Connecting realtors to sellers in Nashville: infill lots, long-time owners and listing leads
Nashville has been one of the fastest-growing big cities in the country, and Davidson County’s median home value is now near $417,000. In neighborhoods such as East Nashville, The Nations, 12 South and Wedgewood-Houston, older cottages on wide lots have become targets for builders who replace one small house with two new ones.
Many long-time owners in those neighborhoods receive cash and builder offers every week. This guide uses Census figures and local search data to show where Nashville sellers are and covers lot value, two-unit infill, short-term rental rules, estates, Tennessee trustee sales, respectful outreach and listing math.
Nashville and Davidson County in numbers
Davidson County, which is governed together with the city of Nashville, has about 715,000 residents, a median home value near $417,000 and a median household income around $78,000 in recent Census estimates, with about 53% of homes owner-occupied.
About 59% of homes are single-unit houses, and vacancy runs near 9%, partly reflecting new apartment buildings and short-term rentals near downtown.
Healthcare, music and entertainment, tourism, universities and a growing number of corporate offices keep jobs and population rising.
Many neighborhoods close to downtown were once affordable working-class areas. Long-time residents there now hold large equity, and some feel pressure from frequent investor offers.
Suburbs in neighboring counties, such as Hendersonville and Mount Juliet, draw buyers looking for more space at lower prices.
- Ignore lot and zoning value
- Pressure long-time residents
- Contact owners without checking calling rules
- Check zoning and lot size early
- Lead with respect and information
- Follow Do Not Call and consent rules
Nashville resources
Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.
Carolynn Castillo
Realtor & Broker · eXp Realty
Infill lots, rental rules, estates and trustee sales
Several Nashville and Tennessee factors shape when owners decide to sell.
Infill and two-unit lots
In many Nashville neighborhoods, zoning allows two homes on one lot, often built as a pair of detached units under a horizontal property regime. Lot width, zoning and overlays decide what a builder can do and what the lot is worth.
- Zoning
- Two-unit lots
Confirm zoning and lot details before quoting a value.
Short-term rental permits
Nashville requires permits for short-term rentals, and rules for non-owner-occupied rentals in residential areas are limited. Owners whose permits change may decide to sell.
- STR permits
- Zoning
Confirm current permit status with Metro Codes before advising sellers.
Estates and the courts
Davidson County courts handle estates. The personal representative generally needs proper authority to sell real estate.
- Probate
- Personal representative
Work with the estate’s attorney on authority and timing.
Trustee sales and fair outreach
Most Tennessee foreclosures are handled out of court through trustee sales. All outreach must follow Do Not Call, consent, fair housing and Tennessee license rules, and long-time residents deserve clear, honest information about their options.
Lead with help and information, not pressure.
Questions to ask a Nashville seller
- 1Who has authority to sell?
- 2What offers has the owner received?
- 3What is the lot size and zoning?
- 4Is there a short-term rental permit?
- 5Where does the owner plan to move?
- 6Would the owner prefer a listing or a builder sale?
Shannon Thompson
Investor · Joe Homebuyer of Atlanta
Watch Shannon Thompson share their experience using ForeclosuresDaily.com.
What Davidson County buyers and owners search for
Search data shows the strongest buyer demand in Tennessee. Nashville homes for sale draws about 6,600 searches a month, Hendersonville about 1,300 and Nashville realtors about 480.
Owners research their homes
The Davidson County property assessor and the register of deeds each draw about 2,900 searches a month.
Cash offers are everywhere
We buy houses Nashville draws about 1,000 searches a month and sell my house fast Nashville about 320.
Neighborhood searches are specific
East Nashville and Antioch homes each draw about 170 searches a month.
- 1Nashville homes for saleAbout 6,600
- 2Davidson County property assessorAbout 2,900
- 3Davidson County register of deedsAbout 2,900
- 4Homes for sale Hendersonville TNAbout 1,300
- 5We buy houses NashvilleAbout 1,000
- 6Nashville realtorsAbout 480
- 7Sell my house fast NashvilleAbout 320
- 8Homes for sale Mount Juliet TNAbout 260
How agents can use this data
Turn search interest into listing conversations:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors and agents such as Carolynn Castillo, who share how they find motivated sellers.
Andrew Litchfield
Webinar host
Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
Nashville ZIP codes for listing outreach
Recent Census estimates show how values and ownership vary across Davidson County.
Green Hills and Belle Meade 37215 and 37205
Medians near $1,047,000 and $953,000 and owner-occupancy near 70%, with large homes and long-time owners.
12 South and Hillsboro area 37204 and 37212
Medians near $908,000 and $964,000, with older homes on lots that builders want.
East Nashville 37206
A median near $600,000 and owner-occupancy near 50%, with cottages, infill homes and strong demand.
The Nations and North Nashville 37209 and 37208
Medians near $530,000 and $520,000, where many older homes have been replaced by pairs of new homes.
Inglewood, Donelson and Old Hickory 37216, 37214 and 37138
Medians near $341,000 to $448,000 and owner-occupancy above 60%, with mid-century homes.
Antioch, Madison and Bordeaux 37013, 37115 and 37218
Medians near $308,000 to $350,000, more affordable areas with many first-time buyers and landlords.
ZIP medians are recent Census estimates and include all housing types. Always price listings from recent comparable sales nearby.
Anthony Coletti
Real estate investor
Watch Anthony Coletti share their experience using ForeclosuresDaily.com.
Where Nashville agents find listing leads
- 1
Use targeted lead lists
Long-time owner, probate, absentee owner and preforeclosure lists help you reach owners before an investor or builder does.
- 2
Watch public sources
Davidson County court, register of deeds and assessor records show estates, filings and ownership changes.
- 3
Build local relationships
Estate attorneys, neighborhood associations and builders often know owners who are planning a sale.
Before you reach out
- Confirm ownership
- Check Do Not Call status
- Check zoning and lot size
- Check rental permit status
- Pull nearby comparables
- Plan follow-up
Explore resources such as our Nashville listing platform and off-market property in Davidson County.
Jeremy Resmer
Webinar host
Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
Comparing a builder offer with a listing in Nashville
Show long-time owners both options with real numbers, because a builder offer may look generous until it is compared with a fully marketed sale that reaches several builders and buyers.
Net = Sale price − Commission + repairs + closing costs
Builder sales may skip repairs but often come in lower.
These figures are examples only. Every lot and home is different.
Competition raises lot prices
When several builders see a lot at the same time, the price usually rises. A listing creates that competition.
Follow-up wins listings
Most seller conversations happen after several touches. Plan letters and visits over months, not days.
Antonio Stringfield
Probate investor · Los Angeles
Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.
Nancy Wallace-Laab
Investor · nearly 20 years
Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.
Phillip Warrick
Full-time investor since 2003
Full-time real estate investor since 2003, with over 20 years of experience.
Connecting realtors to sellers in Nashville: FAQ
Short answers for agents working Nashville and Davidson County. Tap a question to open it.
QWhere do Nashville listing leads come from?Yes
Often long-time owners, estates, absentee owners and preforeclosures.
QShould an owner take a builder offer?Yes
Sometimes. Compare it with a listing using real numbers.
QWhat is a two-unit lot?
A lot where zoning allows two homes, often built as a detached pair.
QDo short-term rental rules matter?
Yes. Permits are required and limited in many residential areas.
QHow do Tennessee foreclosures work?
Most go through out-of-court trustee sales.
QWhich nearby towns draw buyers?
Hendersonville, Mount Juliet, Franklin and Brentwood.
Looking for Nashville listing leads? Tell us your target ZIP codes and we will help you choose seller lists.
Start connecting with Nashville sellers
Nashville rewards agents who understand lot value and zoning, compare offers honestly and treat long-time owners with respect.
ForeclosuresDaily.com supplies seller leads across Davidson County and Tennessee, including probate, preforeclosure and absentee owner data. Explore our lead products.