊 I hope you had a great week since your last video. You know that I have a special place in my heart for Wilson County where I’ve purchased 3 different properties out there. It just seems to hit all the boxes of what I’m looking for in Tennessee. Thank you so much for what you do for us. You’re doing an amazing job of keeping us updated on current prices… YOU DA MAN ETHAN 👏❗️ Just keep on filming and I’ll keep on watching. Have a fantastic week and hopefully you’ll be able to sell some properties to the right people. Once the SHTF and everything gets back to a newer normal is here,,, I know that you will CRUSH IT 💥❗️ Blessings from Paso Robles, California, Carlos

[@EthanFlynn]

Thank you Carlos! Wilson is looking strong.

[@jamesyounger7425]

How do you get your data for active listings?

[@EthanFlynn]

I download it every day from the MLS. Wide open by county all active and coming soon.

[@nellybelly623]

I thought you talked a little about assumable mortgages in this video??? I wanted to share with a friend but I can’t find it anymore.

[@EthanFlynn]

I think it’s at the end of the other video I did on active listings. I’ll see if I can fund it. Very similar. The davidson county listings explode.

[@nellybelly623]

@@EthanFlynn let me know. I just rewatched a bunch of videos and missed it. Thanks!

[@daviddavis2972]

It’s not just the quantity of listings, it’s the quality of listings. There’s quite a few that will have to drop the price after a while, and there’s only a small amount that are really hot.

[@EthanFlynn]

Low quality but thinks they can get top dollar. Time fixes that.

[@bmooresaxy]

Looking at Sumner!

[@EthanFlynn]

Thank you!

[@WesHicks1]

Where do you get your data? Thanks

[@EthanFlynn]

I download it every day from Realtracs the local MLS.

[@WesHicks1]

@@EthanFlynn Thanks!

[@chrislikecheese]

I'd like you to follow cheatham county a little more. I'm specifically interested in Pegram and Kingston Springs.

[@EthanFlynn]

Thank you!

[@apple1231230]

The vast majority of why inflation remains sticky is tied to the housing market still being inflated significantly above wage growth. As it corrects the inflation numbers will rapidly fall, which is why I think this could be a “flash crash”, 2-3 year correction before we trough at slightly higher than pre pandemic levels. I see interest rates remaining above 4% for decades probably and will average around 5% I’d guess when things level out. I plan to buy several properties in a year or two so obviously I’m biased, but I’ve also been doing my research for several years on the matter. A crash only hurts if you bought high and sell lower. Even if you bought in the summer of 2022 you’ll probably have broken even if you just hold to 2027, AND you still have a great mortgage rate. People need to chill when they think a crash is the end of the world. If your happy paying whatever your mortgage is every month than it doesn’t matter unless you’re forced for some reason to sell at a loss.

[@EthanFlynn]

This is a great perspective and reasonable forecast IMO.

[@ruthcondit2971]

I’m watching Wilson county. I have a house there I won’t need after December. I’m trying to decide whether to sell or turn it into a rental.

[@EthanFlynn]

Thanks!

[@notmyrealname1437]

You are probably correct about higher interest rates. The long term cycle of declining interest rates dating from the early 1980's bottomed and we are now in a long term rising rate cycle. This is because almost all countries are having to inflate, just like after the oil shocks of the 1970's. Also, there is an additional interest rate risk premium because so many countries now have a high debt to GDP ratio.

[@EthanFlynn]

Thanks! High debt to gdp. I need to study this topic a bit more. Thanks for calling out.

[@rav4hybrid]

Southern utah

[@OrlandoMiner]

That supply is getting higher and higher

[@EthanFlynn]

Higher and higher! So exciting!

[@warlockCommitteeMeeting]

maury county

[@EthanFlynn]

Do you live there? Curious what’s going on there seems a bit softer than I would have expected.

[@warlockCommitteeMeeting]

@@EthanFlynn Hi yeah I live there, idk Spring Hill very expensive still.

[@GrantDWilliams82]

I'll hit the like button after I've watched the video. Not 10 seconds into it.

[@EthanFlynn]

Sounds like a plan. Curious if you liked it?

[@nellybelly623]

lol. I hit play and like immediately so I don’t forget. Just a sign of my appreciation.

[@Sarkahn1]

@@nellybelly623same, this content is unmatched for this area.

[@EthanFlynn]

Thank you both!

[@samharris82]

Also demographics will drive rates higher. The age group that invests the most (50-65) has been growing for 30 years but is now shrinking. Less capital flowing in will mean a higher cost of capital for everyone.

[@EthanFlynn]

In super simple terms you’re saying retirees will be selling their bonds to live?

[@samharris82]

@@EthanFlynn just that 50-65 yr olds earn and invest new capital IN to the system but 65+ yr olds don’t: they take OUT from the system. Bonds, stocks, VC, PE, private credit, doesn’t matter. Capital seeks yield. As capital inflows decrease, more investments will seek capital from a smaller cohort (Gen X) and so the cost of that capital will rise: hence higher interest rates.

[@pablo81778]

Not sure why people still look to the FED in a competent manner. They have proven that they don't know what they are doing. Moreover, their mistakes are worth a pile going back the past few years.

[@clyde19788]

umm yeah, they do. they have been actively working for the rich and letting them concentrate the money supply.

[@EthanFlynn]

Their forecasts so unreliable and yet everyone talks about them as fact. Makes no sense.

[@rockpilesled]

said "Guys!" so many times I had to turn it off

[@EthanFlynn]

Too many “Guys”! 😆 Thanks for the feedback. Always working on better presentation.

[@clyde19788]

i think listings are exploding because interest rates are lower for the time being, so sellers on the sidelines are putting their house on the market.

[@EthanFlynn]

You think? Interest rates dropping to 7%? So you think listings are pulled forward from later in the summer?

[@clyde19788]

@@EthanFlynn that's my assumption. real estate and stock market cycles are coming more aligned since interest rates have been on such a roller coaster the last couple years, i think the real estate cycle is adjusting. i could be wrong, but when people see opportunity they jump, especially people that bought homes as an investment. i even had a random company want to buy my house in nashville for cash recently, which hasnt happened in like 2 years until now.

[@clyde19788]

@@EthanFlynn one more data point that would be very interesting to look at, how many homes on the market now were sold in the last 3 years. people might want out of their purchases.

[@EthanFlynn]

That’s a great idea. How many homes are selling earlier than usual.

[@Sangria38]

Totally WRONG about stagflation. You are too young to remember true stagflation.

[@KK-pm7ud]

There is no such thing as true stagflation. If you're going to use terminology, use it correctly.

[@EthanFlynn]

Inflationary recession. Those seem to be the leading indicators. We’ll see but I think the next 12 months will be telling.

[@Odin212]

Montgomery County, southern Sango, 37043 or Adams 37010

[@Odin212]

also, arent the listing price reductions heavily weighted towards exisitng home? new construction seems to be holding steady with builders willing to jist wait