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Clarksville Insider
Real Estate Roundup - July 2025
In this month’s Real Estate Roundup on Clarksville Insider, host Josh Atkins takes a close look at the current housing market in Montgomery County, Tennessee, comparing recent trends to past months and last year. Using data straight from the MLS, Josh breaks down shifts in inventory, how quickly homes are selling, and how close sale prices are to their asking prices. He shares insights on what these patterns could mean for both buyers and sellers, encouraging listeners to think through the “so what” and “now what” for their own real estate goals. With a focus on clarity over opinion, this episode is all about helping you spot trends, ask better questions, and make informed decisions in today’s market.
Well, welcome back to Clarksville Insider. I am your host, Josh Atkins, like the diet. And today, today only until next month, what we are doing is we are getting back into another real estate roundup. And what we're doing is we're not really getting too into all the extra stuff. I'm not laying out too many opinions. I'm not trying to convince you of anything, whether or not it's the right time to sell, the right time to buy, whether or not you should keep looking, or all of those things and the questions that come with the real estate market. Really what I'm trying to do is just give you some stuff to look at. Maybe I'll ask some questions. Maybe you'll start thinking about some things while we're talking or while I'm talking. But really it's just trying to give you a chance to hone in on and zone in. Right on Montgomery County. As I'm sure you've heard a lot of stats, seen a lot of things. And just national news kind of stuff, so we're trying to bring it in a little bit. We're going to bring it in real close Montgomery County. And so we're going to look at this month, the last 30 days that we're going to look at the last 30 days a year ago. What was July doing a year ago 2024 and just really say OK based on that? What do you think? What do you think? Do you have some questions? Whatever, maybe I can ask some or you can ask some or answer back and forth, but really just trying to get some info out there for you. So without further ado, without further ado, without further waiting and waiting, here we go. Now the numbers come directly from the MLS, Multiple Listing Service. And as a realtor, I have access to it. And so what I'm doing is I just put in the stats. I put in the search criteria and I got it right here on the old computer. And so we're just going to look at it. I'm going to pull it up and say, yeah, active listings, average price per square foot, all that stuff. And we're going to see what we can really gain from that. Try to see if we can see some trends or some things going up or down, but really just trying to get that info out there. So this is July, July, 2025. Now active listings right now, currently on the market. What do you think? Take a guess. And I feel like I could do this for every category. I'm not going to because it'd take forever, but how many current or active listings on the market in Montgomery County do you think we have? This is residential, new construction, existing, not land or anything like that. Because here's where we're at on it. 1,970, 1970. Now for some of you that was a good year. I wasn't around then. I was a little bit behind that. But really what we're looking at, 1,970, what that really means is that number's going up. And there's a lot of houses on the market. And so that could mean a few things for you. And this is what I'm going to try to do. I'm going to try to just present it in a way that causes you to think, causes you to go, I never thought about it like that. OK. Because I'm not trying to represent you. I'm not trying to steer any type of thought process. It's more, okay, if you're looking to buy or you have been, what does it mean? If you're looking to sell or you're thinking about it, what does it mean? And so thinking about it like that, looking at this, like for example, 1,970 homes on the market. Just a little bit, jumping all the way back to May. 1,510, we got. 460 more 460 more homes on the market in the last two months sitting there Waiting. So if you're buying what do think that means? Or if you're looking to buy what do you think that means? Looking to sell what do you think that means? Okay, get those gears turning Get those gears turning now active under contract. We're going to write down the list Just got a column right here some stats active under contract is 676 676. Now, last May, what we had, 802. OK, so we got about 125-ish. I'm going to stop doing math in my head like that, because at some point, I'm just going to spin myself in a circle. So that was the last off the top of my head calculation. But we're going from 676, which is less than 802. 676 currently under contract. Now, think about expired or canceled. And here's how we're going to add another column to what we're talking about. Those are actives, right now. What we're going to do now is we're going to be looking back at the month of July, going all the way back, all the way back to four days ago, five days ago, and really looking at it from a standpoint of, this is where we're going back to maybe do a couple months ago. Maybe we'll do a year ago. Well, we'll definitely do a year ago. So for example, expired or canceled. Okay, expired or canceled listings. The month of July, 366. Now that number by itself doesn't mean very much. It's like, okay, well what... So let's look at May. I'm skipping June because I it was just crazy busy in the Atkins house and so we uh don't have a roundup so I'm jumping all the way back to May so if you're wondering why I'm not doing June. So I'm jumping back to May cancelled or expired 407 so there was more there was more. Now looking back at July 2024 264 versus 366 a month ago. So we're still up from last year, but we're down from the spring. So that means an expired or canceled, that's anything that hits the market that doesn't sell or is pulled from the market is canceled. So for whatever reason, it does not get sold. It does not get closed, expired or canceled. Now, home sold in the last 30 days, let's do another thought process and go, okay, how many do you think? In Montgomery County, how many homes do you think sold in the last 30 days? If you said 475, you're correct. And I would be worried if you got the number exactly right. But 475 in the last 30 days. Now, going back a month, 440. Or back to May, 440. So we're up a little bit on home sold. A year ago, 445. So 445 means we're hovering right in that 440, 450 range. So we're not seeing a huge drop off. We're not seeing a huge spike that's staying pretty much the same now days on market. This means Goes active now. How long does it sit? And this month, this is probably one that you're wondering about Days on market. How many days does it sit? well Average days on market for the month of July 37 average 37 So there are rare cases where homes hit the market on a Friday and go under contract by Sunday. Okay, that's rare. Three, four days on the market, going under contract. know, obviously there's been some updates or some changes. Maybe it was priced really well or just the pictures were amazing. One of those kind of things. But average, 37. So a little over a month. A year ago, 34. Kind of right in that same range. A month ago, or in May, 41. So that's actually come down. So average is coming down a little bit. So it was up. It was higher in May. Geez, in April it was 54. I'm just, okay, hold on. In March it was 49, 54, 41, 37. So we're seeing a three month, four month trend of days on market go down, which is interesting. And I try not to look at these ahead of time to really get any type of like hypotheses under or beyond just looking at it and making some real time reactions. So as you could see, I was experiencing that realization in real time. So sale price to list price. This kind of goes in line with where you set the price. What exactly goes in line with that? Where do you set the price? How do you set the price? Looking at all the things. Do you listen to Zillow? Do you listen to your Realtor? you Just put it all together and hope for the best and then add another 10,000 and see what happens. What's going on? Well, if you look at it like this on the seller side, on the buyer side, this is what should we offer? What do you think? What do you think the sellers would take? What do think they would take? OK, well, it's been on the market for four days. We're using our stats. We're using our numbers. It's been on the market for four days. And we know because 30 seconds ago we said average days on market is 37. So if we're going to come in 20,000 under, chances are sellers aren't going to take it. They may counter, they may not. Because we know that homes are selling for 98.7 % of the list price. That means from what was it listed for and what did it sell for? And this has been hovering in the high, high 90s for over a year since I started tracking this. Okay, this is 98.7. Almost human body temperature 98.6 a year ago 99.1 Back in May 98.9 Okay, we're just moving decimal points I mean not we're moving tenths of on that side of the decimal point But really we're staying way up there homes are selling on average almost 99 % of what they hit the hit the market for So if you're a, I'm gonna get me a deal. I'm a get me a deal, give me that. How about I come 50 under, see what you do with it? Well, sellers, if they're smart and they have an agent who's smart. They know a better offer's But when stuff like that, so just think about that if you're on the buying side or the selling side. 98.7 % list price, average sale price. Okay, what did it sell for? This is new construction, this is big house, little house, all of the things, average sale price in May was 353. July, 353. 353, just probably got some hundreds in there messing it up or keeping it close. But really, it's staying the same. It's been staying the same for two months. Back in March, it was 335. So we had 335, 350, 353, and then 353. A year ago, average sale price, 337. So about 335 a year ago, mean plus or minus. And so it's hovering right around there. So as far as what that means. different on seller side, different on buyer side. You're looking at it different. And so think about where you're at, what you're thinking, and what do you think the average sale price means to you? And the fact that it's gone up for a little bit and it's been staying the same for a while. I think, I think as a licensed real estate professional, I think it has something to do with the fact that there are 1,970 homes on the market. And that's part of the reason, part. It's not the whole thing. It's never just one thing. It's all kinds of things, all working together to create the market. So when you look at the Fed, you look at interest rates, you look at Jerome Powell, you look at all that kind of stuff, it's never just him. It's never just that. So if you're waiting for just this one thing to change, I think you're missing out on opportunities. It's everything. Are you watching? How closely are you watching? Who are you listening to? What sources are you going to to get your information? If you're looking at ways to educate yourself so you can react in real time and take advantage of a situation that may just get dropped in your lap, well, make sure you got the right information. And I'd say right off the MLS is about as good as it gets. Coming from me, even better. All right, we got a few more and then we'll wrap it up. Average price per square foot, 185. 185. Okay. Two months ago, 184. March, 188. A year ago, 183. Okay, hovering in the mid 180s. Not too much changing on that one. Average square footage of sold Homes. In May 1960, 1970, 1960, do we have 1950? Oh no. Okay, July 2025, 1,929, 1929 average square footage of sold homes. Okay, we're still, we are close. We are just about to get to that 2,000 square foot mark. Not there yet. The highest we've seen, okay, 1960. Yeah, that was the highest. We had 1904. in April 1822 in March, okay, a year ago 1871. So we're seeing, yeah, most of these if you charted them, they're doing this. They're going up a little bit, down a little bit. It's kind of like the stock market, I guess. Housing market and stock market, if you pay attention to that stuff, probably pretty similar. I'm not too in on the stock, but I know that things never just go straight up or straight down. So looking at that going, okay, It's around where it has been and where it's going. I bet that number in a year, it's going to be really close to 2,000. As the homes get bigger and people need more space, that's what it's been doing. Now the last one we're going to look at, average list to close. What did it list for and when did it close? This is a time thing. Okay, so we're not looking at price anymore, we're looking at time. This is 54 days from when it hits the market. active on the market to when it closes. 54. Back in May, 58. Okay, so hovering mid to high 50s. A year ago, 48. Okay, so that includes under contract, includes active on the market, that includes all those kind of things. So when we're looking at that, we're saying, okay, 54 days. Use that number, okay, take 54 and add that to your search calendar or your sell calendar in your head. Maybe you have an actual one. it right there. But look at it in the sense of, okay, I want to be done with this transaction. Or I want to look at how long it takes to actually purchase a house. And I'm at 54 days average list to close. Okay, when I'm selling a house, okay, I want to be I want to be sold. I want to be done by June 1st. Okay, average list to Okay, 54 days take that. back and you start counting backwards. Any good realtor is going to be able to do that for you and say, OK, we need to do this. We need to get pictures by this date so we can be on the market by this date so that you can be sold and out of there and be done and hit your goal by this date. And we know that average list to close 54 days. And here's how we're going to do it and lay out the plan for you. That's what we want. I know I'm throwing a lot of numbers out there, coming at you. The goal isn't to just say, oh, there you go, tune in next week. It's really more of a maybe key in on something. And maybe I should have said this at beginning. I'll do it next time. Key in on something. Listen to it again if you want. Bump those views, bump those listens up. Go back and say, OK, what did he say about active listings? What did he say about sales price to list price? What was that number again? Don't try to track all this stuff. It's really just what pertains to you when you're making your next six months real estate plan, next year, two years, five years, whatever it is, short term, long term. Pick one of these numbers, pick one of these categories and track it and stay with it and say, huh, that's interesting. So whatever's more pertinent to you, that's what you need to stick with. And that's why I want to do it every month because I want to actually give you outside of the last month. I know I said that already. Getting back into it with school starting August here and getting into it, the ability to have it month to month and looking back a year, we're really just trying to spot trends. What's out there? Okay, well what was it like a year ago? Huh, okay. I thought that would have been up, but actually it's down or the other way around. It's really just trying to identify trends and applying it to your life and saying so what. So look at these numbers, look at it and say so what. And when you can get with that, you can really get a feel for the idea of now what. You say so what first. Say now what? Later. So thanks for listening. Thanks for tuning in to the Clarksville Insider podcast. Again, my name is Josh. And really what I was hoping this is for, and hopefully it did it, was just give you some numbers, give you some information to look at, to think about. And if you got any questions, you can reach out on our Instagram. You can find us on Instagram at Clarksville Insider. can email clarksvilleinsider at gmail.com. You can do whatever you. You want there, I'm working on a Facebook page so you can find us on there, but really just trying to give you the info. Now in between real estate roundups, monthly stuff, we're also gonna be reaching out to have guests. You can find them on there, and you've seen some already, hopefully, or least listen to them. And so you find us on Spotify, can find us on Apple. Find us on Apple. Apple Podcasts, and really take a look. And we're just trying to have... real conversations about what's going on in Clarksville or with people that are in and around Clarksville doing the good work. thanks for tuning in, thanks for listening, and we'll catch you next time.