Ultra Luxury Market update
Davidson County | August 2026
DAVIDSON COUNTY AUGUST 2026 OVERVIEW
August moved Davidson County’s ultra-luxury market — defined in this month’s report as homes listed between $1.5M and $5M — decisively upmarket. Fewer homes traded than in July, but the ones that did traded higher, and the top of the band carried more of the weight.
A total of 53 new listings entered the segment while 46 properties closed, representing $116.2M in closed volume and an average sale price of $2,526,741 — the strongest monthly average of the quarter.
Sellers achieved an average of 96.9% of list price, with 20 of the 46 closings settling at or above full asking price and five closing above ask outright — evidence that correctly priced homes are still drawing competition well into the top of the band.
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 AUGUST 2026 METRICS
- 53 New Listings ($1.5M–$5M)
- 46 Closed Sales
- $2,526,741 Average Sale Price
- $2,215,000 Median Sale Price
- $554 Average Sold Price Per Sq Ft
- 96.9% Average Sale-to-List Ratio
- 99 Median Days on Market
- 426 Active Listings
MARKET LIQUIDITY & BUYER DEMAND
Demand concentrated at the top of the market in August. 28 homes are currently under contract at an average list price of roughly $2.50M — a lighter pipeline than midsummer, which is normal for late August ahead of the post-Labor Day pickup.
With 426 active listings representing $1.12 billion in total list volume and roughly 6.6 months of supply, buyers have meaningfully more selection than they did a month ago. Green Hills again leads active inventory, followed by Sylvan Park, 12 South, Oak Hill, Forest Hills and West Meade. Competition remains strongest below $2.5M, where 27 of August’s 46 closings landed.
DOWNLOAD FULL AUGUST 2026 ULTRA-LUXURY REPORT
NOTABLE AUGUST ACTIVITY
- 4600 Shys Hill Rd, Seven Hills — Listed at $4,997,000
- 1030 Chancery Ln S, Belle Meade — Sold at $5,000,000 (100% of list, 28 days)
August’s notable activity included 4600 Shys Hill Rd in Seven Hills at $4,997,000 — the highest-priced new listing to enter the segment in August — and 1030 Chancery Ln S in Belle Meade, which closed at $5,000,000, a full 100% of list price, in just 28 days. Belle Meade delivered a second full-ask closing the same month at 712 Lynnwood Blvd, $3,750,000.
AUGUST MARKET INSIGHTS
- Deeper inventory met firmer pricing across the $1.5M–$5M band.
- 46 luxury properties closed, totaling $116.2M in volume.
- Pricing strengthened to a $2,526,741 average sale price, the quarter's highest.
- $554 average sold price per square foot ($528 median).
- The sub-$2.5M tier remained the transactional core with 27 of 46 closings (59%), while the $2.5M–$5M range lifted every average.
August reinforced that correct pricing still decides everything in Davidson County’s luxury market. 20 of 46 sales closed at or above asking price, including two full-ask closings in Belle Meade at $5,000,000 and $3,750,000. Buyers find the deepest selection and their strongest negotiating position above $3M, where 121 active listings competed for just 10 closings in August.
RECEIVE MONTHLY LUXURY MARKET UPDATES
Monthly insights on pricing trends, inventory shifts, buyer demand, and notable luxury activity across Davidson County.