Real Estate Roundup - April 2026

In this episode of Clarksville Insider, host Josh Atkins delivers a spring Real Estate Roundup, taking a closer look at how the Montgomery County housing market is shaping up as we move through March and into the busy season. Using local MLS data, he walks through recent activity, compares it to last year, and highlights the subtle shifts that often come with this time of year. Rather than telling you what to do, Josh focuses on helping you think through what these seasonal trends might mean for your own plans—whether you’re buying, selling, or just keeping a pulse on the market.

Transcript

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Well, welcome back to Clarksville Insider. am your host, Josh Atkins, like the diet and you are tuned in for another edition of our real estate roundup. Now, every month we take the time to zoom in right in on what's happening here in Montgomery County. We're not really looking at nationwide trends or even statewide trends. We're trying to figure out what's going on here across the street, downtown, down the road. And instead of getting lost in all those national headlines and doom and gloom. broad predictions one way or the other. This is your chance to hear what the numbers are saying about what's going on locally. Now, even though I'm a realtor, a real estate agent, all those things, my goal is not to tell you whether you should buy or sell or even sit tight. It's just to share the facts, ask the right questions and help you hopefully think about what these trends might mean for your own situations. Whether you're a first time buyer, seasoned seller, just someone who looks... like they wanna keep an eye or keep a pulse on the market. This roundup is just to give you the insight you can hopefully and actually use. So grab your coffee, your Coke Zero, whatever it is, settle in. Let's take a look at what's happening in our community here in the real estate world this past month. Now, here's what we're doing. I'm pulling up the MLS. So that's RealTracks here in Clarksville, Montgomery County. And I did just a way to grab some stats and What I did, I looked in the last month, the last 30 days, March 1st to April 1st, give or take a few. And so what I've got is just a list of numbers, active listings, home sold in the last 30 days, average days on market. And when I'm just looking at what the numbers say, again, I'm not trying to say, so that means you should give me a call. It's nothing like that. This is just to get the info out there. So we're getting right into it. First thing we're looking at is active listings. These are active. listings on the market right now and for April 2026 right now there are 1,861 active listings now One thing I'm also gonna do too is back and forth share a little bit of connection with a year ago So you can actually see what does that mean? What does it mean to have 1000? Is that good? Is that low is that high is a bad it and I'm again I'm just sharing the numbers here. So Right now, 1,861 active homes on the market. A year ago, April 2025, 1,426. So we are up a year, from a year ago. Now, how much? Well, I also did the percentage because, you know, got a little nerd in me here. So active listings, that is a 30 % increase. So 30 %... increase in how many homes are available right now versus how many were available a year ago. So what does that mean? Well, it means exactly what it says. There are more houses available than there were a year ago to the tune of over 400 more houses on the market. So that may mean different things. If you're a buyer, you're like, hey, we got more options. If you're a seller, you're like, Uh oh, there are more options. It's the same thing. It just means different things based on what your situation is. And so just take that what it is. Active listings, 1,861. Now active under contract. These are homes that were active. Now they're not. They are under contract on the way marching toward closing. Right now there are 715 homes in Montgomery County that are under contract. and a year ago, 811. So we are down 12 % from what it was a year ago to what it is now. Now, basically that just means who's buying homes and how many? Well, that's what we're able to see. These are moving toward closing. These are actual contracts. We don't know what they're gonna close at yet. The numbers may be higher. They may have gotten a deal, something like that, and it might change the sale price. So we're not looking at that. We're just looking at, is it under contract? OK, great. That's what we're looking at. $715 currently, right now under contract. Now, another stat that gives you just an idea, just a little bit of a pulse on what's going on. These are expired or canceled. OK, so these are listings. And you may have seen some of these. It might have even been your house. at some point in the last year or so if you've tried to sell it where a home has expired or canceled. That means, you know, it goes on the market and okay, we'll give it six months. Well, the six months is up and we got to figure out what to do. So we have moved on from that. Either it's gotten to another agent or you've tried something else or it's just try it again, try again. Sometimes they cancel on purpose so they don't have expired listings. And so right now, or in the last 30 days we had 294 listings expire or cancel. 294. A year ago, 344. So we're actually down 15 % on that. And that really just means people giving it a shot. Sometimes you may see these, honestly, you may see these in like a, maybe like a new construction or even like a townhome. Section or condo those kind of things where they're on the market and they know they're gonna be on there a long time and it's okay So it doesn't really tell the whole story, but it does give you a chance to say okay Well, you know it did it expire did it cancel what's going on? So that's where we are right now 294 homes expired or canceled in March or between March and April 1st now Here's here's kind of the big one that we're looking at here homes sold in the last 30 days These are homes that sold. went under contract. They made it. Everybody signed on the dotted line and keys, exchanged hands, all of those things. This is how many in the last 30 days, March 1st, April 1st, 368. 368 homes sold in the last 30 days, in last month. A year ago. April 2025. Home sold in last 30 days, 416. So that is a 12 % decrease. 12 % decrease from a year ago to now. Homes that actually sold on or in Montgomery County. So what does that mean? Well, what do you think it means? There's less homes that have sold. the last year and you know we can track and I might do like a quarterly roundup where we just do like the last three or four months to get a little bit of a trend that way but we're just looking now versus a year ago and we are down 12 % of homes that have been sold or that are sold in the last 30 days and average days on market this is one that is kind of interesting it's interesting in a way because you see you see how long homes are sitting And this is is because you may you may be somebody who's thinking man that home's been on the on the market for a month and a half. What's going on here? Well, average days on market in the last 30 days. Guess just just guess put a guess in your mind. Drop it in there. The number, 59. The average days on market in Montgomery County, 59. Which just seems way more than it should be. And you're like, well, geez, how do I? Oh, that might be refreshing. That might be a little unnerving for some people. Again, depending on where you are and what perspective you're bringing to this set of numbers here. 59. Days on market average. Now that could be the one that went under contract over the weekend and then there's one that went under contract after 350 days after a whole year. It's right in the middle. The average put them all in and check it out. Here we go 59. The funny part is. Well, not funny, but interesting a year ago. 54. 54 so it it doesn't even seem like it's really raised. that much and it really hasn't. That's just been a 9 % increase, not even 10%. 9 % increase from a year and interestingly enough, 54 was the highest number all year. April, for some reason last year, was the highest average days on market last year. At 40s and I'm switching spreadsheets here, 30, 37, no. Yeah, 37 July. That was the lowest it got. So maybe 59. Maybe it's not that bad. And so you take that number and go OK, 54 to 59 increase sitting on days. Days sitting on the market a little bit longer. What does that mean? Well, buyers you got more of a chance to see some homes. You're not rushed sellers. Take it easy. If you're if you're under that 59. Maybe you got a chance to breathe a little bit. Oh, okay. Well, it's not just me. It's the whole county. And so the next thing right below that, below that, like you can see my spreadsheet, but the next thing in line here is the sale price to list price. This is what did it hit the market at and what did it sell for? This is a percentage. So this is, this is after all of the price reductions or we like to call them improvements to make it sound like it's not a reduction, but it's definitely. It's definitely a reduction because it's going to be an improvement for the buyer. Potentially so, okay, let's put that on an ad. Average sale price ah to list price. What did it go on sale for? What did it? What did it sell for? What did it go on the market for initially? Right now we are sitting in the last 30 days, 98.6. 98.6, so that should be healthy, right? Just like our body temperature, 98.6. So oh that means. A home that hit the market at$400,000 sold for 98.6 % of that on average. These are homes that sold for $38,000. These are homes that sold for $950,000. So I didn't put a restriction on price and I just did Montgomery County. So 98.6%. So it's still really close. still really close to what the actual list price is. there aren't a lot of opportunities right now to just come in and say, I'll just give them on that 400, let's give them 315 and see if they take it. Well, if they're smart and they know and they're listening to me, they know that homes on average sell for about 98.6% and have been the last month. So they may say, thanks, but no thanks. Or maybe not as nice. And so you look at right below. Just bear with me. I truly am reading off a spreadsheet. I got notes. I got the data here. But a year ago, 99%, it's hovering. It's right there. A year ago, sale price to list price, 99%. Right now, 98.6%. So it's still pretty close. Average sale price. What did a home sell for? This is, again, all price points. Average sale price the last 30 days, $348,000. A year ago, $350,000. Not much movement. That's less than 1%. Decline. So if you're waiting for the market to drop... Now, I'm not giving per day. I'm just giving thoughts and just little things here and there. If you're waiting for the market to just fall out, you might be waiting a while because it... Came down, but it goes up and it just fluctuates a little bit. Average sale price, $348,000. Now average price per square foot, $183. $183 a square foot. A year ago, $187. So, you know, times 2,000 square feet, that could be a difference. But again, average sale price, $348, and then a year ago, $350. So it's not a one-to-one. Well, the price per square foot has gone down, so I can get this house for way cheaper. It doesn't really work like that. Now, average square footage of sold homes a year ago, 1,904. So 1,900 square feet, just about the average of the home that's sold. Last month, 1,936. So house got a little bigger. By how many? 20, 32 feet. So not that much. But you can see how that fluctuates too, potentially, when we're looking at long term, long term gains or long term decreases. So right now, last month, those last 30 days, 1,936, that's what 348,000 is getting you on the size of the home. Now I'm mixing averages. So that doesn't always work either, but just Ballpark getting an idea of what's going on. That's where you start. So my recommendation for you to take these numbers Take this just pile of numbers and key in on one Key in on something if you want to keep track you want to sit around and think about okay? what are we looking at? Take your Zillow numbers? You take all that but really this is Montgomery County. These are numbers right from our MLS right from the homes across the street with the data showing you right here. maybe if you're a home buyer and you're like, OK, we can really get to this number. OK, average sale price is staying right there. OK, so that means we need to be here. If you're looking to list it, you're looking to sell, and you're like, OK, well, that means we need to be here. Oh, OK, well, that means we need to price aggressively. Because we are joining 1,861 active listings. We gotta pop. We gotta cut to the front of the line. So let's do it this way or whatever. And so looking at that, I'd say just key on some numbers and then follow me for the next every month when I'm doing this and say, OK, well, this is how it's changing. And you may not see one month to the other month and up and down too much, but you may see some trends. that over time over 3, 4, 6, 8 months, 12 months. Oh, OK, maybe you can make some predictions on there. So I'm really not in the prediction game. I just like to react and see. Oh, OK, well, that's different. That's new and I'm reacting. This is almost like a real time reaction. I just did the stats like 30 minutes ago, so I'm looking at this and really going, oh, all right, home sold in the last 30 days 368. Down from 416. Oh oh wow, OK, well that's a 12 % decrease. What does that mean? I don't know yet. It's all real time right now that I'm reacting to and so the goal of this again is just to put the numbers out there. Get you thinking and hopefully give you a chance to really see what's going on in Montgomery County and really that wraps up this month's real estate roundup here on Clarksville insider. Now as always, always with the real estate roundup, the goal here is to give you clear. Local information straight from the MLS so you can think through the so what and the now what for your real estate plans Whether you're preparing to make a move soon or just track in the market for the future These numbers are a tool to help you make hopefully make better decisions now something stood out to you Take a moment jot it down follow it over the next few months trends really start to show themselves when you keep an eye on it Consistently you got questions or you want to talk through some of how these updates might affect you can always reach out on Carksville and Clarksville Insider on Instagram. can email me clarksvilleinsider at gmail.com. And as always, thanks for listening. Thanks for tuning in. We'll catch you next time with another look at what's happening in Montgomery County real estate right here on Clarksville Insider.