See comments below for a 2025 update to this 2021 article.

I have a friend in Washington DC looking for a home for his new family, and he’s been texting with me for some advice in choosing a Realtor. He was concerned that not going with a certain Realtor from a certain new large brokerage would mean he wouldn’t be able to access their pool of private listings the agent had mentioned. In response, I thought I’d share a little about the Clear Cooperation Policy and what it means to consumers who worry about fair access to the real estate marketplace.

In November of 2019, the NAR board of directors adopted the Clear Cooperation Policy in response to concerns about the use of pocket listings. This reinforces the consumer benefits of cooperation, and ensures that the MLS is an efficient and transparent marketplace that is pro-competitive and pro-consumer. In recent years, there has been significant growth in the use of pocket listings and misuse of various limited exposure marketing tactics. Brokers did this in response to historically low inventory and high demand in popular areas like Nashville.

Some brokers would claim their clients required privacy, but would then publicly market the listing on their own website or in social media groups to a limited number of people without sharing it on the MLS. Pocket listings have generally benefited the listing firm more than the client, as quick off-market deals are great for the agent, but only ok for the seller, since they don’t receive the benefit of exposure to a wider marketplace and the attendant competition in bidding. Obviously, this was almost all bad for a buyer who didn’t know the right Realtor. Other brokers would list the property as “coming soon” but then allow a select few buyers, sometimes their own clients, to view and offer on the property before the rest of the public.

These situations also raised concerns about equal opportunity and the Fair Housing Act of 1968, which the NAR and all Realtors have to take seriously.

Keeping properties off the MLS disadvantages buyers, but also sellers, particularly in a hot market like Nashville. With the Clear Cooperation Policy in place, both buyers and sellers have access to the most comprehensive and fair marketplace for real estate through the NAR and their own personal Realtors. Listing brokers must submit property listings to the MLS within one business day of publicly marketing a property. Are there brokerages trying to game the system and still use pocket listings within the framework of the Clear Cooperation Policy? A few, but most of their clients want exposure to the full marketplace too. You won’t be missing anything of note. You can rest assured that you have the same opportunities as other consumers, no matter who you choose as your Realtor.

If you have questions about buying or selling, I’d love to speak with you.

2025 Update: The CCP rules referenced above are still NAR policy, though most MLSes, including Realtracs in Middle Tennessee, are not enforcing the guidelines. See Steph’s recent comment below for our thoughts on off-market deals. 

Are you considering moving to Nashville, TN? You’re not alone! With 70+ people relocating to Greater Nashville daily in 2024, Music City is striking all the right chords with newcomers. Before you pack your bags and hit the road, take a few minutes to discover why living in Nashville might be the perfect choice for your next chapter.

If you’re serious about moving to Nashville, we’re ready to help make your transition seamless. Just like finding the perfect harmony in a country song, we’ll help you find the perfect neighborhood that resonates with your lifestyle.

Still have questions after reading? Contact James & Steph!

Why Nashville? The Stats Don’t Lie

Did you know Nashville consistently ranks in the top 10 cities for quality of life nationwide? Or that it’s been named one of the best cities for young professionals by Forbes, Money Magazine, and U.S. News & World Report? The secret’s out about living in Nashville, y’all!

What many folks don’t realize until they arrive is just how deeply music flows through the city’s veins. When we say “Music City,” we mean it! From the neon-lit honky-tonks on Lower Broadway to the hallowed halls of the Grand Ole Opry and Ryman Auditorium, you’ll find live music spilling onto the streets seven days a week, 365 days a year.

15 Reasons You’ll Fall in Love with Nashville Living

1. Southern Hospitality Isn’t Just a Saying – It’s Our Way of Life

Picture this: You’re grabbing coffee at Barista Parlor in East Nashville when you bump into someone you met at a neighborhood potluck last month. Neither of you remembers the other’s name, but you’re instantly wrapped in a warm “Hey there!” and chatting like old friends.

That’s the Nashville way.

This city of nearly 700,000 (GSE: over 2 million) somehow maintains its small-town heart. Nashville’s population has grown by over 20% since 2000, making it one of America’s fastest-growing metropolitan areas – but newcomers consistently tell us the same thing: “It feels like I’ve finally found my community.”

I remember showing homes to a couple from Boston who were shocked when strangers waved to them from porches. Six months after moving to Nashville, they were the ones initiating the friendly waves!

2. The People Make the Place

Nashville attracts creatives, entrepreneurs, healthcare professionals, and folks simply seeking a better quality of life. This diverse mix creates a uniquely welcoming atmosphere you won’t find anywhere else.

Franklin, just south of Nashville, regularly appears on “Best Places to Live in America” lists – and with good reason. The charm of these communities comes directly from the people who call them home.

If you’re relocating from the Northeast (we see you, New York, Massachusetts, and New Jersey transplants!), prepare for a refreshing change in daily interactions. As one of my clients from Chicago recently told me, “People actually make eye contact and say good morning here. It took some getting used to, but now I can’t imagine living in Nashville any other way.”

Dog owner? You’ll find furry friends and their humans gathering at Centennial Park, Shelby Bottoms Dog Park, and Two Rivers Dog Park. These aren’t just pet playgrounds – they’re where lasting friendships form over shared stories and tennis balls.

3. Career Opportunities That Hit All the Right Notes

Nashville’s job market is hotter than our famous hot chicken! With an unemployment rate hovering around 3% (well below the national average), finding work after moving to Nashville is significantly easier than in many other metropolitan areas.

Nashville International Airport (BNA) is in the midst of a $1.4 billion expansion, adding new direct flights and making business travel a breeze. This connectivity has helped attract major corporations looking for headquarters in a more affordable, livable city.

Did you know Nashville is actually known as the “Healthcare Capital of the U.S.”? With over 500 healthcare companies calling Middle Tennessee home, including HCA Healthcare and Vanderbilt University Medical Center, the medical industry employs more than 270,000 people in the region. This makes healthcare one of the top employment sectors for those living in Nashville.

The city’s diverse economy doesn’t stop there. Financial giant AllianceBernstein relocated its headquarters from Wall Street to Nashville in 2018, bringing 1,250 high-paying jobs. Amazon has established a significant presence downtown with its Center of Excellence, adding 5,000 corporate and tech positions. Other major employers include Nissan North America, Bridgestone Americas, and Asurion.

Nashville’s tech scene is exploding, too, with startups and established tech companies flocking to areas like the Gulch and Germantown. The Oracle campus will soon transform the east bank of the Cumberland River. The city’s entrepreneurial spirit also makes it perfect for those looking to launch their own business ventures.

4. Foodie Paradise: Way Beyond Hot Chicken

Let me tell you, your taste buds are in for a serious treat when living in Nashville! While our hot chicken put us on the culinary map (and yes, you absolutely must try the original at Prince’s or the tourist-friendly heat at Hattie B’s), Nashville’s food scene has exploded into a diverse smorgasbord of flavors.

The aroma of slow-cooked barbecue from Martin’s Bar-B-Que Joint. The sizzle of farm-to-table creations at Rolf & Daughters. The steam rising from a fresh batch of biscuits at Biscuit Love. Nashville’s culinary soundtrack is music to any food lover’s ears.

With over 2,000 restaurants and 200+ food trucks roaming the city, you’ll never run out of new flavors to discover after moving to Nashville. East Nashville alone offers everything from upscale dining at Folk to casual fare at The Pharmacy Burger Parlor & Beer Garden.

Pro tip: For an unforgettable dining experience, snag a reservation at The Catbird Seat, where you’ll watch chefs create a multi-course tasting menu before your eyes. Or try Audrey by renowned chef Sean Brock for a modern take on Appalachian cuisine that will forever change how you think about Southern food. And my absolute favorite chef is Deb Paquette of Etch & Etc. Her sauce combinations are out of this world!

5. Craft Beer Scene: Brewing Creativity

Nashville’s craft beer scene perfectly complements its musical creativity. Local breweries like Yazoo Brewing Company (try their Embrace the Funk series), Tennessee Brew Works (the Basil Ryeman is a must), and Bearded Iris Brewing (known for hazy IPAs) are creating liquid masterpieces worth writing songs about.

Southern Grist Brewing Co. pushes boundaries with innovative flavors that change constantly, while Jackalope Brewing Company, founded by female brewers, offers approachable beers perfect for Nashville newcomers. Many taprooms feature live music, bringing together two of Nashville’s favorite things when living in Nashville.

6. Nashville Real Estate: Still Hitting the Sweet Spot

While Nashville’s popularity has certainly impacted home prices, the city still offers remarkable value compared to coastal markets. In East Nashville, a renovated craftsman bungalow that might cost $2.5 million in parts of Los Angeles can be found for under $800,000. In emerging neighborhoods like The Nations or Wedgewood-Houston, first-time homebuyers can still find opportunities under $500,000.

Nashville’s housing market remains strong because it’s supported by real economic growth rather than speculation. Whether you’re searching for a downtown condo with skyline views, a historic Germantown townhome, or a family-friendly property in suburban areas like Mount Juliet, Bellevue, or Hermitage, your dollar stretches further here after moving to Nashville.

Many of our clients from California, New York, and Washington DC are amazed when they discover how much more space and character they can afford in Nashville. One recent transplant from San Francisco told me, “I went from a 900-square-foot condo to a 3,000-square-foot house with a yard for less money. I feel like I’m dreaming!”

7. Four Seasons of Weather (But None Too Extreme)

Nashville experiences all four seasons but without the extreme cold of the North or the oppressive heat of the Deep South. Spring brings vibrant blooms and comfortable temperatures perfect for porch sitting. Summers are warm (yes, it gets hot and humid in July and August), but fall rewards residents with spectacular colors and crisp air, ideal for hiking nearby trails when living in Nashville.

Winter typically brings only a few light snowfalls that turn the city into a postcard-perfect scene – just enough to build the occasional snowman but rarely enough to seriously disrupt daily life. The average of 213 sunny days per year means you’ll have plenty of opportunities to enjoy outdoor living.

For those moving to Nashville from colder climates, imagine this: being able to golf or hike in January on a 60-degree day. It happens more often than you’d think!

8. Education: From Preschool to Doctorate

Nashville takes education seriously at every level. Metro Nashville Public Schools offers specialized magnet programs focusing on arts, sciences, and international studies. The city also boasts excellent charter schools and prestigious private institutions like Montgomery Bell Academy, Harpeth Hall, and the University School of Nashville.

Higher education shines with Vanderbilt University, consistently ranked among the nation’s top 20 universities, plus Belmont University (known for music business programs), Tennessee State University (a prominent HBCU), Lipscomb University, and Fisk University (with its renowned art collection) – making Nashville an excellent choice for education-focused families.

For those moving to Nashville with school-aged children, we have the option for browsing by school zones to simplify your search. Some of Davidson county’s highest-rated public schools include:

9. Arts & Culture: Nashville’s Hidden Harmonies

While music may take center stage, Nashville’s broader cultural scene deserves a standing ovation. The Frist Art Museum, housed in a stunning Art Deco former post office, hosts world-class traveling exhibitions that change regularly.

The Tennessee Performing Arts Center brings Broadway shows, ballet, and symphony performances to the heart of downtown. The Schermerhorn Symphony Center, an acoustic masterpiece, hosts the Grammy-winning Nashville Symphony.

Public art adorns neighborhoods across the city – from the famous angel wings mural in The Gulch (get your Instagram ready!) to the colorful installations along the evolving Wedgewood-Houston art corridor. First Saturday Art Crawls offer free gallery hopping through downtown’s 5th Avenue of the Arts.

One of my favorite Nashville experiences is watching visitors discover there’s so much more to our city than cowboy boots, bridal parties, and country music. Though we certainly have plenty of those!

10. Live Music: Where Every Night is Saturday Night

In what other city can you walk down a single street and hear rock, country, bluegrass, jazz, and blues all pouring from different doorways? Lower Broadway’s famous honky-tonks like Tootsie’s Orchid Lounge, Robert’s Western World, and The Stage offer free live music from morning until the wee hours.. 

But Nashville’s music scene extends far beyond downtown. Catch tomorrow’s songwriting stars at the intimate Bluebird Cafe (made famous by the TV show “Nashville”). Experience history at the Ryman Auditorium, the “Mother Church of Country Music.” Discover indie artists at The Basement or The 5 Spot in East Nashville. I was a cocktail waitress at Bourbon Street Blue and Boogie Bar in my twenties, so I’ll always have a soft spot in my heart for Printers Alley

As our client from Los Angeles said after his first week here, “I’ve seen more live music in seven days than I did in a year back home – and I haven’t paid a cover charge once!”

The Grand Ole Opry, the world’s longest-running radio show, still broadcasts live every week. Attending a performance there isn’t just entertainment – it’s a Nashville rite of passage where you might see country legends sharing the stage with today’s chart-toppers.

11. Nightlife: Something for Everyone

Nashville’s nightlife offers something for every taste. Beyond the neon lights of Broadway, you’ll find sophisticated rooftop bars with skyline views, speakeasy-style cocktail lounges (The Patterson House makes drinks that are art forms), and laid-back neighborhood pubs.

The Gulch and Midtown areas attract young professionals with upscale venues like L.A. Jackson and Virago. East Nashville’s bars tend toward the eclectic and artsy, while Germantown combines historic charm with innovative mixology.

For a uniquely Nashville experience, check out Santa’s Pub – a double-wide trailer turned dive bar with some of the city’s most entertaining karaoke. Or visit the treasured Station Inn in the Gulch for authentic bluegrass in an unassuming setting that hasn’t changed much despite the luxury condos rising around it.

12. Sports: A United Fan Base

Nashville has transformed into a serious sports town. The Tennessee Titans (NFL) play in Nissan Stadium along the Cumberland River, creating a sea of blue on game days. The Nashville Predators (NHL) turn Bridgestone Arena into the loudest venue in hockey, with fans throwing actual catfish onto the ice in a bizarre but beloved tradition.

Nashville SC, our Major League Soccer team, moved into the country’s largest soccer-specific stadium in 2022. The 30,000-seat GEODIS Park in the Wedgewood-Houston neighborhood has already developed one of the most passionate fan bases in American soccer.

College sports fans can catch Vanderbilt Commodores SEC action or support historically Black Tennessee State University’s programs. The Nashville Sounds, our Triple-A baseball team, offer affordable family fun at First Horizon Park, complete with an outfield bar shaped like a guitar.

As one recent transplant told me, “I wasn’t a hockey fan before moving here, but after one Predators game, I was hooked. The atmosphere is electric!”

13. Water Recreation: Urban Lakes and Rivers

Nashville sits on the Cumberland River, which winds through the heart of the city. Percy Priest Lake and Old Hickory Lake, both just minutes from downtown, offer 42,000+ acres of water recreation possibilities.

On summer weekends, you’ll find locals swimming, fishing, paddle boarding, and boating. The annual “Wakefest” on Percy Priest Lake has become a major event, while party coves like Anderson Road Recreation Area turn into Nashville’s weekend social scene during warm months.

One of Nashville’s best-kept secrets is its growing network of greenways along waterways. The Shelby Bottoms Greenway follows the Cumberland River for miles of scenic biking and walking paths. The Stones River Greenway connects Percy Priest Lake to the heart of the city.

14. Mountain Getaways Just a Drive Away

When Nashvillians need a mountain fix, the Great Smoky Mountains National Park is just a three-hour drive east. America’s most visited national park offers world-class hiking, spectacular fall foliage, and charming gateway towns like Gatlinburg and Pigeon Forge.

In winter, Ober Mountain (formerly Ober Gatlinburg) provides skiing, snowboarding, and snow tubing. For summer adventures, whitewater rafting on the Ocoee River (site of the 1996 Olympic kayaking events) makes for an exciting day trip.

Closer to home, the Highland Rim surrounding Nashville features rolling hills and hidden waterfalls perfect for weekend exploration. Fall Creek Falls State Park, just two hours from Nashville, boasts one of the highest waterfalls in the eastern United States.

15. Golf: Tee Time Any Time of Year

With over 30 public and private courses in the Nashville area, golf enthusiasts can practice their swing nearly year-round. The temperate climate means courses are typically playable even in January and February, with just occasional weather closures.

Gaylord Springs Golf Links, designed by former U.S. Open and PGA champion Larry Nelson, winds along the Cumberland River with limestone bluffs creating dramatic backdrops. Hermitage Golf Course offers two championship layouts that have hosted both LPGA and PGA events.

For those seeking the country club experience, Nashville’s options range from the historic Belle Meade Country Club to more accessible semi-private clubs like Richland Country Club and The Grove.

As one client who relocated from Michigan told us, “I’ve already played more rounds in February than I would play all winter back home. My handicap is finally improving!”

Making the Move to Nashville: Practical Considerations

Nashville Neighborhoods: Finding Your Perfect Match

Nashville’s diverse neighborhoods each offer their own distinct personality:

• East Nashville: Artistic, eclectic, and home to creative types with a mix of Victorian homes and new construction
• The Gulch: Urban living with luxury condos, walkable access to restaurants and nightlife
• 12 South: Charming mix of historic homes and trendy shopping on a walkable main street
• Germantown: Historic architecture with a cosmopolitan restaurant scene
• Sylvan Park: Established neighborhood with craftsman bungalows and an active community feel
• Green Hills: Upscale residential area with top schools and Nashville’s premier shopping
• The Nations: Up-and-coming area with more affordable homes and an industrial-creative vibe
• Brentwood/Franklin: Suburban luxury with excellent schools and amenities

We specialize in matching newcomers with the neighborhood that fits their lifestyle. We know which areas have the best walkability, school zones, commute times, and community vibes.

Nashville Real Estate Market Insights

While Nashville’s market has cooled slightly from the frenzied pace of 2021-2022, demand remains strong, with limited inventory in the most desirable neighborhoods. Here’s what you should know:

• Median home price in Davidson County: $497,000 (compared to $750,000+ in Denver or $1.2 million+ in Seattle)
• Average days on market: 25 (down from 45 pre-pandemic)
• Most competitive price range: $400,000-$650,000
• Fastest appreciating areas: The Nations, Wedgewood-Houston, East Nashville
• Best value for families: Donelson, Hermitage, Mt. Juliet, Bellevue

Nashville remains primarily a seller’s market, but opportunities exist for prepared buyers working with knowledgeable local agents who understand neighborhood micro-markets.

County Considerations: Davidson and Beyond

Nashville is in Davidson County, with the city and county governments consolidated as “Metro Nashville.” This means streamlined services but sometimes higher property taxes than surrounding counties.

Some areas with “Nashville” mailing addresses actually sit in neighboring Williamson, Rutherford, Wilson, or Sumner counties, which affects:

• Property tax rates (Williamson County has excellent schools but higher taxes)
• School districts (school zoning follows county lines, not mailing addresses)
• Municipal services like trash collection and police
• Building codes and regulations

We can guide you through these distinctions to avoid surprises after purchase. 

Relocating Without a Job?

Many of our clients make the move to Nashville without secured employment, and the vast majority find positions within 90 days. Nashville’s 3% unemployment rate (below the national average) and diverse economy make job-hunting less stressful than in many other cities.

The city’s strong healthcare, music/entertainment, hospitality, education, automotive, and growing tech sectors offer opportunities across salary ranges and experience levels. We’re also seeing a surge in remote workers choosing Nashville for its quality of life while maintaining employment elsewhere.

One client who moved from Seattle without a job lined up told me, “I had three offers within a month of arriving. The interview process was more personal, and companies seemed genuinely interested in me as a person, not just a resume.”

Your Nashville Journey Starts Here

Nashville combines big-city amenities with small-town community in a way few other places can match. From the soulful sounds echoing through historic venues to innovative restaurants redefining Southern cuisine, from affordable neighborhoods with genuine character to outdoor recreation that lets you escape the urban environment in minutes – Nashville hits all the right notes.

We helped hundreds of families relocate here since beginning our careers in 2003, I can tell you firsthand: this city welcomes newcomers with open arms and authentic Southern hospitality. The community you’ll build here becomes family faster than you might expect.

Ready to start your Nashville journey? We’re a duo of Nashville-native Realtors® who understand both the excitement and challenges of relocating. We’ve helped hundreds of families find not just houses, but homes and communities where they truly belong after moving to Nashville.

Check out our neighborhood-specific searching tools on our website, where you can filter Nashville homes by school zone, walkability scores, and proximity to music venues (because, Nashville!).

We hope this guide to living in Nashville has given you a taste of what makes our city special. Share it with friends and family who might be considering their own move to Music City!

Ready to take the next step? We are just a call or click away. Let’s find your perfect Nashville harmony together!

Nashville Real Estate Experts: The Crawford Approach to Your Music City Homeownership Journey

In today’s evolving Nashville real estate market, having experienced local guides by your side can make all the difference between a stressful transaction and a smooth path to your dream home. With 21 years of experience as a husband and wife realtor team in Music City, we’ve helped hundreds of clients navigate the complexities of buying and selling properties throughout Nashville and Middle Tennessee. We believe in a personalized approach that puts your needs first while leveraging our decades of Nashville market knowledge.

Nashville Real Estate Market Insights

As Nashville natives, we’ve witnessed the city’s remarkable transformation firsthand. From East Nashville’s revitalization to the development of The Gulch and everything in between, we understand the unique appeal of each Nashville neighborhood. Whether you’re looking for a historic Germantown townhome, a family-friendly property in Bellevue, or a luxury condo in downtown Nashville, our deep local connections and market expertise will guide you to the perfect property.

The Nashville housing market has evolved from the highly competitive environment of recent years, giving buyers more breathing room to make thoughtful decisions. This shift presents unique opportunities for both buyers and sellers who work with experienced Nashville real estate professionals who understand the nuances of Middle Tennessee’s micro-markets.

Our Client-First Philosophy

At Brokers Cooperative, we’re not just about closing deals—we’re about building relationships. As Nashville natives with deep roots in the community, we bring an insider’s perspective to the Middle Tennessee real estate market that you simply can’t find elsewhere. As a family-owned business, we understand that buying a home is one of the most significant decisions you’ll make. That’s why we’ve developed a comprehensive process designed to support you every step of the way.

The Crawford Home Buying Process

1. Initial Consultation

We begin with a conversation—your choice of phone, Zoom, or meeting over coffee at one of Nashville’s local cafes. This crucial first step allows us to understand your unique situation: your must-haves, nice-to-haves, budget considerations, and timeline. We’ll discuss Nashville neighborhoods, current Middle Tennessee market conditions, and answer any questions you might have about the buying process in Davidson County and surrounding areas. Prefer to start over email? That works too! We adapt to whatever communication style makes you most comfortable.

2. Lender Introduction

Before viewing homes, we recommend connecting with a trusted lender to obtain pre-approval. This step is essential not only for making offers but also for understanding the complete financial picture—including inspections, closing costs, potential HOA fees, and other expenses that impact your true budget. Armed with this knowledge, we can target properties that genuinely fit your financial comfort zone, saving you time and preventing disappointment.

3. Targeted Property Alerts

While browsing real estate websites can be fun, not all online listings are accurate or current. As licensed professionals, we have access to the Multiple Listing Service (MLS)—the gold standard for property data. With 21 years of experience navigating this powerful tool and a lifetime of knowledge about Nashville neighborhoods, we can set up custom searches tailored precisely to your needs. You’ll receive timely alerts about properties that match your criteria, often before they appear on public websites.

4. Area & Property Tours

Each property viewing follows its own protocol. When you spot something promising, we’ll schedule a showing at your convenience. While our market isn’t as competitive as it once was, giving you more time to consider your options, we’ll still never pressure you into making a decision you’re not comfortable with. Our goal is to help you explore properties thoroughly and thoughtfully, ensuring you find the perfect home that meets your needs.

5. Strategic Offer Preparation

This is where our 20+ years of experience truly adds value. A skilled agent can save you significant time, money, and stress during negotiations. We know every strategy in the book and maintain strong relationships with vendors and other top agents in the area. While there may be more real estate agents than houses for sale, the reality follows Pareto’s Principle: 20% of agents handle 80% of transactions. Our track record places us firmly among those top performers who consistently deliver results.

6. Managing Inspections, Contingencies & Escrow

The period between contract acceptance and closing involves numerous critical steps. From coordinating inspections to navigating contingencies and monitoring the escrow process, we’ll be by your side, explaining each stage and advocating for your interests. Our attention to detail during this phase has prevented countless potential issues for our clients over the years.

7. Going Home

Homeownership isn’t just a transaction—it’s a milestone that changes lives and builds futures. It has certainly transformed our own lives, and nothing brings us greater professional satisfaction than helping clients achieve their real estate goals. It would be our honor to assist in your homeownership journey.

Why Choose the Crawfords?

• Experience: 21 years of successfully guiding clients through Nashville’s changing market conditions
• Local Knowledge: As Nashville natives, we offer unmatched insights into neighborhood values, trends, and community features across Middle Tennessee
• Negotiation Expertise: Proven strategies that consistently save our clients money
• Relationship-Based: We focus on your long-term satisfaction, not just the immediate transaction
• Family Values: As a husband-wife team, we bring complementary skills and perspectives to every client relationship

Ready to Begin Your Nashville Home Buying Journey?

Contact Nashville’s trusted real estate team today to schedule your initial consultation. Whether you’re a first-time buyer, looking to upgrade in a growing Nashville neighborhood, relocating to Music City, or considering a Nashville investment property, we have the expertise to make your Middle Tennessee real estate experience exceptional.

As Nashville natives and a husband-wife real estate team with over 20 years in the business, we’ve helped many clients navigate terms like “HPR,” “PUD,” and “tall and skinny.” Whether you’re buying your first home, investing in property, or just trying to understand our unique Nashville real estate market, we’d love to help demystify what all this means for you.

Let’s Start With the Basics: What’s an HPR?

A Horizontal Property Regime (HPR) might sound complicated, but it’s actually a creative solution that’s helped Nashville grow and thrive. We’ve watched it transform our city since it was established back in 1963, and it’s become increasingly relevant in today’s urban housing market.

Here’s what makes HPRs special: they allow developers to build two (or more) homes on what was traditionally a single-home lot. We’ve sold countless of these modern “tall and skinny” homes throughout neighborhoods like 12 South, East Nashville, and Germantown, and we love helping buyers understand their unique features.

The Evolution of Nashville’s Housing

Having worked in real estate here for over two decades, we’ve had a front-row seat to how our city has adapted:

The Old Days (Pre-2000)

Remember classic duplexes with shared walls? One deed: Two living spaces. That was once the standard for two-family homes. We still help clients buy and sell plenty of these in older neighborhoods, but they have become more challenging to find. Developers often target them for redevelopment as they already have the zoning requirements to become two separate new dwellings. 

The Creative Years (2000-2014)

This is when things got interesting – and we mean really interesting! We still laugh with our clients about what we call the “umbilical cord” era. Developers got clever with minimal connections between homes that technically made them “attached” while giving each home more independence and separate deeds. 

The Modern Era (2014-Present)

We remember when Nashville passed that game-changing law (BL2014-770) in 2014 that said homes no longer needed to be attached. It opened up tons of possibilities for creative architecture and better use of our limited urban space. Now we help clients explore everything from fully detached homes to modern interpretations of traditional styles.

HPRs vs. PUDs: What’s the Difference?

Here’s how we explain it to our clients: If HPR is like saying “Toyota,” then a PUD (Planned Unit Development) is like saying “Prius” – it’s a more specific type. All PUDs are HPRs, but not all HPRs are PUDs. Let us break it down further based on what we’ve learned from helping hundreds of buyers:

HPR Properties Can Be:

– Attached or detached homes
– Properties with or without HOAs
– Places with shared insurance policies or individual coverage
– Developments with various levels of shared spaces and responsibilities

PUDs Are More Specific and Require:

– A formal declaration document
– Written bylaws
– A plat showing exactly what’s private and what’s shared
– A formal corporate structure
– A neighborhood homeowners association 

Zero-Lot Line Properties: Nashville’s Original Shared Homes

These were Nashville’s original solution for shared-wall homes with different deeds. Here’s what we tell our buyers:

– They were popular before 1984
– They often look very similar to attached HPR-PUDs from the outside (we check records to know the difference)
– They’re no longer allowed to be built in Nashville (prohibited since August 1, 1984)
– Existing ones are “grandfathered” in as legal non-conforming properties
– Each unit has its own separate parcel number

We’ve helped many clients find wonderful homes in these properties – they’re often great options, affordable in established neighborhoods like Priest Lake and Elm Hill. 

Townhomes: The Traditional Route

In our experience, townhomes offer a different lifestyle than HPRs and PUDs. Here’s what sets them apart:

– Always share walls with neighboring units
– Almost always have a mandatory HOA

HOA typically handles:
– Exterior maintenance
– Landscaping
– Common areas
– Insurance for shared structures
– Usually have more uniform architectural styles
– May include community amenities
– Higher HOA fees than typical HPR arrangements
– Less individual control over exterior changes

HOA vs. No HOA: What to Expect

One of the most common questions we get is about HOA involvement. Here’s what we’ve learned:

Two-Unit HPRs

– HOAs almost never
– Owners handle their own maintenance
– Can be attached or detached
– Owners coordinate directly on any shared maintenance needs

Multiple-Unit HPR Communities

– May have an HOA with varying levels of involvement
– Some include master insurance policies
– Services can range from simple trash, and lawn maintenance to comprehensive coverage

Understanding Common Elements and Private Space

We know this is one of the most confusing aspects. Let’s break it down:

Private Elements

Your exclusive space typically includes:
– Your actual home structure
– Sometimes, your yard (we’ll help you check the master deed)
– Any improvements you make to your designated space

Common Elements

Shared spaces everyone has access to, such as:
– Shared driveways
– Some utility areas
– Community spaces (in larger developments)

Limited Common Elements

This is where our experience really helps clients understand their property. These are common areas reserved for specific units’ use, like:
– A yard that’s technically common property but reserved for your unit’s use
– Shared walls in attached units
– Utility easements that serve multiple units

Insurance: Getting It Right

One of the most critical things we discuss with our clients is insurance. Each property type has different needs:

Single-Unit Coverage

– Individual homeowner’s policies cover your private elements
– Usually covers limited common elements reserved just for your unit
– Similar to traditional single-family home coverage

Shared Coverage Needs

– Units with common walls or shared spaces may need additional coverage
– Some HPRs have master policies
– We help you understand what’s covered and what isn’t

The Bottom Line

After 21 years of selling real estate in Nashville, we’ve seen how these different property types can affect everything from insurance costs to resale value. What we love most about our market is how these options allow more people to live in Nashville’s most desirable neighborhoods.

Whether you’re:

– A first-time buyer trying to understand HPRs
– An investor looking for opportunities
– A longtime Nashvillian ready for something new
– Someone relocating to our amazing city

We’re here to help you navigate all these choices and find the perfect property for your needs. With deep Nashville roots, we bring more than just industry knowledge – we bring a real understanding of our city’s neighborhoods, property types, and market trends.

Ready to explore your options? Let’s talk! We’d love to help you find the perfect property for your lifestyle and goals.

We’d all love to see lower rates, but over 6% appears to be the new norm.

“From an affordability perspective, we think 2025 will look a lot like 2024.” Fannie Mae, chief economist, recently shared in their latest forecast. Adding that “sales of existing homes are expected to remain near 30-year lows next year” as elevated mortgage rates keep many would-be sellers feeling locked into their existing loans.

The Mortgage Bankers Association seems to agree. Both are forecasting mortgage rates to decrease slowly in the coming years.

Realtracs MLS data shows that Nashville currently has 5.46 months of available inventory, reflecting a more balanced market than we’ve seen in recent years.

Our boots-on-the-ground experience tells us that attractive, well-priced homes still sell quickly—13% of properties sell over the asking price. Nearly a quarter of all listings experience at least one price drop. The average home sells for about 2% below its final list price and goes pending in around 62 days.

There are still opportunities in any market. If you know someone considering a purchase or sale, we’d love to connect!