Real Estate Roundup - October 2025

In this episode of Clarksville Insider, host Josh Atkins brings back the Real Estate Roundup to give listeners a clear, no-fluff look at what’s really happening in the Montgomery County housing market. Josh walks through the latest October 2025 stats, comparing them with numbers from earlier this year and even a year ago to highlight local trends in listings, sales, and pricing. Instead of predictions or hype, he focuses on real data—what’s active, what’s selling, and how long homes are sitting on the market—to help buyers and sellers understand where things stand right now. Whether you’re tracking prices, planning your next move, or just love a good spreadsheet breakdown, this month’s roundup gives you a grounded view of Clarksville’s real estate scene, straight from a local’s perspective.

Transcript

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Well, welcome back to Clarksville Insider. I am your host, Josh Atkins, like the diet. And today we are getting back into, we are bringing it back once a month, trying to give you some perspective, some insight, some insider, wink, wink, information into the real estate market here in Clarksville. Now there are lots of things going on, lots of things happening and just nationally. even across the state, even in the county over in the Nashville area. So what we're trying to do, what I'm trying to do as a realtor is not make this a full real estate podcast every episode. We try to get to different things. But every once in a while, we try to get into some actual numbers that are far from and separated from all the adjectives and all the extra words and feelings that you hear on the news. or maybe on different websites or Facebook or Instagram or wherever you're getting your info. So what I've got, what I'm trying to do is give you month to month or area, season to season of information, just so you can track trends and we can see where is it going, where has it been. So what we're going to do today is we are looking at the stats from October. It's beginning of November, so we're looking at October stats and we are looking at listings. sold, sale price, all those things. But we're also going to be looking at what it was three months ago in the summertime. Maybe jump back to March, April, in the spring, and then we're going to jump back a year ago. So different points of perspective to give you an idea of what is going on and what has been going on. I'm not really in the business of predictions. You can kind of say, well, looks like it might do this, but as soon as I say that, something could turn on its head. So I'm not really trying to give information on what's going to happen. It's more, this is what is happening. And hopefully that's helpful for you. This isn't a, so buy now, so sell now. So it's not anything like that. It's not even, hey, reach out to me for more info. It's just, here it is. So take a look at it. And based on whether you're trying to buy, or you've been trying to buy for two years, or you've been trying to sell for two years, or thinking about it, just take this information and put it into your grid, your decision-making grid. Oh, okay, based on that, this is what we should be doing. And of course, I'm always up for questions and you can send it to us and all those things, but really just looking at, here it is. So let's get into it. Here's what I've got. Okay, we are looking at stats for October. And we've got a couple different things and we're going to just go right down my list here. I've got a spreadsheet because I love spreadsheets and this is for October 2025. And first off, we're going to start with active listings. These are active on the market right now. I pulled them up an hour ago. This is what we've got. We've got one thousand five hundred and seventy seven in Montgomery County listings. I said those words out of order, but you know what I mean. And so we've got that many listings active right now. They are green on real tracks on the MLS. And so if you're just tuning in for the first time, it's like, okay, well, what does that mean? 1,577. Here's where we were in July, active listings, 1,970. Oh, okay, we're down a little bit. Where are we in relation to April? 1,426. So you can see it's kind of hovering. The lowest point of the year so far, 2025, has been that April point. And that was the first time I decided to check active listings. I didn't do it in March, and that's when I started doing this. But as you can see, it's a little bit more than our low point, but it's definitely a lot lower than our highest point of the year, which was that July mark, that 1970. And so that means not as many active on the market. And so the next thing we're going to look at is active under contract. So these are either active under contract and they're showing, not showing. These are going to be yellow and orange if you like to look at real tracks. Some of you are probably on Zillow and Realtor and all those other things that this doesn't apply. But under contract in Montgomery County right now, 576. That is the lowest point all year that I've been tracking. Highest point. was April with 811, May 802, July or August, I mean 641. So it's been kind of trending down on the back half of the year, but we are looking at 576 right now, 576 under contract. So that means they are on their way to being sold. Now we look at expired, canceled, those listings either ran out sometimes they're just relisting and a lot of times you might see these with uh multi-family multi-unit things that are just out there and available and they just re-up but they are they're all part of it so what we have this month for October is 433 listings either expired or cancelled which are pretty similar and so it's the same idea these listings came off the active MLS. August? July 366 All the way back 433 that is the highest highest of the year we had 402 407 and Really what that means is there are more homes that are hitting the market at some point and Then during the month of October. We're coming off coming off the market Either it didn't sell or it was under contract and went back to active and then it just didn't sell after that But for whatever reason Sellers were like, nope, we didn't they couldn't get a contract couldn't get it sold and they came off the market So those are those are expired or canceled now Tracking numbers for homes sold in the last 30 days. So the last month the month of October How many closed how many actually sold? The number I have right here is 380. 380 homes sold in October. How many sold in July? 475. 471. All the way back to May, 440. March, 342. Okay, that was the low point of the year. Those were all in the threes. Everything after that was over 4. 440, 465, 475. 380, so for the first time all year, we have under 400 homes sold in one month in the county. Days on market. How long is the house sitting? hit the market, how long does it sit before it goes under contract, before it's sold? Right now we are looking at 46 days, month and a half. 46. And the high point this year so far was March, no, no, no, April, 54. So not at the high point, but about a month and a half right now. So this is where you start to get your calendar out. Get your calendar out if you're thinking about buying. Just put your thinking about selling. Okay, this is how long it's going to take on average. Not necessarily. That's right down the middle taking everything. That's new construction that's existing. That's the $120,000 home. That's the $950,000 home. It averages. It's all together. So it's just giving you an idea of what to think about. So thinking about it from your perspective, depending on whether you want to buy or sell, if you're just kind of watching the market just for fun, just checking it out, that's what you need to be aware of. So, okay, we want to be moved by this time. We need to factor in a month and a half for them to be on the market. Now you can manipulate that a little bit based on price and all those things which we don't want to get into. But really we're looking at what does it mean to be on the market for a month and a half? That's showings. That's keeping it hap- keeping your house pretty keeping it nice and keeping it clean and being ready for showings at any time of the day and so just think about all of that what that means and Be be ready to factor that in and just as long as you know it going into it It's less of a shock when you hit that third or fourth week fifth week going. Okay time what's going on here? Well average 46 days Okay, sale price to list price. This is when, if you're on the buying side, okay, if you're on the buyer side, you got a little spunk, gotta be honest. I've been working with buyers and sellers this year and buyers are getting a little spunky, getting a little vivacious. That is, as soon as that word came out, that is not what I, okay, forget that word. They are, I'm gonna stick with spunky, getting a little aggressive. the asking and So you say well, it's a buyer's market. I heard that on the radio. My dad told me my mom told me my sister brother whoever and Well based on sale price to list price. This is what it hits the market for based on That and then versus what it actually sells for homes are still selling at 98.9 percent almost 99 percent of what it lists for So the idea of just coming in with some nonsense, 80,000 and a shoulder shrug and hoping for a contract is just, it's not reality. It is not what's gonna get you an offer accepted. You're gonna get an upset seller. They're not gonna even look at your next offer even if it's a good one. So just remember 99 % sale price to list price. Still pretty. Still pretty close on that. Now, average sale price across the board, $344,000. Where that fits, 335 back in March, 350, 353 in May, 363, that was the high point. So we've come down in average sale price from the summer, which you can expect a little bit of movement on that. And average price per square foot, 184. It's been right in the 180s all year. 180s all the way across and So how about average square foot of sold homes? We're at 1904 1904 we've had some 1800s and some 1900s back in July back in August we had 1929 we had 2003 in August so we're hovering up we're getting closer to just settling into and around that 2000 square foot home as the average home being sold. Now, a little perspective, a little perspective. We're going back in time, not too far. We may do an all the way back at some point, but today we're just looking at a year ago. A year ago, the expired homes for October 2024. This year was 433, last year 300. 133 less listings expired during the month of October last year. So that means maybe more homes sold. If they weren't expiring, maybe they actually went to the, got to the closing table. Well, a year ago, homes sold in Montgomery County, 384. This year, remember, 380. So actually right in line, about the same, which is probably seasonal as you can imagine. Days on market a year ago, 40. This year, 46, so a little bit longer. Homes are sitting a little bit longer. Sale price to list price, 98.6. 98.6, 98.9 this year. That thing, I've seen 99s and high 98s all year. I don't think that's gonna be going down anytime soon. Average sale price a year ago, 339 in Montgomery County. This year, 344. So, creeping up a little bit, and I told you before, and as you can remember, we were at that 363, 353 over the summer. And so I'm interested to see year over year, when we start to get 12 months, 15 months, 18 months, you can really get some data to compile. That way can at least get a little bit of a chance to predict where things are going and how they're doing. Now, average price per square foot, 181, right in line with what we're seeing. Still in those 180s. Pretty standard on those. A year ago, average square foot, average square footage of sold homes, 1926. So it was actually up from this year. And like I said, I think I'm seeing, or what we're, what we are seeing is more, more averages that are getting closer to that 2000. April, 1904. May 1960, July 1929. Then August, we hit that 2003. So as we're looking at it, it's going to be less and less. It's shrinking the distance from 2000. It's getting closer to it, and that's where it's going to stay. Now, the big numbers that I like to look at, and this is where I'll leave you. The big numbers that I like to look at are Active listings, how many homes are on the market? Because that's competition. If you're a seller, how many homes are in the market? Now you could get some, okay, how many homes are in the market in our school district, in our zone? How many homes in our neighborhood? And so you can shrink that a little bit, but just active, that is your competition. At our price range and our zip code, we got three of them, in our zip code, that's our competition. That's who we got to win. That's who we got to cut the line. and get first because those are already on the market, they're first in line. So you got to get behind them unless you can cut the line. So active listings, I really like to look at that and watch that. Home sold in 30 days, that gives you a little bit of predictor, a little bit of tracking of where things have been. And also sale price to list price. I really do think that this is very helpful. Sale price to list price because it also helps sellers because you get an idea of what to expect. But you also understand that, okay, we gotta get a little bit of flexibility here. The days of getting 10 offers, all 20 over, ignoring and waiving the home inspection, those are not likely to be seen again for a while. And if you can get an idea going into it with just some numbers, just some perspective, just some context, I really think this can help you out. m This isn't meant to be the end-all discussion. I mean, I feel like this could be a much longer podcast. This is meant to be short and I'm wrapping it up here. But who knows? We may just have a marathon episode just for you maniacs out there that would just love to sit here and listen to me talk about it. But for now, just take those numbers. Okay, just pick one thing to key on. Okay, average sale price. I'm gonna track that. I'm gonna look at that. Average price per square foot. You can see the numbers. Okay, is the number going up? Is the house getting bigger? Is the price per house square footage getting better? Think about questions you can ask based on the numbers you have. Get some questions. If questions are popping in your head now, pause it, restart it, and then go back to the questions and maybe the answers are right there for you. Or let me know, reach out to me and I can actually look into based on what I'm finding on the MLS, I can reach out and send you some information if that's something you want. So really, that's it. We're not trying to get too deep, too far, too wide, too anything, just a flyover view. What's going on in Montgomery County? All right, and then we're on to Kansas City, wherever the actual destination of this imaginary plane is going. So think about your questions. And if you've got some, you've got some ideas of things you want to do, you can check us out because we've got Instagram, we're on Facebook, and it's all the same thing, Clarksville Insider. We try to keep it nice and easy so you can remember it. You can email me at Clarksville Insider, of course. And so if you got questions or you want to know something else, hey, what about this? What about that? Give me some extra things to look at or add to the spreadsheet. Let me know. Reach out. because for now that's a wrap on this month's look at the local market. We're not trying to get wild and crazy across the nation, let other people do that. We are looking at Montgomery County. What's going on? So thanks for joining me for the real estate roundup here on Clarksville Insider.