How Competitive is the 12 South, TN Housing Market?
12 South, a neighborhood in Nashville, TN, is a moderately competitive housing market. About 14% of homes sold above list price in the 3 months ending June 2026, a notable jump from zero a year ago.
The National Picture
Nationally, homes sold above asking at a 24.6% clip in June 2026 with a sale-to-list ratio of 98.3%. 12 South's 14.3% and 97.8% figures are slightly below national norms, but the year-over-year swing from zero to 14% tells a story of rapidly returning demand in this pocket of Nashville.
A Small Market With Volatile Swings
With only 14 homes sold in the period (up from 5 a year ago), small sample sizes amplify percentage changes. The median sale price dropped 39% to $1.4 million—likely reflecting a shift in the mix of properties sold rather than a true crash. Compared to neighboring Richland, where zero homes sold above asking and listings average 117 days on market, 12 South's 60-day median and 33% off-market-in-two-weeks rate show stronger buyer urgency.
Why is 12 South Moderately Competitive?
12 South is moderately competitive because its tiny housing stock limits transaction volume, making the market feel selective rather than heated. Pending sales tripled year over year to 18 homes, while active listings rose only 27% to 55. That demand surge compressed days on market compared to what the low-volume prior period suggested. However, 7.2 months of supply and over half of listings carrying price drops mean sellers still need to price realistically to attract bids.
Nearby Neighborhoods
| Neighborhood | Sold Above List | Sale-to-List | Days on Market | Off Market in 2 Wks |
|---|---|---|---|---|
| 12 South | 14.3% | 97.8% | 60 days | 32.9% |
| Richland | 0.0% | 97.0% | 117 days | 14.1% |
| East Nashville | 15.8% | 98.1% | 54 days | 37.0% |
| West Nashville | 11.7% | 97.3% | 64 days | 35.7% |
| Green Hills | 7.9% | 96.9% | 62 days | 34.0% |
| Hillsboro-West End | 9.7% | 97.2% | 55 days | 24.7% |
Limited to neighborhoods with at least 10 home sales in the period.
All data comes from Redfin and represents a three-month rolling average ending June 2026. This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. Check the Redfin Data Center for additional in-depth housing market data.
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