How To Find the Best Deal on a Home in Tennessee Right Now
If you’re hoping to stretch your dollars further in today’s housing market, here’s a strategy most buyers completely overlook:
Focus on homes that have been sitting on the market a little longer than average.
In Tennessee, especially across Middle Tennessee markets like Mount Juliet, Hendersonville, Nolensville, and Franklin, the homes that linger are often where the best opportunities live. Sellers get more realistic, expectations shift, and negotiations become more buyer-friendly.
Let’s break down why this matters and how you can use it to your advantage.
The Opportunity: Many Tennessee Sellers Are Making Price Adjustments
While every local market is a little different, we’re seeing a clear trend in Tennessee:
Roughly 1 in 5 listings has made at least one price reduction this year.
That tells you something important.
No matter where you are shopping, whether in Davidson, Sumner, Wilson, Williamson, or Rutherford County, there are deals to be found if you know where to look. And that’s exactly where working with a local agent who knows the neighborhoods, the pricing patterns, and the flexible sellers comes in.
Your Best Tactic: Target Homes That Have Been Sitting the Longest
The biggest mistake buyers make is skipping over homes that haven’t sold quickly.
But that is often exactly where the smart buyers lean in.
Homes that have been on the market for a longer stretch usually signal one thing:
The seller is ready to negotiate.
Maybe the home was priced too high at the start. Maybe the finishes feel dated. Maybe the timing worked against it. Regardless of the reason, situations like these create leverage for you.
When competition is low, you may be the only offer the seller receives. That opens the door for:
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Price reductions
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Repairs or allowances
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Closing cost credits
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Home warranties
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Flexible closing timelines
All of these can save you money and reduce stress.
Every fall and winter in Tennessee, sellers become more flexible because buyer traffic naturally slows down. If you are still active in the market during this time, it puts you in a strong position.
Why It Works: Homes Lose Value the Longer They Sit
National and local data both show the same trend.
The longer a home stays on the market, the higher the chance it sells below the original asking price.
Even a modest reduction can make a real impact. Saving even 4 to 6 percent off the list price on a median Tennessee home can put tens of thousands of dollars back in your pocket.
For many of my clients, the slightly overlooked listings are exactly where we find the best opportunities.
Bottom Line
If you want the best deal possible on a home in Tennessee right now, look beyond the brand-new listings.
The homes that have been waiting for the right buyer may actually be your biggest advantage. With more sellers making price adjustments, your window to negotiate is wide open.
If you want help identifying the best opportunities in your favorite Tennessee city or neighborhood, I am here to guide you every step of the way.
