Ultra Luxury Market update
Davidson County | September 2026
DAVIDSON COUNTY SEPTEMBER 2026 OVERVIEW
September closed the third quarter with Davidson County’s ultra-luxury market, defined in this month’s report as homes listed between $1.5M and $5M, tilting toward buyers for the first time this year. Sellers came back to the market in force while buyers took their time, and prices held firm through the shift.
A total of 79 new listings entered the segment, the heaviest month of new supply in the quarter, while 36 closings recorded so far represent $85.1M in closed volume and an average sale price of $2,363,864.
Sellers achieved an average of 97.0% of list price, with 13 of the 36 closings settling at or above full asking price and four closing above ask outright. Correctly priced homes are still clearing at full value even as the balance of leverage moves toward the buyer.
This report covers Davidson County’s $1.5M–$5M ultra-luxury market. For homes from $750K to $1.499M, read the Luxury Market Update.
KEY SEPTEMBER 2026 METRICS
- 79 New Listings ($1.5M–$5M)
- 36 Closed Sales (recorded so far)
- $2,363,864 Average Sale Price
- $2,052,500 Median Sale Price
- $494 Average Sold Price Per Square Foot
- 97.0% Average Sale-to-List Ratio
- 76 Median Days on Market
- 468 Active Listings
MARKET LIQUIDITY & BUYER DEMAND
Demand cooled in pace, not in price. 41 homes are currently under contract at an average list price of roughly $2.47M, a solid pipeline feeding October and November closings, and September’s median of 76 days on market was the fastest of the quarter.
With 468 active listings representing $1.22 billion in total list volume and roughly 7.4 months of supply, buyers have the deepest selection of 2026. Green Hills leads active inventory decisively, followed by Sylvan Park, Oak Hill, West Meade Farms, 12 South and Forest Hills. Competition remains strongest below $2.5M, where 22 of September’s 36 closings landed, while 131 active listings now sit above $3M against single-digit monthly absorption in that tier.
DOWNLOAD FULL SEPTEMBER 2026 ULTRA-LUXURY REPORT
NOTABLE SEPTEMBER ACTIVITY
- 1915 Blair Blvd, Belmont Hillsboro — Listed at $4,495,000
- 1015 Halcyon Ave, 12 South — Sold at $3,900,000 (100% of list, $954 per square foot)
September’s notable activity included 1915 Blair Blvd in Belmont Hillsboro at $4,495,000, one of the highest-priced new listings to enter the segment this month, and 1015 Halcyon Ave in 12 South, which closed at $3,900,000, a full 100% of list price, at $954 per square foot, the highest of any September closing. The 2007 home directly next door sold in July at $580 per square foot.
SEPTEMBER MARKET INSIGHTS
- New supply outpaced absorption, 79 listings in against 36 closings out.
- 36 luxury properties closed so far, totaling $85.1M in volume.
- Average sale price eased to $2,363,864 as activity settled back into the core.
- $494 average sold price per square foot ($442 median).
- The sub-$2.5M tier remained the transactional core with 22 of 36 closings (61%), while 12 homes closed above $2.5M.
September reinforced that correct pricing still decides everything in Davidson County’s luxury market. 13 of 36 sales closed at or above asking price, led by a full-ask, $954 per square foot closing in 12 South. Heading into the fourth quarter, buyers hold their strongest negotiating position of the year, concentrated above $3M where 131 active listings compete for a thin buyer pool, while the sub-$2.5M core continues to move quickly for homes priced to the roughly $500 per square foot the market is actually paying.
RECEIVE MONTHLY LUXURY MARKET UPDATES
Monthly insights on pricing trends, inventory shifts, buyer demand, and notable luxury activity across Davidson County.