Real Estate Roundup - July 2026

In this month’s Clarksville Insider Real Estate Roundup, host Josh Atkins takes a look at the Montgomery County housing market as summer gets underway. Using local MLS data, Josh compares current trends in inventory, buyer activity, home prices, and market timing to earlier this spring and the same time last year. Instead of making predictions, the focus is on understanding what the numbers are showing, asking better questions, and considering what today’s market could mean for your future plans—whether you’re buying, selling, investing, or simply keeping an eye on the local market.

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Transcript

0:17

Welcome back to Clarksville Insider. I am your host, Josh Atkins, and around here we spend our time talking about Clarksville. What's changing, what's growing, and who's making a difference, and the things that matter to the people who live here. So whether you're a lifelong resident, new to town, or just thinking about making Clarksville home, we're glad you're here. Now, today is another real estate roundup. This is where we set aside the national headlines. All the things on the news that you may be hearing and focus on what's happening right here in Montgomery County. And each month, what we'll try to do is what I try to do at least is take a look at the latest MLS data compare to previous months, even previous years, and see what trends are starting to emerge. And this isn't about predicting the future or telling you it's the perfect time to buy or sell. It's really about giving you some solid local information, asking a few good questions. And helping you better understand the market so you can stay informed and make some decisions whether the time is right.

So here's what we're gonna do: 1:18

we're gonna jump right in and see what the numbers have to say. Now, in the meantime, while I'm doing that, um, this is a first for me because I am trying to see uh how this works on a Zoom style screen share situation. So, audio, if you hear me fumbling. Rumbling, bumbling, stumbling, anything like that. That's what I'm doing. I'm trying to get acclimated to this new system. And so what we'll be doing here is I'm gonna pull up my screen. So I'm gonna try to do a video at the same time so you can be tracking along with it. So we are going to share the screen here like this. And so first that's the end product. So here's what we're doing. So what you should see here. Is you should see this is what I see in the MLS. And so we're zooming right in on Clarksville. And so what I've got is these are all the homes that were sold during the month of mid-June to mid-July. So 30 days ago up to right now today. And so as you can see here, this is 429 listings. We'll get to all the numbers in a second, but this is where I get my info. Okay, right here. This is This is what you're seeing. This is where all the numbers come from. I'm not making things up just off the top of my head. I'm pulling right from the MLS. I'm getting some stats here. So we'll get into those here in a minute. And so what you see is what I'm seeing. But this is a little bit how it looks. And so what I will do is I've got some categories. I've got some things that usually go month to month. If you've heard any of these before. You've seen those, you've heard them. Well, not seen them because this is the first time I'm doing it like this, but you've you've got an idea of at least what I'm trying to do. I'm trying to give a little bit of info on the things or the categories that would make sense for anybody to wanna know. And so what I'm gonna do is I'm gonna pull up the next slide, which is my spreadsheet, because I really like spreadsheets. And we're just gonna track numbers. And I'm just gonna give you all the numbers up front. So if you just wanna look at Not pay attention to what I'm saying. If you're watching the video, that's fine. In audio, I'm gonna work my way down. But either way, we're gonna give you all the info. We're going back 30 days from today. And so that's how we get the info. And so we'll pull it up right here. And real estate roundup. This is what we're looking at. This is June, mid-June to mid-July 2026. So I've got two comparisons right here. So first of all, I start with the numbers right now. So starting with the numbers right now as I see them. Active listings and active under contract, and then we look back and we're going back a full month and then we're going back a year. So we're looking to get a little bit of perspective because that's what really helps in all of this. You need some perspective. If you just go, this is how many houses are selling. Okay, that means nothing. Is that good? Is that bad? Is that higher? Is that lower? So what we want to do is we want to give that information to you again, not to shape, not to say Okay, so now is the right time. Right now, like a like a stockbroker from the 80s or anything like that. I mean, we're we're talking about just here's the info. If you're watching the video, you can see it right now. Here's the info. And what I'm gonna try to do is just interpret a little bit, kind of show you what we're looking at and give you an idea of how things have been moving in the last 30 days and even in the last 365. So first what we're gonna do is we're gonna look back a month. Okay, we're gonna look back a month, but we're gonna go See if we can get this figured out. So right now we're gonna look at what's going on right now. Can I say right now even more? Let's see if we can do it again. So July 2026, because that's and so we're looking, these are the dates. And so we get right here active listings right now on the market, 1,617 active listings in Montgomery County. Now I mentioned Clarksville, but really what we're doing it's Montgomery County just to expand a little bit. And so you've got a feel for it that way. Now active under contract. So you may see on on real tracks, that's what I'm using, or Zillow may say pending. On real tracks, it says under contract or under contract not showing, depending on the color cord, all those things. But mostly it's really under contract. You can see 647 right there. And the last 30 days, that's what we're looking at. Right here. So really just trying to get an idea of where we are right now, and then we'll get a little perspective on where we were just a little bit ago and then a year ago. So the last 30 days we had 338 expired or canceled listings. So that means it just didn't sell for whatever reason. Either it was pulled the listing expired, or it was just canceled before. Either way, it is um we would call it expired or canceled. So In the last 30 days, we had 338. Home sold um in the last 30 days, a lot of people like to know this, is 429. So 429. Days on the market, 41. So days on the market, think from the day you put it on the market as a home seller, the day you put it on the market, 41 days from that day, that's the average for when something goes under contract. So a little over a month, almost closer to a month and a half. But that's just more of what we've seen in the last 30 days. And again, this is also any price range. So this is low, this is over a million dollars. This is down in the 75,000 range. I mean, it's just everything in between. It's just averages. So I mean, we can break down if you want a little bit later, but mostly it's just Trying to get some big picture averages here. Sale price to list price. This means what did it list for and what did it sell for? As you can see, 98.5%. So 98.5 of the original list price. That is what on average homes are selling for here in Clarksville, Montgomery County. Average sale price, 362,000. So of those homes sold, the 429 Average sale price was 362. Average price per square foot, 182. And average square footage of the sold homes, those 429, 2011. We are above the 2,000 square foot home average per month here. And we're month to month. So by themselves, those numbers don't really mean much. And so what we're gonna try to do is try to add the perspective. Here's how we're gonna do it. And so first we're gonna look back a month. So last month's stats, this is what we're looking at. So we had less active listings. We had 1558, 1558. So at the moment of recording, we had less listings. So that was a 4% change. We are up four percent active listings from last month. Active under contract. This month 647. Last month 686. So we are down six percent on active under contracts. Expired or canceled, we had a few less last month. That's 319 versus this month 338. So we've got six percent more expired or canceled homes in the last month than we did the previous. Home sold in the last 30 days. This is where I like to sit a few of these here. So 429, last 30 days, the previous 30 days, 465. That is an 8% drop. So 8% decrease from there. And so that gives you a little bit of momentum, perspective, and kind of interested to see what's going to be going on in the next month, and if that's going to be looking more like we're going to be. Swinging up out of that, or if we're gonna be extending that. Now, days on market, average days on market. Man, we are really close. We are just hanging right there. Uh last month 42. This past month 41. So just a two percent drop on there, but we're still hanging right on those right on the right above that 30 day mark. So just a little over a month. Sale price to list price, you're not gonna see this number. changed very drastically. Been tracking it for over a month and a half and it's pretty much been in the 98.5 to 99.2. And so what that means is here's a little bit of interpretation. What that means is if you're going in with the mentality of I'm gonna get a deal, let's lowball this guy. Even if something's been on the market for a while, because again, this is every house that has sold in the last 30 days. So maybe it's set there for two, three months. Maybe it's sold in the first day, but what we're seeing in those average days on market in the 40s is the sale price to list price. What did it list for and what did it sell for is still very close. Still very close. We just had a 0.5, not even a 1% drop from 98.9 two months ago to 98.5 this last month. Average sale price. Now, average sale price. What we had just now is three hundred and sixty-two thirty days ago, three hundred and seventy-six. That is a four percent drop. So that could mean something. It's just really okay. One step, two step in seeing any type of trend and just be looking. So here's here's what I want you to do. I'm gonna take up timeout. Like a Zach Moore's time out there. Um think about where you're coming from. And whether and and how this information could be helpful. Okay, think about okay. Am I thinking about selling? Am I thinking about buying? Am I currently renting? Do I live out of town? Am I coming into town? Am I currently in and I'm going out? What is my timeline? Like, think about it through your grid. And that's how you should be looking at this. That's why I'm not really trying to say this is a great time for buyers, a great time for sell. It's it's what is it for you? And use these numbers to guide whether or not it is the right time. It's not necessarily the great time, but think about is it the right time for you? Okay. So average sale price. I'm looking at that. Okay. 376 to 362. That's a what's that a 14,000 drop on average, 4%. Well, what does that mean? Well, I don't know. It's more, okay, are we looking at more of a trend? Are we going up or down? Well, right now we are down. So be thinking about, okay, if we're gonna sell our house, where would it fit? Is it above that 362 average? Is it below? Is it gonna hang closely with the ones around me? Is there another one down the street that's priced? Like be thinking about those kind of things. And average price per square foot, like I said, these don't really change either. Um, just like the sale price, the list price, they're gonna be in the 180s. and so for right now is 188, it's actually down to 182. And average square footage of sold homes 2022, two months ago, and 2011. These are sound, these sound like years when you say them, but 2022, a little bit ago, to now, which is twenty eleven. So it's really just a half percentage drop. And so that's just the months. Okay. One month, the last 30 days versus the last last 30 days. I know that. Doesn't sound right. So just think of like 60 days and then 30 days. But what I want to do now is I want to look at a year ago. Because this would give us a little more perspective. Just kind of imagine zooming out on one of those microscopes. It's like, man, I can't tell what this is. But if you pull it back, it's an eyelash. it's a drop of pond water, you know, whatever that is. This is us zooming out, getting out a little bit to say, okay, what are we really looking at? So We are looking at July's numbers from 2025 and we're comparing them with July's numbers 2026. Okay, tracking, moving. All right, let's do it. So from here, we're seeing um the current current stats on here for homes uh active listings, one thousand six hundred and seventeen. A year ago, one thousand nine hundred and seventy. So that's a little bit of a drop. That's 18% drop on that. So there are less homes active on the market. Now that's been a change because those have usually been increasing, like they did just even last month to the month before, 1617 from 1558. But now if we look back a year, it's like, man, there were almost 2,000 homes active on the market. So we are down. 18% from that. That should have a little negative mark there. We're working on it. We're working on it here. So July's numbers, 647, active under contract, 676. So that's down also, down four percent. So we have less active and less active under contract. And so when we get into the last 30 days here, we'll see kind of how those go. But right now, it seems to be trending on the decline. on the less, at least from year to year. That doesn't mean anything's on the way down, so to speak, on the market. It just means that's the numbers that we're looking at. Expired and canceled listings. Okay, 338. A year ago we had 366. What does that mean? Okay, we got less expired, less canceled, less homes that were on the market that didn't sell. So that seems like a good thing to me and that's up eight percent. Home sold in the last 30 days. What does that look like? Okay, remember these last 30 days, 429, 2026. Jump back to 2025, 475. So we had more homes sold last July than we did this July, down 10% from there. And so what that means is that it's following more on the year-to-year trend of the decline, but it's still hovering pretty good. And Getting to the point where we're we're seeing it kind of level out a little bit. Days on market last year, 37. Average days on market last month, 41. So homes were sitting in on average, four more days than they were a year ago. So that's up eleven percent. Eleven percent sounds like a lot until you realize we're looking at numbers thirty-seven and forty one. So the numbers are little smaller than normal. Um sale price to list price from last year to this year, negligible. Right? Negligible. Um what really I mean it's ninety-eight point seven a year ago, ninety-eight point five now. So it's less than two percent of one percent, point two percent. So average sale price to list price, we're not gonna hang on the sale price to list price. That's is just that's just more as an anchor Just let you know that hey, we still have competitive pricing if you list it right, because homes are on average gonna sell pretty close to that. And so we get to average sale price. Okay, average sale price a year ago was 353, but now 362,000. So we've gone up two and a half percent. And so what that means is we're getting a little bit of increase just even on the purchase price from there. And so getting it a little bit up, but we've also got it lowered on certain other things. So again, you can't just take one stat. You can't just look at one thing and go, well, this is I mean, look at that right there. Average, average, you know, active active listings are down 18%. What's going on in the market? Well, homes that have sold. Even from a year ago are up two and a half percent. And even from a month ago, they're down, but up. And so it's really just all part of how you look at it. It just all goes into it together. Average sale price. A year ago, 353. Average sale price last month, 362,000. Up two and a half percent. Average price per square foot, down three feet. So it's it's still, like I said, hovering right in those hundred and eighties. And it's more than likely gonna be there for the next foreseeable future. Now, average square footage of sold homes, this is kind of interesting. Last year, the average was one thousand nine hundred and twenty-nine. Remember what this last thirty days was? So that's a four percent increase. So homes on average, the square footage has been Bigger than they were a year ago. So that includes new construction. That includes all of those things. These are just homes sold in Montgomery County, any price point, any age. So it's really just going in there. And so when you're looking at this, either listening to me or when you're looking at it, again, these are the questions you should be asking. This is the grid that you should be viewing it from. What's my next step? What am I looking for? What do I need? Am I looking to buy? I'm looking to sell, I'm looking to do it at the same time. Well, based on what it was in June, based on what it was in July, based on what it was a year ago, I think it should be this. I think we should be thinking about this. So just use these numbers to populate what your situation is. Hopefully these just kind of fill in around the gaps, kind of already what you're thinking. Okay? And so the goal is of this and any other episode is to just do this every month and just to track. Say, okay, just little check-ins along the way. So you can get a feel for what you're looking at and what you're working with. And these are the these are the main things that we're going to be looking at because those seem to be the big factors that affect it. And also those are the stats that pop up. when I do a search. So you'll see square footage, beds, baths, half baths, list price, square footage, list price, sale price right here. Average days on market. So it's this, this is where I'm getting my info right there. And some of these I don't feel like we need, but for the most part, that's what we're hanging. So 362 and so you see I'll just average uh round up 362 right there. So that's that's where these numbers come from on these 429 listings. So, really, hopefully this has been helpful for you. Hopefully it just gives you a little bit more info. Maybe when somebody says, Man, have you heard the market? the market's in the tank. It's like, well, what do you mean by that? You may be able to to give somebody a shot at seeing if they have data or if they have talking points. And if you are able to track what we've been doing and what we've been using and learning uh along the way. You could see that you may be able to actually have stats and data, which hopefully goes over headlines. Um, but hopefully this was helpful for you. And we got some some good conversations here coming up. But um, but that's really gonna do it for this month's real estate roundup. And math, thanks so much for taking the time to listen. I hope it gave you something to think about the next time you hear someone talking about or just even thinking about the housing market itself here on Clarksville. Montgomery County. You got a question about anything we covered or there's something that you'd like to see in a future episode, I'd love to hear from you. And so you can find me on Instagram or Facebook just by searching Clarksville Insider. And if you're looking to buy a sell, I mean, yeah, I'd love to help. But really, that's not what this is for. I just want to make sure that we're getting lots of info out so you can be as informed. as possible. So again, my name is Josh Atkins, like the diet, and thanks for spending a little bit of your day with me. Until next time, keep an eye on the market. Take care and we'll see you back here for another episode of Clarksville Insider.