Real Estate Roundup - May 2025

In this month’s Clarksville Insider: Real Estate Roundup, host Josh Atkins dives into the latest housing market stats for Montgomery County—breaking down May 2025’s home sales, listings, days on market, and price trends, and comparing them to April 2025 and May 2024. With zero hype and no sales pitch, this episode is all about giving you the raw data and local insights you need to understand how the market is truly moving. Whether you're planning a move, keeping tabs on your home’s value, or just want to stay informed about the Clarksville real estate landscape, this numbers-driven breakdown is for you.

Transcript

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Hello and welcome back to Clarksville Insider, your inside track to all things Clarksville. You see what I did there? I switch up the words, use the title again and you don't even know it. Well, now you do, cause I'm showing you. But either way, today it's time for another episode, another installment of the real estate roundup. And really what, okay. That's Just kidding. We got it there. And so really what we're doing is I'm your host Josh Atkins like the diet and I'm not just the guy behind the microphone. I Mean I'm that yes, but I'm also a local realtor here in Montgomery County and that means I'm in the MLS Every day watching the numbers move or going up going down helping folks buy and sell keeping a close eye on what's really happening on the market and This is the episode once a month where I bring you in, take you behind the curtain, let you see what's going on with the numbers. And this episode is for all of you who want the real story. You don't want the commercial. You don't want me calling you saying, it's a great time to buy, it's a great time to sell, it's always a great time to buy and sell. No. I mean, yes, I can talk about that at some point if you want, but. The goal of this episode is just to give you numbers. This is the no fluff, no hype, straight up data. Tell me what's going on. Show me what's going on. And I'm pulling the latest stats for home sales listings, average prices, days on market and all of that. And we're going to compare this month to last month. And then we're going to compare this month, 2025. to this month, 2024. So we can see how things are shifting in a little bit more of a long term in a 12 month period. So whether you're planning a move, curious about your home's value or just like being the most informed person in the room, this one is for you. And a month from now will also be for you, but this one specifically is for you. So let's go ahead and get into the numbers. I'm gonna jump right into it. And so we are starting. The real estate roundup 2025, we are looking at active listings. So we're looking at right now. I mean, like right now, I just pulled this off the MLS. This is June 3rd, but we're going to look at May numbers. But today we're just looking at active listings. We're starting right there. What's out there? What can I go look at? What could I get a deal on? Active listings in Montgomery County, 1,510 right now available. Now we can look back. We can look back at April. What were the listings a month ago? Alright, well, 1426. Alright, getting an uptick. More homes out there. More homes available. How about active under contract? Right now. How many homes are under contract? Well, right now there are 802 homes under contract. Eight homes that at some point in the last 30, 40, 60 days maybe? Currently under contract right now, two parties came together said, let's make a deal. 802 are pressing on toward closing day. Fingers crossed they get there. What was it like a month ago? How many under contract we had? Did we have a month ago? Well, 811. So we're hovering right above that 800 mark. So all right, so that's pretty good. We're not seeing too much of a fluctuation right now. We're down a little bit. But I mean, just month to month, I can't really tell. And I just started keeping that stat last month. And I just started the whole thing the month before. So what I'm interested to see is how that changes over time, the actives. And it's hard to go back and look at that. in the MLS, but what I'm going to do is each month I'm going to give you that before we get into the month stand. So right now, 1,500 listings ready to go, ready to buy in Montgomery County, 802 under contract. So let's look at May's numbers. This is May 2, 2025. How many homes sold? 440. 440. So, April 2025, we had 416. Okay, we got numbers coming up. We're up from last month. 440, homes sold in the last 30 days, expired or canceled. These are homes that hit the market. They were active at some point and they were either canceled by the seller by the listing agent together or they expired. They hit their timeline and some of these were renewed. So you just kind of take these together. You just take them all together. So expired or canceled May of 2025, 407, 407. Now, last month, 344. So that number's going up just like the home sold going up. Let's look at days on market. How long, once it gets listed, does it typically take before it goes under contract? Days on the market, days active on the market, May, 43. 43. So a little bit, I mean, a little bit over a month and a half. Just about right there, or a little bit under a month and a half, 43. April, average days on market, 54. 54. So we are coming down on the average days on market. Sellers, you hear that? Not sitting quite as long. And that's an average size house. So let's just kind of create the context for which we can view and listen and see these numbers. I mean, I'm seeing them, you're hearing them, but you know what I mean. So how about this? Average sale price to list price. Make sure I get that right. Sale price to list price. How much was it listed for? How much did it sell for? April was 99.0 % which means what it was listed for? The sale price was 99 % of that so pretty close. The month of May, 98.9. We got our first 98 and it's a .9 so it's pretty much a 99 but What does that mean? is just kind of one and I'm, if you haven't listened to this before, the idea of this is to not really draw too many conclusions for you. It's really just to present the info, get the numbers out there and then you make a decision on, oh, that's a good market. Oh, that's what we're looking for. That's what we're waiting for because you may be in a seller position. You may be in a buyer position. You may be in a buy and sell position. So this is just to give you the numbers. And you can listen back to the other one if you want. I'll try to give a good amount of summaries of each one along the way. So just track with me on that. But this one is interesting because this is the one. Average sale price to list price. This is where you look at offers. This is where you look at an offer and say, OK, what do you think we should offer? Sellers, this is where you say, OK, this is what we can expect. from buyers on an offer. So if you're thinking about coming in going, well, this market is in the tank. This market is terrible. And if this is what you're hearing and seeing and you say that, oh, let's just come in way under and see what happens. This number tells me in the month of May, the average sale price of the 440 homes that sold in Montgomery County What it was listed for and what it was sold for was 98.9%. pretty close. Now, average sale price. Okay, so just kind of keep that in mind. Keep all those numbers just kind of there. You want to write them down, that's fine. I may try to create some sort of document that can help you see this, but for now, you're just looking at it, you're listening to it as I'm saying. 98.9, sale price to list price, average sale price, just the actual number itself. For May,$353,000 in Montgomery County, 353. compared to April, 350,000. Okay, little bit of an uptick. How about March, two months ago, average sale price 335. Average sale price going up. What does that mean? Okay, well, again, look at it through your particular situation. this, like I said, I'm not gonna draw conclusions. I'm gonna hopefully help you. draw conclusion. You got to look through it through your lens. So if you're buying a house, you're looking to buy, you're saying, okay, in the last three months, average sale price has gone from $3.35 to $3.50 to $3.53, and you're sitting there waiting for the market to crash. You're waiting for the numbers to go down. Just keep an eye on that. Okay. Acknowledge the trends and look at them. How about average price per square foot? 184 in May. In April, 187. In March, 188. So we're hovering in the 180s at this point. Okay? So average price per square foot and that takes into account all the things. New construction. Existing home. So those are all get lumped together. So I didn't mention that at the top too So it's it's all the I haven't really parsed that out So it's all in there, know, we can get more specific if we need to you've reached whatever So we get to that point and we're looking at average square footage of the sold homes one thousand nine hundred and sixty so of those four hundred and forty sold homes in May the average square footage was 1,960. That is up from April 1,904. That is up from March 1,822. So what you're getting, what is being purchased, what's being sold, getting a little bigger. Not sure what to draw from that and we'll kind of see, but it's just kind of interesting on the three month trend, that's going up just like the average sale. average list to close now we're talking days we were talking dollars now we're talking days average list to close well when it was listed to what it closed the entire process 58 list to close average contract to close 43 Hmm 58 43 contract to close so when you're thinking about and you're doing your timelines doing your potential timelines your dream house timelines Contract to close means okay once we get this thing under contract how long it's gonna take well How long is it gonna take 43 days on average all right? So you're thinking about okay, you count backwards from there, but about a month and a half just kind of where the days on market is. And so you can see kind of how those are related. And that's about the same. It was 42 contract to close back in April of 2025. Now we're going to jump in the time machine. We jumped in the mini time machine, went back a month and then the month before that. Now we're going a year, a year ago in May. These are the stats. for May 2024. Now, I can't get the active listings, I can't get the active under contracts because it is not active, it is the past. So we are jumping right to the expired and canceled section. Now, May 2025 expired, canceled 407. Remember that number? Well, May 2024 expired, canceled, I guess. 186. 186 expired canceled last month 407 a year ago last month 186 Now, things change, things get updated, that's fine. But just an interesting, that is an uptick. And even from, as you're looking at it, thinking and seeing, comparing your numbers. Home sold in the last 30 days. Well, in the 30 days of May of 2024, we had 523 more houses sold last May, 523 than this May, 440, 440. Days on market, a year ago, 36 days on market. Last month, 43. Houses are sitting a little bit longer on average. Okay, just remember this is on average, the whole county, existing homes, brand new constructions. All around downtown way out of town. It's all factored in so days on market 36 last month 43 sale price to list price 99.1 year ago. So we've got 99s across the board except for that 98.9 last month. Average sale price $341,000 for May 2024. Remember what last month was? 353. 341 a year ago. 353 a month ago. So it was a little bit higher than March of this year, but still 12,000 lower than May of this year. So that's why I like looking at the months on month, like May versus May, that's what I mean. And so average price per square foot, 191 a year ago, 184 month ago. So that's coming down a little bit. Average square footage of sold homes. 1802 a year ago. A month ago, 1960. So, but if you remember March, it was 1822. So May of last year was closer to March of this year. May of this year going up, 1960. Average list to close, 50 to last month's 58. an average contract to close 57 to 43. So that's that's that number is coming down, which is good. So lots of numbers and I realized I spit them out really quickly. The goal is to make this a pretty short episode, but still give you a lot to think through. Hopefully you're not on one and a half speed or two speeds, so it's not like Alvin the Chipmunk ripping through these numbers. the idea is just to give them to you. Put the numbers out and be informed. And then weigh your options and weigh your goals if you can weigh your goals. sift or filter your goals through that and through the idea of what those numbers mean to your timelines, to your searches, maybe you're moving out of state six months from now. So now you're just using this to keep track, tracking trends. So either way, hopefully this is helpful for you. And that's a wrap. That's a wrap on this month's May 2025 real estate roundup. Hope the numbers gave you a clearer snapshot of what's really happening here in Montgomery County. And again, you may hear all the all the news reports about the country, even the state, depending on where you're at. But really, I just want to look at right here. Zoom in Montgomery County. What are we looking at? That's what those numbers were for. So whether you're tracking trends. Out of a curiosity or you're planning ahead for a move, it always helps to stay informed and that's hopefully what this did for you. If you got questions about anything I covered or if there's a stat you'd love to see included next time, reach out. You can email me at clarksvillensider at gmail.com or you can connect with me on Instagram at clarksvillensider. So thanks again for tuning in. Be sure to subscribe so you don't miss next month's roundup or any of our other deep dives into Clarksville life. And until then, take care and I'll see you.