Corner lot in Cobblestone Village. Built in 2015, single-level home features a split floor plan, vaulted and tray ceilings, and full two car garage. Close to shopping, golf, & entertainment.
1045 Timbervalley Way
Spring Hill, TN 37174
3 Beds | 2 Baths | 1,430sf
$410,000
Let's look at the numbers, the latest numbers for Nashville and middle Tennessee.Sales for July were down quite a bit, 19%. We will look at that number in just a minute, but let's go through the key figures here.
Median sales price in the middle of Tennessee for a single family home for July, $490,000. A year ago, $415,000. So, you can see the price rise over 12 months there. Days on market is at 28. Just a few months ago, we were talking about Nashville leading the country in 12, 13, 14 days on market.
What does all of this mean? So, comparing the number to 2021, of course, it's down. Interest rates have gone up. Some buyers have backed out, and home prices have stayed steady for the past few months.
And last year was a white piping hot housing market, so the current numbers look more like they might have looked back in 2019. We could still use more inventory to really look a lot more similar to 2019.
It's still a seller's market, and we expect prices to probably increase once the mortgage rates determine what they're going to do. Is it going to be high? Is it going to be low? Is it going to be in the middle? Whatever it is, they'll calm down, and buyers will come back out. So, this is more of what a normal market looks like.
An article from Redfin points to that being more of a normal market. The multiple offers on a listing, that was the case for 47% of the houses on the market in Nashville in June. 47%'s a lot, but that was down 21% from the previous month when it was at 68%.
So, Nashville's not alone either. A lot of Sun Belt markets were way down for multiple offer situations, bidding wars, Austin, Dallas, Tampa, Miami, Las Vegas, those were all hot markets during the last two years, and their bidding war numbers all dropped double digits.
So, what's that mean? We're getting to, again, some normalcy. This gives buyers time to look at houses. You can go look at a few houses on the weekend. You don't have to go Thursday at 8:30 in the morning to see that house that's going to get 18 offers. In this market, the most popular listings continue to get multiple offers. But overall their buyers have an opportunity to think things over more than 24 hours, which is nice.
-Justin
The last few months, you've heard economists and other people in the know predict two things for the national housing market. One, that the number of sales would go down. Two, that the average sales price would go up. And that is happening right now nationally and in Nashville and Middle Tennessee. Let's look at the latest numbers. The last complete month of sales, June, compared to the same time last year, down 8%. Why are sales down 8%? You might have guessed, it's the mortgage loan interest rates. They're up, so buyers are bowing out.
What's that do to things like days on market? Well, those are going up. They're at 24 days on market on average for listings. If you remember a few months ago, we were talking about Nashville leading the country in the fewest days on market around 12 and 13. Number of listings, that's gone way up, 22%. Put 22% in bold and circle it because that is the second largest year-over-year increase in number of listings in the country amongst the 53 largest metros surveyed. Nashville just got a lot more inventory, that is great for buyers.
Sales prices, are they doing what people predicted? Sure. The median sales price in Middle Tennessee for a single family home, $495,000. The same time last year, $415,000. Is this doom and gloom? No, it doesn't seem like it. If you compare it to the craziness of the last 18 months, maybe it seems like that, but really there are pre-2020 mortgage rates. It's pre-2020 inventory. If you've been trying to buy and you've just been frustrated, then now's your time. It's time. There are houses sitting on the market that are good houses. Some are even doing price decreases.
Thanks for reading. Talk to you soon.
Outstanding renovation of a 1933 Tudor in one of Nashville's most sought-after neighborhoods, Cherokee Park. Master on main, finished basement, butler's pantry, and just added jack-and-jill bath upstairs.
Adjacent to a handful of excellent Nashville schools.
Take a super cool 3D tour.
205 Cherokee Rd.
3,116sf
$1,200,000
NASHVILLE—Few Americans are getting squeezed by inflation in more different ways than the residents of Tennessee’s capital.
Housing prices in Nashville have more than doubled over the past 10 years, partly because of a population boom that has brought nearly 400,000 new residents to the metropolitan area. That has pushed some locals farther away from the city center, adding hours to their weekly commutes. Meager public-transit options mean soaring fuel prices are hitting them especially hard.
To make matters worse, the price of utilities has exceeded the national average every year since 2009. And the surging population has pushed up the price of daycare, too.
Many Nashville residents said in interviews that they are cutting back their spending or taking on more work. Nearly all of them are re-evaluating their budgets to determine what is a necessity and what isn’t. Some have had enough and are leaving town.
“I love that Nashville is growing, but so many people are coming here to the point that I can’t afford to put my kids in daycare,” said Tianna Martin, a 23-year-old mother of two. “I can’t afford to have a nice house in town because it’s just too expensive.”
Ms. Martin, who works as a Waffle House cook, has lived in Nashville her entire life. She said the two places she has felt inflation most directly in recent months were at the gas pump and at the grocery store.
To compensate for the higher prices, she gave up her home internet service last year and began skipping snacks at the checkout counter. Recently, she left the city altogether, moving from a $1,300 a month, two-bedroom apartment to a three-bedroom home in Sumner County, 30 minutes outside Nashville, for $1,400 a month. “It’s just not worth it” to live in the city, she said.
Median home-sale prices in Nashville reached a record of $423,105 at the end of March, according to Zillow Group Inc., compared with a nationwide median of $337,560. Average rent reached $1,802 a month in April, up 19% from a year earlier.
The main culprit, according to economists and city leaders, is the population surge. Nashville is one of several midsize American cities that have seen an influx of new residents, coming either from surrounding areas in search of jobs or larger cities in search of a more affordable location.
There is no government-reported inflation rate for Nashville. The inflation rate for the South stood at 8.8% as of April, above the national rate of 8.3%.
Prepandemic inflation in the census region made up of Tennessee, Kentucky, Mississippi and Alabama was 1% in February 2020—the lowest in the country at the time. That region has since seen the second-largest acceleration by Census division, according to an analysis of Bureau of Labor Statistics data conducted by the Economic Innovation Group, a public-policy think tank.
According to the Bureau of Economic Analysis, utility prices in the Nashville area have exceeded the national average every year from 2009 to 2020, the most recent data available. The average residential electricity rate in Tennessee is up nearly 6% from a year ago, according to the energy company Choose Energy.
Partly because of the surge of new households, annual infant daycare costs in Tennessee rose to an average of $10,780 in 2020, from $9,017 in 2019, according to the advocacy network Child Care Aware, surpassing the national average of $10,174.
In many ways, the cost of living in Nashville is catching up to what it is elsewhere in the nation, said Dr. Achintya Ray, an economics professor at Tennessee State University. “The South, as an area, used to be a little cheaper than the rest of the country,” he said. “That difference is kind of shrinking right now.”
In March, Gov. Bill Lee proposed a 30-day suspension of the state’s 4% sales tax on groceries, which the legislature passed. The suspension takes effect in August.
For Star Malone, a patient scheduler at Nashville General Hospital, the rent on her three-bedroom apartment in East Nashville has increased by $400 over the last two years to $1,240. The price of her daughters’ favorite chicken wings shot up to $22 a pack, from $13. Her electricity bill can swing from $60 a month to $120.
Every day around 6 p.m., her four daughters—ages 17, 15, 14 and 7—file into her bedroom to tell her about their day. They often request a weekend outing, such as a trip to the movies. Increasingly, she demurs.
“Sometimes they don’t understand why I don’t want to go,” said Ms. Malone, 36, who moved to the East Nashville neighborhood after she separated from her husband. “It’s because I don’t have a lot of money to spend.”
She changed jobs, but her hourly pay increased by only $1.50, to $17.50. She receives Section 8 housing assistance and has taken budgeting courses at church, she said. “I got a new job, to move up, do better, make more money for my household, but it seems like it’s still never enough,” she said.
Food prices are slamming local restaurants, affecting one of the city’s most celebrated dishes. At GrandDaddy’s Hot Chicken, located in the Joelton community, a single tender—seasoned, fried and coated with a cayenne pepper blend—costs $3. A year ago, it was $1.85.
“Technically, I should have raised stuff a long time ago, but I can’t, because people are not going to want to buy,” said Tommy Buchanan, 41, who owns the restaurant. He said a 40-pound case of tenders now costs $160, twice what it did a year ago. He has taken wings off the menu completely because of the rising cost.
The influx of new residents is expected to continue driving up housing costs. The Boyd Center for Business and Economic Research, based at the University of Tennessee, Knoxville, projects about 150,000 people moving to the area over the next five years. Census data shows many recent transplants have come from cities like Chicago, New York and Los Angeles. Earlier this year, real-estate brokerage firm Redfin estimated that the average new resident had $736,900 to spend on a home, compared with local buyers’ average budget of $573,400.
The population surge and resulting home-price spike is altering the city’s demographics and sparking calls for improvements in its infrastructure. The white, Asian and Latino populations of the county in which Nashville is located have grown considerably amid the city’s population boom, but its Black population declined by nearly half a percent between 2020 and 2010, according to U.S. census data.
“Black people and poor people are getting pushed out of this city,” said Rev. Jeff Carr, a community activist and founder of the Infinity Fellowship, an interfaith community center in Nashville. “And the people who live here are unable to afford to stay here.”
“Displacement is a highest priority concern right now,” said John Cooper, a former business executive who was elected mayor in 2019.
City leaders say they must invest in local infrastructure, including transit, to support the influx of people. Employers in its bustling tourism and hospitality industries have struggled to get residents who moved beyond city limits to commute back into town.
Two years ago, Kirsten Curry was set on becoming a homeowner. Her mother had purchased the condo in which she grew up, in nearby Franklin, when she was a child. Now 24 years old, she wanted to do the same. She had about $10,000 and had been working toward accumulating a down payment.
When she connected with a couple of real-estate agents to learn more about properties in the Kingston Springs neighborhood, she got a reality check. Even the homes she could afford would require upper-six-figure loans to purchase and make necessary repairs, she said. “It was abysmal,” said Ms. Curry, who manages a CBD store.
In late April, she moved to another rental closer to work, but she still wants to leave the Nashville area within five years. “You want to flourish here, but Nashville is for the elite,” she said.
Some longtime residents worry that the more expensive Nashville gets, the harder it will become for the city to lure the up-and-coming musicians who have made it famous.
Julie Williams, 25, was drawn to Nashville from Tampa, Fla., in 2019. She had heard that Music City was among the best places for budding singer-songwriters to begin a career. She expected to perform for little pay if it meant exposure, and if she could just get a part-time gig to supplement her earnings, she could thrive.
After just a few years, that illusion is gone, she said.
Ms. Williams shares a $1,950 rental with two roommates—up from $1,600 when she moved in. Her public-policy degree from Duke University has made her a sought-after nanny and tutor, but the city’s snarled rush-hour traffic means she is now filling her 2017 Nissan Rogue with $50 to $60 of gas a week, compared with $35 before the pandemic.
Ms. Williams is holding on for now. Recently she has performed at popular venues such as The Basement and The Listening Room. She arrived in Nashville with a few thousand dollars in her savings, but now has difficulty keeping the account above zero.
“I’ve been able to really skate by so far. It’s a matter of how long I want to keep skating,” said Ms. Williams, who said some of her musician friends have already left.
“We’re missing out on the next Vince Gill,” said David Ewing, a local historian and chief executive of Nashville History on Tour, who said his family spans nine generations in the city. “Because if that person just can’t afford to move here or can’t afford to stay long enough until they’re discovered, maybe they just give up before someone discovers how talented they are.”
From Nashville Business Journal: A recent study by Nashville-based Apartment Insiders found the incomes for the average renter in the city had grown 25% over the last year to $70,000. The study was based on information from data company RealPage.
“Nashville’s one-year average renter income increase for new leases signed more than doubled the national average [of 12%],” Joel Sanders, CEO of Apartment Insiders said in a press release. “Both double-digit percentage increase figures are quite amazing. This is another sign of demand in Nashville’s rental real estate market significantly outperforming the rest of the country. These record income increases are helping to fuel the record shattering rent increases.”
A report from Harvard’s Joint Center for Housing Studies identifies the lack of housing inventory for purchase across the country as the driving force behind the higher average income in the rental market.
“Skyrocketing home prices and low inventories have put home ownership out of reach for many would-be buyers. According to [digital real estate company] Zillow, typical home values were climbing at an 18.9% annual rate in September 2021, up from 5.7% the year before. Rising rents have also made it difficult for potential buyers to save for a down payment on a home,” the report states.
The report also found that higher-income households entering the rental market has intensified competition for middle- and lower-income renters to find homes and driven up prices as a result, especially in areas with limited supply.
Nashville’s current apartment inventory stands at over 165,000 units, according to Apartment Insider. Over the course of 2022 that number is expected to increase by 11,435.
End unit in Townhomes of Fredericksburg with fabulous kitchen renovation. Master on main and huge guest rooms. Formal dining area. Private back deck. Two car garage. Built-in shelves in living area.
COMING SOON
Stunning home on prestigious Foxland Harbor golf course. Dream kitchen equipped with monogram appliances and hidden walk-in pantry. Master on main features elegant bathroom, massive closet. An entertainer's backyard with heated saltwater pool, hot tub, fireplace, built-in grill, and outdoor bathroom. Tours begin Friday, April 15
1069 Albatross Way, Gallatin, TN 37066
5,337sf | 5 Bedrooms | 4 Bathrooms | 2 Half Baths
$1,550,000
The average out-of-towner moving to Nashville in 2021 had $736,900 to spend on a home, 28.5% higher than the $573,400 average budget for local buyers. That’s according to a new report from Redfin (redfin.com), the technology-powered real estate brokerage, which cited Nashville as having the biggest budget gap among the cities included in its analysis.
“We’re seeing a lot of out-of-state transplants, mostly from states like California that have an income tax”
Many American homebuyers were able to widen their searches in 2021 as many employers made remote-work options permanent. Remote workers are now able to move somewhere more affordable than their hometown, so it stands to reason that out-of-towners frequently have bigger budgets than locals: They may come from a place with higher salaries, and/or they may have sold a home in a more expensive city.
That’s good news for people moving from a place with sky-high home prices like coastal California to an area that’s still comparatively affordable, like Nashville or Atlanta. For instance, the typical home in Los Angeles—the most common origin of people moving to Nashville—sold for $950,000 in December, versus $411,000 in Nashville. The typical home in New York City —the most common origin of people moving to Atlanta and Miami—sold for $785,000, versus $385,000 in Atlanta and $459,000 in Miami.
The influx of out-of-towners with big budgets is contributing to the rise in home prices in popular migration destinations, pricing out many locals. Nashville home prices remain lower than many expensive coastal cities, but were up 22.6% in December from the year before. So while Nashville may be a good deal for someone coming from Los Angeles, many locals are stuck renting.
“We’re seeing a lot of out-of-state transplants, mostly from states like California that have an income tax,” said Hope Geyer, a Redfin agent in Nashville, where there’s no state income tax. “People moving from the West Coast will pay way over asking price without batting an eye. In their eyes, they’re getting a deal. It’s really hard for locals to compete right now, and it can be devastating for first-time buyers who aren’t able to offset high prices by selling a home before they buy a new one.”
Pumped to see this in a press release: Crye-Leike's East Nashville office has a new managing broker. My role as an agent is the same- I still serve clients just as I always have - but I now more than ever I have my finger on the pulse of Nashville's buzzing real estate market. I love our team and feel great responsibility to be there for them.
We’re in the ultimate sellers’ market, so real estate is ultra-competitive for buyers right now. The number of buyers searching for a home greatly outweighs how many homes are available for sale.
While low inventory in the housing market isn’t new, it’s a challenge that continues to grow over time. Here’s a look at two reasons why today’s housing supply is low and what that means for you.
1. New Home Construction Fell Behind for Several Years
The graph below shows new home construction for single-family homes over the past five decades, including the long-term average for housing units completed. Builders exceeded that average during the housing bubble (shown in red on the graph). The result was an oversupply of homes on the market, so home values declined. That was one of the factors that led to the housing crash back in 2008.
Since then, the level of new home construction has fallen off. For the last 13 straight years, builders haven’t been able to construct enough homes to meet the historical average (as illustrated in green on the graph). That underbuilding left us with a multi-year inventory deficit going into the pandemic.
2. The Pandemic’s Impact on the Housing Market
Then, when the pandemic hit, it fueled a renewed appreciation and focus on the meaning of home. Having a safe space to live, work, school, and exercise became even more important for Americans throughout the country. So, as mortgage rates dropped to at or below 3%, buyers eagerly entered the market looking to capitalize on those low rates to secure a home that would fulfill their changing needs. At the same time, sellers hesitated to put their houses on the market as concerns about the pandemic mounted.
The result? The number of homes available for sale dropped even further. A recent article from realtor.com explains:
“Last month, the number of home listings dropped 26.8% compared with the same time a year earlier. This meant there were about 177,000 fewer homes listed in what’s already typically a slower month due to the holidays and colder weather. . . .”
For a buyer, low inventory can be a challenge. You want to find the home of your dreams, and you don’t want to settle. But what if there just aren’t that many homes to choose from?
There is some good news. Experts are projecting more homes will soon become available thanks to sellers re-entering the market. Danielle Hale, Chief Economist at realtor.com, shares this hope, but offers perspective:
“We expect that we’ll start to see a turnaround and inventory will stabilize and start to go up a little bit in 2022. . . . But that means we’re looking at inventory levels of roughly half of what we saw before the pandemic. For buyers, the market is likely to continue to move fast. If you see a home you like, you want to jump on it right away.”
Basically, inventory is still low, even though more homes are coming. But you shouldn’t put your plans on hold because you’re waiting for those additional houses to hit the market. Instead, stick with your search and persevere through today’s low inventory. You can find your next home if you’re patient and focused.
Remember your goals and why finding a home is so important. Those things should be the driving force behind your search. Share them with your agent and be clear about your priorities. Your trusted advisor is your greatest support as you navigate today’s low housing supply to find the home of your dreams.
This week's Sunday @nytimes Magazine asked if home buying will ever be normal again. The article focused on Austin, TX during peak house-craziness this past spring. When it wasn't unusual for a house to get 25 or more offers and sell for more than 10% over asking price. The write up examines a city dealing with soaring popularity due to, in part, giant companies like Amazon and Oracle moving in (hi, Nashville).
🧐 How did 2021 get so ultra competitive?
"The current boom is better compared to a river, one fed by streams that have long been visible on the horizon: high demand, low supply, and a dysfunctional economy in which wages are stagnant while restrictive zoning and poor public policy have turned housing into an artificially scarce commodity. Historically low 30-year fixed mortgage rates, hovering between 2.68 and 3.08 for the last year, are narrowing the riverbed, quickening the current."
If you were in Nashville searching for a house in May then Austin's situation has got to look familiar.
🚨Is it any easier to get a house now than it was six months ago?
Middle Tennessee home sales are down 7% from this time last year, but prices keep ticking up. Why is that? Low inventory and seasonality. We'd love a jolt of new construction and resales to hit the market.
Until then, Nashville just might have gone back to its old, pre-Covid Oct-Feb hibernation and that's a good thing for buyers. Listings still go for over asking but the market isn't as nutso as it was.
✨If you were waiting for your time to pounce, I think now is as good a time as any ✨
Nashville ranks first for the fastest-selling homes in the U.S., according to the latest RE/MAX National Housing report.
Homes in Nashville are selling in 10 days, the lowest average across the country. Last September, homes in Nashville were spending more than double the time on the market.
Nationally, the typical time a house spent on the market in September was 25 days. That's 14 days less on average than in September 2020.
The short shelf life of Nashville homes on the market however, doesn't translate to an increase in home sales.
In Nashville, sales have gone down 10% over the last year, the report said.
"Some sellers continue to overshoot the market, and as a result, their overpriced properties are seeing longer market times," said Jeff Checko, director of relocation at RE/MAX Advantage. "If all properties were priced in line with comparable sales, we'd have even fewer days on market."
The median home sale price in Nashville has risen nearly 20% in the last year, sitting at $395,000. The figure is nearly $65,000 above the median sale price of the 52 metro areas surveyed.
Article via Tennessean
Inglewood 3 bed/ 2 bath cottage close to everything that makes East Nashville so great. Hardwood and tile flooring throughout, backyard fire pit and patio perfect for entertaining, huge primary bedroom suite, separate laundry and mud room. Close to Downtown, 1.5 mile to Ellington Pkwy, 1 mile to new Publix, and just a 15 minute walk to Mitchell Deli and Dose Coffee. Quintessential Inglewood home!
1706 Northview Ave.
Nashville, TN 37216
Welcome to 37216 Inglewood. It's the Northern part of East Nashville. And the last few years, it's gotten really popular. It's a way to be in the urban core- East Nashville- while getting more green space and at a lower price point.
Shelby Bottoms park, the Greenway, it's 960 acres. It's got paths. It's got an old airport, Cornelia Fort. It's my favorite place to run. You'll see runners, bikers, rollerbladers, strollers, all of it out here.
Arguably East Nashville's most popular school, Inglewood zone, Dan Mills. I get more buyers requesting to be in the Dan Mills zone than just about any other.
If you want good coffee, Sip Café or Dose. And if you prefer an adult beverage, East Nashville Beer Works. They got a really good playground for the kids and love the craft beer. And then I would say The Fox is the go-to for craft cocktails.
So if you love East Nashville, but you want a little more room, you want to be close to the Greenway, I think you're going to like Inglewood.
Actually last week, there was a guy rollerblading, dog on shoulder, while air drumming. You can't see that just anywhere.
Nashville home sales are down 8% for July and I actually don't hate that. Let's talk about it really quickly.
Nashville home sales dipped, finally, I feel like all year they've been breaking records and easily beating 2020. And finally, our low inventory caught up to us. Nashville has fewer homes on the market, about half roughly of where we were last year, and last year was nothing special inventory wise. So what's that mean? We've still got a ton of buyers. I think there's some buyer fatigue and there are people maybe putting their home search on pause because they're sick of the 10 and 20 and 30 offer home scenarios, where a listing goes up and they get that many offers.
What's going to fix this? I would say builders building more homes and sellers deciding to put their homes on the market. It's not going to happen quickly. This is the new normal, and we'll be fine. Nashville is such a hot job market and the housing market is strong as heck, it'll be fine. The average home sale price was $415,000 in July, that's up $72,000 from the same time last year. Some pretty staggering growth.
See at the Tomato Art Fest this weekend! We're going to be right across from Wagon Wheel Title in the Crye-Leike tent. If I'm not there, some other agents will be, and we'd love to see you. Thanks!
Almost a year into the coronavirus pandemic, restaurants across Nashville continue to move forward with openings, sometimes because their concepts could be adapted for delivery and outdoor dining service, but more often because their owners saw no other choice but to forge ahead. Since mid-March 2020, when the state first temporarily closed indoor dining, dozens of new restaurants have opened their doors. This list of Nashville’s pandemic-born businesses in 2021 includes a completely cacao-based concept, two new Italian restaurants, and a long-awaited night-time adaptation of a lunchtime favorite.
Here’s a round-up of the restaurants and bars that opened January through July 2021.
North Nashville: EG & Mc, a new cocktail bar and southern-rooted tapas spot, took over the former home of the much-missed Garden Brunch Cafe. EG & Mc is the brainchild of Clint Gray, Derrick Moore, and EJ Reed (the crew behind Slim + Husky’s Pizza Beeria), alongside craft cocktail guru Gemaal Pratts of Aperitif. The menu is a refreshing and interesting one — with shared plates like cheddar bourbon fondue, stuffed lamb meatballs with cheese grits, and peach barbecue glazed candied yam mac and cheese on the menu alongside drinks like the EG&Mc signature drink with raisin-soaked Uncle Nearest, Amaro, vermouth, bitters, and chicory liqueur. 924 Jefferson Street
Bellevue: South Indian restaurant 615Chutney ventured out to just west of the city center for its new home. 615Chutney began its life as a food truck, with a focus on gluten-free, vegan, and vegetarian South Indian dishes. Some popular choices include samosas, pickled idli (steamed rice cakes with South Indian spices), malabar parotta (a layered flatbread), and Chutneyville sambar (lentil-based vegetable stew cooked with dal and tamarind broth). 7075 Hwy 70 S
Downtown: Chilangos is the next opening inside Assembly Food Hall at Fifth + Broadway. The new Mexican taqueria from chef Joel Mendoza is located on the north side near DeSano, serving barbacoa tacos and other spit-grilled meats alongside cheesy quesaberria tacos. 5055 Broadway Place
Downtown: Chicken Guy, Guy Fieri’s fried fowl-focused chain, opened up adding to the plethora of chicken options peppering Nashville. Located in one of the buildings damaged in Nashville’s Christmas Day bombing, the restaurant also offers grilled chicken options in tender and in sandwich form, plus salads, plenty of fries, and a whopping selection of 22 sauces, plus apple cinnamon cereal shakes for a sweet finish. 139 2nd Avenue N
North Nashville: InnerG is a new juice and yoga option in North Nashville, owned by Nielah Burnett. It’s Nashville’s first cold-pressed juice bar and yoga studio, with a wide range of juices and juice subscriptions available. 1807 9th Ave N
Midtown/Music Row: H&S Bagels is a new NY-style bagel shop in Midtown from New Jersey-born Hector Sanchez, who has over 40 years of experience. Sanchez serves up real-deal hand-rolled bagels plus fried Taylor ham (or pork roll, depending on who you ask) breakfast sandwiches. Sanchez uses high-gluten flour to give his bagels proper elasticity, then adds sugar, yeast, and water before leaving them to proof overnight, and then boiled fresh for optimal chewiness. 105 17th Avenue S
Lenox Village: Pegasus Pizzeria replaced a recently closed pizza joint and is already getting rave reviews as the much-preferred alternative. On the menu, look for a variety of thick Detroit-style pies with Vegan, dairy-free options plus a selection of six pasta dishes including penne pesto or spaghetti with meat sauce. To start, folks also rave about the Sicilian-baked meatballs and the mozzarella sticks. 6601 Sugar Valley Dr #115
Elliston Place: Koi Sushi & Thai joined the growing list of sushi options on the popular Rock Block, opening at the end of June. Dara Danh’s newest location replaces the former IHOP, with the familiar Koi menu of rolls, nigiri, and red snapper tempura alongside lots of Thai dishes. 2214 Elliston Place
Crieve Hall: Crieve Hall Bagel is a new sourdough bagel shop from Ben and Lizzy Cornfield which got its start out of their home kitchen during quarantine. They just got an official storefront in yes, Crieve Hall, where they offer flavors from plain and cinnamon sugar to jalapeno cheddar, also all available as bagel braids with plenty of schmears to choose from. 4825 Trousdale Drive, Suite 228
North Gulch: The Continental, Sean Brock’s new ground-level restaurant inside the Grand Hyatt Nashville, finally got to open up for in-house dining, and the presentations alone look like it's worth planning ahead for a reservation. Plus, there’s a roving prime rib cart.
Downtown: Miranda Lambert’s Casa Rosa opened on in that celeb-named stretch of Lower Broadway, and it’s a girly taco and queso lover’s dream. Step away from the bro-country bars that pepper the street and step into a room surrounded by hot pink booths, intricately tiled floors, and Miranda and Elvis-themed walls prime for photo ops.
East Nashville: By the Bottle Neighborhood Wine Bar opened in the parlor on Urban Cowboy’s first floor, a passion project by Nashville native Kate Cunningham. The city’s first by-the-bottle-only wine bar features a rotating selection of natural and sustainable wines priced at $25 and $45, with a few “baller-level” bottles for special celebrations.
Hillsboro Village: Shokku Ramen, the Las Vegas-born ramen spot expanded to Music City — and it’s the first Asian-owned ramen-specific spot in town. The Japanese anime-themed ramen shop is known for serving up both traditional and newly innovated styles and varieties of made-from-scratch broths and house-made spice blends, fried rice, beer, and sake at their 24-hour operation in the heart of Las Vegas’ Chinatown.
Hillsboro Village: Central BBQ, the Memphis-based smoked meats chain, opened its second Nashville location on 21st Avenue, serving up smoked meats alongside sides and banana pudding.
Hendersonville: Sea Salt was reborn a short drive from its former home in downtown Nashville, with chef Brad Webb (most recently of Setsun) leading the kitchen. Find a raw bar, Nashville hot chowder, steak frites, and a new take on ricotta agnolotti on the menu.
Germantown: Emmy Squared took on a third Nashville location for its quickly growing pizza and burger empire. Emmy took over the former Silo space, which was damaged in the 2020 tornado.
Midtown: Elliston Place Soda Shop reopened at last in gorgeous new digs, bringing back banana splits, Ms. Linda’s pies, and much-missed old-school Nashville vibes back to the Rock Block (plus, find new boozy shakes).
Downtown: Sixty Vines, the Texas-based wine lovers’ dream restaurant, was the next restaurant to open at Fifth + Broadway. Find the stunning, sprawling space on the third floor of the development, where diners can feast on pizzas, pasta, and charcuterie while choosing from so many options of wines by the glass. 5055 Broadway Place
Midtown: Flatiron debuted from the owners of Answer at the Broadway/Division split, with options like Nashville hot fried oysters, tomato bisque with waffled grilled cheese, and filet with bearnaise butter. There’s also a solid weekday happy hour featuring a selection of $5 drinks and snacks. 1929 Broadway
Downtown: Assembly Food Hall at Fifth + Broadway opened its second phase, and with it a string of new food stalls as new downtown dining options: Coco’s Fresh Italian, Horu Sushi, Istanbul Shawarma, the Liege Waffle Co., Pharmacy Burger, Pharmacy Wurst, the Philly Special, Prince’s Hot Chicken, Saffron, Steamboys, and Velvet Taco. See all of the opening menus here. 5055 Broadway Place
Downtown: The First Level at the Twelve Thirty Club rolled out in April of 2021, just the first of four levels of the new experiential dining destination at Fifth + Broadway. The self-described elevated honky-tonk’s menu runs the gamut from pork belly dumplings, sashimi, and Old Bay-rubbed wings for the table. Also on the all-encompassing menu, find a selection of salads plus mains like burgers, pastrami sandwiches, fish tacos, and barbecue. 550 Broadway
Downtown: Eddie V’s, the swanky seafood and steak chain from Texas, opened its first Tennessee location in April, with oyster platters and shellfish towers aplenty. 590 Broadway
East Nashville: Bite a Bit Thai and Sushi opened quietly on McGavock with a variety of , plus gummy bear-topped martinis and Thai chili-adorned margaritas.
1402 McGavock
Elliston Place: I Love Sushi, a Huntsville, Alabama-based sushi restaurant, spread its wings (not more angel ones, thankfully) to Music City — to Elliston Place, specifically. Look for a wide array of starters, noodle dishes, and bento boxes, plus so many choices for sushi, sashimi, and flashy rolls. 2300 Elliston Place
East Nashville: Samurai Sushi East quietly slid into the former Eastland Cafe space in April of 2021, bringing in a new chef from Tokyo, Tomo, to bring an upgraded menu to its third location, complete with wider nigiri and sashimi options plus plenty of raw and cooked rolls. 97 Chapel Avenue
The Gulch: The Gumbo Bros., a Brooklyn-based but NOLA-themed restaurant, debuted in the Gulch in early March, giving Nashvillians a culinary escape to New Orleans via comforting Cajun and Creole cuisine. On the menu, look for an array of po’boys, a trio of gumbos, fried alligator bites, and more from Mobile, Alabama born/LSU grad Adam Lathan. Plus bananas foster pudding for dessert. There are plenty of beer options plus classic hurricanes and Tabasco margaritas to wash it all down. 505 12th Ave S
Downtown: Assembly Food Hall at Fifth + Broadway (more on that later) opened its first phase, and with it enter these food stalls as new downtown dining options: Thai Esane, Whisk Crepes, Donut Distillery, Cotton & Snow, DeSano Pizzeria, NoBaked Cookie Dough, Oke Poké, and Smokin Chikin. 5055 Broadway Place
Downtown: Fifth + Broadway is the larger complex that hosts the food hall, and has plenty of ground floor, street entry dining options that opened in March: Slim + Husky’s, Shake Shack, Blanco Cocina + Cantina, Le Macaron, Cava, and Elixr Coffee. Intersection of Fifth Ave and Broadway
Charlotte Pike: Ichiban Japanese Restaurant opened in March on Charlotte Pike, giving West Nashville diners a new Japanese dining option. Hibachi chicken or shrimp comes served with soup, salad, and fried rice, and rings in at $15.99. 5515 Charlotte Pike
East Nashville: Shep’s Delicatessen gives East Nashville a real deal Jewish delicatessen — and the city responded with overwhelming approval. The new Five Points spot named after owner restaurateur Howard Greenstone’s grandfather sold over 400 lbs. of pastrami and corned beef in its first two days. Folks poured through the doors in its first weekend open in March, ready for bodega-style stacked breakfast sandwiches, egg creams, and pancake-battered blintzes. Check Shep’s social media for updated hours. 1000 Main Street
East Nashville (reopened after tornado): Smith and Lentz reopened a year post-tornado, amid pandemic times with a brand new pizza program from chef Chris DeJonge (formerly of Rolf & Daughters). Find excellent pepperoni-studded and hot honey slathered NY-meets-Neapolitan style pies for dine-in and takeout at the brewery’s revamped space. 903 Main Street
Charlotte Ave: Family Tacos is a new family-operated Mexican restaurant serving breakfast all day plus tacos, huaraches, and other specialties. 4304 Charlotte Ave, Suite F
The Gulch: Blue Stripes, founded by chocolatier Max Brenner, is not a chocolate cafe — so be careful not to call it that. The concept is based on cacao instead, focused on the superfood’s stated benefits alongside sustainability. With sustainability in mind, Blue Stripes uses everything — from the beans to the shell and the fruit for its decadent beverages and smoothies, baked goods, savory snacks, and cacao waters. 333 11th Avenue South
The Gulch: Arnold’s After Dark at Nashville’s iconic meat-and-three Arnold’s Country Kitchen launched at last in February, after years of buzzy anticipation. (The city is still waiting on breakfast, but Sunday brunch is coming soon.) No, it’s not technically a new restaurant, but sitting at the new bar sipping tequila and eating crispy tacos and cheese and brisket-slathered nachos, it certainly feels like one. Plus, it’s the first time many are able to visit, with the new night-time and all-day Saturday hours. 605 8th Ave S
Brentwood: Thai Esane’s second location hit Brentwood just weeks before Nina Singto’s third opens up downtown, so needless to say the chef’s popular Thai restaurant is thriving among the hard pandemic days. The menu is a familiar one for TE’s loyal customers, who flock for papaya salad, drunken noodles, pineapple boat fried rice, and more which can all be elevated to Singto’s signature “Nina hot” level. 203 Franklin Road, Suite 100
Cool Springs: Waldo’s Chicken & Beer expanded its fast-casual, fowl-focused menu of wings, tenders, chicken sandwiches, and comforting sides South of town to Cool Springs’ Liberty Station in February. Waldo’s is another concept from Fresh Hospitality, which also envelops Biscuit Love, The Grilled Cheeserie, Martin’s BBQ, Juice Bar, and more. 1201 Liberty Pike, Franklin
Five Points: Popular sfincione purveyor and Sicilian street food spot St. Vito Focacciaria slid into the kitchen/dining space at East Nashville’s Vandyke just a few short weeks after the permanent closure/departure of Setsun. Owner/chef Michael Hanna has worked in the restaurant industry for years in Memphis, Nashville, and beyond. There’s been much buzz around town about the chef’s real deal sfincione, most recently served out of Citizen Kitchen to the masses. 105 S. 11th Street
Downtown Franklin: Culaccino brought Nonna-worthy meatballs, ravioli, and wood-fired pies to Harpeth Square in downtown Franklin in January. Of note: it also brought downtown Franklin its only outdoor bar. It’s a menu of homespun Italian fare from chef Frank Pullara, who previously manned the kitchens of the acclaimed Campagna Hospitality Group (Osteria Tulia, Bar Tulia, The French) in Naples, Florida. Pullara also assisted chef Vincenzo Betulia at the James Beard House back in 2016. Culaccino is his first solo concept. 104 E Main St, Franklin
Cool Springs: A second new Italian restaurant for Franklin, Chrysalis Modern Italian, snuck into the Cool Springs/Corothers stretch recently. It’s not traditional mom-and-pop style Italian, but it’s already become popular for takeout and dine-in with a menu of create-your-own cheese/charcuterie boards, small plates, pasta, panini, and flatbreads. 9040 Carothers Parkway, Suite A201, Franklin
East Nashville: Flamie’s Hot Chicken Factory started serving its take on, yes, Nashville hot chicken — with a selection of wings, tenders, and-bone in fiery fowl ranging from “sweet heat” to “son of a gun”. 3231 Gallatin Pike
Pie Town: Blu Ox Bar and Restaurant at Bad Axe Throwing Nashville (now the largest Axe throwing venue in Tennessee) opened in January. It’s a full-service restaurant and bar featuring skyline views, live music, an outdoor seating area, and mural photos ops — open to ax-aficionadas and non-ax-throwers alike. Blu Ox offers “a Northwoods-inspired menu with a southern twist.” The Bad Axe chain has dozens of locations across the US plus some in the UK and Canada. 648 Fogg St
East Nashville: Eastwood Deli Co is now open for breakfast and lunch with a straightforward menu of biscuit sandwiches, breakfast burritos, sandwiches, and salads. Located in the former home of The Wild Cow (which moved to Fatherland Street last year), the deli is owned by husband and wife Alex Griffin and Stefanie Kisselburg. 1896 Eastland Ave
Hillsboro Village: Grain & Berry opened in January adjacent to the neighborhood’s Moxy Hotel, and Banh Mi + Roll Plus. The restaurant provides another new “health-focused” option in Hillsboro Village, featuring superfood bowls, flatbreads made with cauliflower or broccoli crusts, and juice shots and smoothies. 1806 20th Ave S
Sold for $53,500 over asking!
How'd we do it?
My seller's style was *spot-on* so no extra staging to do. For a three year old, home touch up paint and a quick visit from a handyman had it ready to go. My clients stayed out of town the weekend their home hit the market so we could get as many potential buyers inside as possible.
One in three buyers put in an offer on this Nations home listed at $559,000. Closed at $612,500.
Professional pictures, 3D matter port tour, drone video, Facebook and Google ads, promote in realtor-only FB groups, postcards, and social media helped maximize this listing's attention.
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Justin Floyd
Crye-Leike Realtors
615 299-6774
Oh, the goals we set in 2020. One of mine was to get a Real Estate Broker’s License. It was a plan-squasher of a year, plus our son joined the world two hours into Nashville’s quarantine. I’m comforted by routines and those went out the window. The broker thing got shelved.
This May I passed my broker’s exam. I did it to stay sharp and expand my knowledge base so clients know they’re in the best hands.
A broker’s license means staying competitive in a market where there are more agents than homes for sale. Does that read as crazy as it sounds? In March there were 4,364 listings and 5,700 active realtor licenses in Middle Tennessee.
It’s a fight and I’m here for it.
Excited for the changes, and routines, of this year.
Hitting the market today in The Nations, a three bed / three bath home just two years old. Stunning selections, covered parking, vaulted ceiling in the master, plus living room fireplace.
$559,000
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