Real Estate Roundup - August 2026

In this episode of Clarksville Insider’s Real Estate Roundup, host (and Realtor) Josh Atkins takes a closer look at what’s really happening in the Clarksville, TN and Montgomery County real estate market. Rather than making predictions or relying on national housing headlines, Josh uses current local market information to give buyers, sellers, homeowners, and anyone considering a move a clearer picture of the market right here in Clarksville. He breaks down the trends affecting buyers and sellers, explains what the current market conditions could mean for different situations, and focuses on the most important question: “So what does this mean for me, and now what should I do?” If you’re thinking about buying a home, selling your house, moving within Clarksville, or simply want to stay informed about the local housing market, this episode provides practical context without the hype.

Transcript

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Welcome back to Clarksville Insider. I am your host, Josh Atkins, Like the Diet. And today we are hitting another episode of Real Estate Roundup. And really, all I'm doing, all we're doing is we are looking at Clarksville Montgomery County real estate stats. Now I am a realtor, a real estate agent. And so what I do right now with this episode and what I've done in the past is really just look at numbers. I'm not necessarily in the prediction game. I'm not necessarily into the so this means this, which means this, and six months from now, this is gonna happen. I'm not really in that game. If if you're looking for somebody to do that, that's fine. It's not really me. What I want to do is give you up-to-date and accurate numbers of what's going on right here in Clarksville, Montgomery County, because a lot of times what you may find on Zillow, on Redfin, on any of those. national sites and even when you pare it down to local it's not really giving you as much as it could be as far as what's going on right here. So basically, this is how it works. I take the data from the MLS. So real tracks is what we have here. And I take it from all different points. I've got three different main points that we can get data from. And so what I'll do is I'll take you through that one at a time and talk about how things have changed. Because if I just give you numbers, if I just say, hey, there's been this many homes sold in the last 30 days, you say, so what? ~ that's great. So what? And so at the end, my goal is to give you two things. It's to give you the so what and the now what. So the so what is what does it mean? And the now what is what can I do with it? And it's more of some options, it's more of some ideas. So before we get into the numbers, here's what I want you to do. I want you to think about what your current situation is. Are you a potential seller? Are you a potential buyer? Are you a renter? And you've been looking and you've been saving and you've been trying to get enough money to become a potential buyer, but you're not sure if you're there yet. Well, try to look at the numbers through that grid, whatever that is, so that when you're looking at the numbers, I'm I'm not necessarily speaking to one group or the other. So try to hear it as, ~ well, that means this. So since I'm a buyer, since I've been looking or have been thinking about buying, that means this. That means I'm gonna have to come at their offer differently. So just be thinking about that as we're getting into it. And really I try to do this every month. So we can really look at numbers and we can look at changes along the way for Clarksville, Montgomery County. The goal is to just to give you information. really, the idea is to just get the info out because I just love the idea of more people being informed, more people having accurate, up-to-date data with the so what and the now what. So here's how we're gonna do it. The first thing we're gonna get into is we are gonna look at the the numbers from July to August, and we are gonna look at this month and then the previous month. So we're looking at really what that looks like from last to this month. We're doing short term first. The one month numbers. So you can see on the charts if you're watching. If not, just follow along. I'll narrate. But basically the first thing I want to do is get up the idea of how many active listings, houses on the market right now. And the 826 we're looking at. This is right now. This is August. These are the up the new numbers. So active listings right now, 2011. And active under contract 570. So active listings a month ago, 1617. And active under contract 647. So active listings, active homes on the market right now. We are up 24%. There are 24% more homes on the market right now in Clarksville, Montgomery County than there were just a month ago. Active under contract, 647 to 570. We are down 12%. So there are more homes on the market and less under contract. So here's where we're going to start thinking like a seller, thinking like a buyer. Okay, if you're a seller, what does that mean? Well, that means I got more competition. There's more houses on the market. Expire. That means, okay, we have more options. So can can you see from now? I'm not gonna do that for every item, but just can you think about okay, this is how I put myself in the shoes of somebody trying to actually look at information and take something from it. So expired and canceled. Last month, last 30 days, we had 351 expired or canceled listings. A month ago, 338. That's only up four percent, okay? The reason that's important is because those are houses that were on the market, and for one reason or another, they did not sell. And that could be for a number of reasons, but really we're just looking at okay, what does that look like? So 351 houses, residential homes, you know, all different types, all different price points hit the market and either were expired or canceled. During that time period. Now, homes sold in the last 30 days. 445, 445. Last month, 429. So we are up 4% on homes sold. So you would think that's trending in a good direction. And I would probably agree because the more homes sold means the more transactions and what you would consider a healthier market is just more homes being bought and sold. Now, days on market. DOM days on market. Last month, 41 on average. That means how long once the house became active on the market, how long did it take to actually go under contract? 41 last month, 30 last 30 days, 35. Okay, so we have taken that number down, which another thing. I think that's good. Less days on the market means okay, it's There's more houses, but the ones that are hitting, the ones that are actually going under contract, they're on the market less. Does that make sense? So be looking at that. That's 15% decline. So those are coming down. Sale price to list price. The reason I put this on here is just to show you that what did it list for and what did it sell for? A month ago, 98.5% of list price. 30 days ago, 98.5. And when I say a month and 30 days, you know what I mean. Like the July numbers and then 30 days are the the August numbers. But anyways, ninety-eight point five, ninety-eight five, no change. So if it listed at 400, on average, it probably sold within ninety eight point five percent of that list price. Okay, so that's how we're looking at that. Does that make sense? As we're getting to that, that's really just to say We're still not we're still not low. Prices that everyone's talking about bottoms falling out, the data does not support that. The data does not show because we're still getting 98.5% of list price on homes that are under contract. The rest of them are expiring. The rest of them are active right now. So do you do you see what I'm getting out here? Now, average sale price. Last month's numbers, 362 on average. This is all price points. This is the 60,000. This is the one and a half million. Montgomery County all put into one pot, 362. 30 days ago, last month, 349. Current numbers. So in the last 30 days, average home sale price, 349,000. That's a four percent decline. Now that's fine. I wouldn't, I wouldn't put too much stock in that as to well, see, homes are. Prices are falling. I mean, not really. It's it's more that's a long tail. That's something you want to really look at and go, okay, over the course of two years, over the last 24 months, what's it doing? And then you would go, okay, in my neighborhood. And then you would go, okay, homes like mine on my street. So you you see how it's not just cut and dry with any of these numbers. Now, average price per square foot, 182. Last month's numbers, this month's numbers 184. So that's pretty much staying the same place. The average square footage of sold homes last month 211. This month 1897. So down about 6%, 5.7. And so really that just that's us tracking how big are the houses that are being sold. What's the average? Well, the average last was 2,000 square feet. Here, little under 1900. So you can see, I bet if we went back five years, that number would be drastically different. Drastically, maybe even three. And so the long tail trend of that is really just be able to see, okay, what are we looking at from last month to this month? But we're tracking again one month. We're pretty zoomed in. We're pretty zoomed in on this one month. So let's take it to the six months. Okay. This is these are numbers from February, January to February. And then July to August. Okay, active listings six months ago, 1833 versus 2011. So we're up nine percent on actives. Active under contract 709. Currently 570. So we're down 20% active under contract. So we had a lot more under contract in February than we did right now, than we do right now. Expired and canceled. 278 during the month of January, February. Remember, right now we're at 351. So we are up 26%. Up 26% from six months ago. Homes that have hit the market, did not did not sell, and then either expired or canceled. Homes sold in 30 days. Home sold in the last 30 days. For us, right now, last 30 days was 445. Remember that number? 445. The January to February numbers, 262. I had to check it. I really did. I had to look back and go, really? Because that's a big jump when I when I did the the numbers on the percentages. 70% increase homes sold in the last 30 days. So the 30 days January to February window that I did versus the last 30 days, we are up 70% home sold in the last 30 days. Can you believe that? Usually it's not in the 70s. I mean these we got a couple 20s here and but for the most part I mean 70s is is insane. So that's a big number. That's a big jump. Now days on market 50. January, February. Last month, 35. So 30% decrease. 30% decrease in days on the market. So again, homes being sold is up. Sitting on the market. Days are down. Sale price to list price 98.7, 98.5. Literally 0.2% change. Figuratively, no change. Average sale price six months ago, 341. Average sale price now, 349. Up 2.3%. Up two point three percent. Average price per square foot. One eighty two six months ago, one eighty four. So that's a whole one percent increase. Average square footage of sold home six months ago, nineteen one. 30 days ago, 1897. That's a four square foot change.~ that's a decrease of point two percent. Negligible, nothing. So looking at that, going, okay, well, six months, we're zooming out a little bit more. Going, well, okay, well, that makes a little more sense as far as what I'm what I'm doing. Now let's take it to the one year mark. We're looking back to last August because the the reason I do this. Is because it we're looking at the six months, we're looking at okay, it's cold. There's probably less showings, there's less sales, there's less everything. It's it's not a it's not a one to one. Last month we can see it because it's still pretty current, but a year ago is what I really like to sit on and really like to see.~ okay, well, this is the same time period, just a year ago. So where are we going on the one year trends? Well, here we go. Active listings a year ago, 1626. Remember this number? 2011. 24% change. Six months ago, 1833. A year ago, 1626. We are up on actives 24%. More homes on the market, 24%. Almost a quarter. Almost 25%. You get what I'm saying. Active under contract a year ago, 641. Currently, 570. Down. Eleven percent. Hmm, okay. Expired and canceled a year ago, three hundred ninety one. Currently 351, down 10%. So there were more a year ago than there are now. Interesting. Home sold in the last thirty days. Okay, so the thirty year mark, thirty day mark from a year ago, four seventy one. This one was 445. So we're actually down 6% from a year ago in our July to August numbers. Days on the market, 38 a year ago. This one, 35. So we're down 8%. We're still moving down. I like to see days on market get as close to close to 30, even below that as possible. Sale price to list price. Just unreal. 98.3 a year ago, 98.5%. ~ That number has barely moved in the year and a half that I've done this. In the year and a half that I've been tracking, sale price to list price has barely moved, almost like average price per square foot. So it's just more tracking, but we're we're not seeing much movement on that. Average sale price a year ago, 363. Average sale price currently, 349. Down 3.9%. Now remember what to do with those numbers. Okay, that's that's just one source, but just be thinking about okay, well, don't look at that, don't listen to that and say, okay, my house has lost value. In the last year, it's gone down three point nine percent. These are averages, these are flyover. This is hey, Nebraska, this is not okay, I'm down on the street. Like, you know, you get what I'm saying? Like we are we're just trying to hit big numbers to give perspective. If you need more specific numbers, then ask. But we're we're just going whole Montgomery County. So we're not looking at your neighborhood. We're not looking at your street. We're not looking at, you put a deck on there. Okay, well, that's gonna affect the value. We're just looking at averages. So a year ago, 363 average sale price, last 30 days, 349. Average price per square foot, 182 a year ago, or what 184? That's a 1% change. Average square footage of sold homes. Two thousand and three, a year ago. Remember we're at that eighteen ninety-seven right now. So that's a five percent decrease. Screen it says regular five. Should be there we go. And might down five percent. Okay. And that's that's less crucial, but you can you can see as homes are being sold, they might not be buying the same size house. So that's what I like to look at the square footage of sold homes. So so the so what for you. The so what really needs to be. How does it fit with your current situation? So if you look at that active listings number, okay, so what? I I hit this earlier, but just kind of put a bow on it. The so what of active listings depends on what your situation is. If you are a buyer, you're looking at the active listings, you're looking at homes sold in the last 30 days. Okay, you're looking at how how much how much time is spent on the market, those kind of things. Okay, well that affects How quickly you get into the market. If you have a home to sell and to buy, okay, well, you've got to think calendar. You've got to think, okay, well, I've got to get into this market, but I also am going to be competing on the seller side. So I can't just think I want to be in a new house in 35 days because you've got two transactions to think about. You know what I mean? So as you're looking at that, you got to think about if if you're just selling. Well, okay. You don't have to worry about buying. You don't have to back them one to the other. So you may be able to compete a little more on the sale price, on the list price, because you got some movement and you're not trying to sell this thing in a weekend. So the so what is how do you look at it? Through whatever spectrum, through whatever grid you want to look at it, the so what is pertains to who you are in your current situation, what your timeline is, what are your dreams? What are your goals? And I don't mean that in a far off hopes and dreams, like like those kind of things. It's more what is your is your goal home ownership? Is your goal you'd like to have an investment property? Is your goal I'd like three acres instead of point three acres? I'd like a driveway, like a basement. I'd like to stop paying someone else's mortgage. that's your so what. Okay. The now what is really up to you, frankly. Thinking about, okay, do I want to move during the school year? Do I want to move in the fall? Do I want to move when there's snow on the ground? Do I like it where I am and I'm never moving? That's the now what. Your now what may be, okay, great. Thanks, Josh. Thanks for keeping me informed. Done. That's what it comes down to. Thinking about where your current situation is, where you are, and where you want to be. And if you're already where you want to be, congrats. But if you're not, think about what it's going to take to get you there. And hopefully these numbers put some context, put some maybe some questions, probably probably some more questions than answers ultimately. But I'd say that's the point. Just trying to give you info to think about. So hopefully this was helpful for you. I really do appreciate you listening to Clarksville Insider and the real estate roundup. I do try to do this once a month, try to be pretty consistent with it. That way you can track along the way and giving you an idea of kind of how things are looking in the Clarksville Montgomery County area. If you'd like to just follow us on socials, you want to check us out, you can find us on Instagram, you can find us on Facebook. I'm trying to put in clips, I'm trying to put full episodes of video, audio. I'm trying to get it just as out there as possible so you can find it wherever you're looking. So Instagram, Facebook, it's on Spotify, Apple, iTunes, all that kind of stuff if you want to listen. you can check us out and really help us out with reviews and subscriptions and all those kind of things, even sharing it or comments. But I just really appreciate you listening and ~ tuning in. So feel free to ~ to do that and I'm looking forward to the next episode, the next interview, the next roundup, all those kind of things. So in the meantime, have a great day and we'll catch you next time.