News
These are working notes, not lifestyle copy. Pricing, days on market, listings I am watching, and how to read the monthly report. I write them in the first person because I will put my name on the advice.
October 30, 2026 | 6 min | Jason Gruner
2500B 9th Ave S is one of the 12 South homes for sale, a 2010 home with 3 beds, 3 full and 1 half bath, 2,494 sq ft and no HOA fees, now listed at $999,000.
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October 29, 2026 | 6 min | Jason Gruner
2600 Belmont Blvd is one of the 12 South homes for sale, a restored 1945 home with 5 beds, 5 full and 1 half bath and 3,443 sq ft, no HOA, at $1,899,900.
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October 28, 2026 | 6 min | Jason Gruner
1202 Ashwood Ave is one of the 12 South homes for sale, a 1930 home with 3 beds, 2 baths and 1,848 sq ft on a 50 by 150 lot with no HOA at $925,000.
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October 26, 2026 | 6 min | Jason Gruner
2028 10th Ave S is one of the 12 South homes for sale, an updated 3 bed, 1 bath brick ranch on a 0.17 acre corner lot with no HOA at $680,000.
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October 25, 2026 | 6 min | Jason Gruner
2208 Elliott Ave #A is one of the 12 South homes for sale, a 2019 contemporary with 4 beds, 4 full baths, a bonus loft, and covered parking at $799,000.
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October 24, 2026 | 6 min | Jason Gruner
2112 15th Ave S is one of the 12 South homes for sale, a 1930 Colonial near Belmont with 4 beds, 2.5 baths, a main level primary, and listed at $999,999.
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October 23, 2026 | 6 min | Jason Gruner
2913 Vaulx Ln is one of the 12 South homes for sale, a 2026 Province Builders home with a main level primary, 4 beds and 3.5 baths, listed at $1,629,000.
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October 22, 2026 | 6 min | Jason Gruner
1001 Caldwell Ave is one of the 12 South homes for sale, a 1930 one level home on a corner lot zoned R8, listed at $999,500 with 3 beds and 2 baths.
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October 21, 2026 | 6 min | Jason Gruner
817 Horner Ave is one of the 12 South homes for sale, a 2026 build listed at $2,750,000 with 4 beds, 4.5 baths, 4,737 sq ft, and an attached 3 car garage.
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October 20, 2026 | 6 min | Jason Gruner
1407 Elmwood Ave is one of the 12 South homes for sale, a 1925 brick home listed at $1,395,000 with 3 beds, 2 baths, and a brand new garage apartment.
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October 19, 2026 | 6 min | Jason Gruner
2507A Vaulx Ln is one of the 12 South homes for sale at $1,649,000 with 5 beds and 4.5 baths, a 2026 Contemporary home with a two car garage and private porch.
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October 17, 2026 | 6 min | Jason Gruner
1008 Caldwell Ave is one of the 12 South homes for sale at $1,849,900 with 5 beds and 3.5 baths, plus a detached DADU, a screened porch, and a fire pit patio.
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October 16, 2026 | 6 min | Jason Gruner
2086 12th Ave S in 12 South Nashville is off market as of October 20, 2026. It had been listed at $1,524,000 with 4 beds and 3.5 baths.
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October 15, 2026 | 6 min | Jason Gruner
1012 Lawrence Ave in 12 South Nashville is off market as of October 20, 2026. It had been listed at $2,649,000 with 5 beds and 4.5 baths.
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October 14, 2026 | 6 min | Jason Gruner
908B Gale Ln in 12 South Nashville is off market as of October 20, 2026. It had been listed at $1,150,000 with 4 beds and 3.5 baths.
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October 13, 2026 | 6 min | Jason Gruner
2409 Vaulx Ln is one of the 12 South homes for sale at $1,899,000 with 4 beds and 3 full baths. A 2013 home with a screened Trex deck and a 558 sf DADU.
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October 12, 2026 | 6 min | Jason Gruner
1002 W Grove Ave is one of the 12 South homes for sale at $1,499,999 with 4 beds and 3.5 baths. A 2018 contemporary with a covered terrace and a 2 car garage.
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October 11, 2026 | 6 min | Jason Gruner
2018 10th Ave S is one of the 12 South homes for sale at $2,350,000 with 6 beds / 5 baths. A 2020 Magness Group build with a new DADU on a 12 South corner lot.
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October 10, 2026 | 6 min | Jason Gruner
2107 10th Ave S is one of the 12 South homes for sale at $1,500,000 with 4 beds / 4.5 baths. A 1930 home with a covered front porch close to Sevier Park.
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October 9, 2026 | 6 min | Jason Gruner
916 Montrose Ave #A is one of the 12 South homes for sale at $1,195,000 with 3 beds / 2.5 baths. A 2017 home with an office and a top floor bonus room.
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October 8, 2026 | 6 min | Jason Gruner
947 Gale Ln is one of the 12 South homes for sale at $1,425,000 with 4 beds / 3 baths. A 1928 brick and stone Tudor with three primary suites on a corner lot.
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October 7, 2026 | 6 min | Jason Gruner
2510 Belmont Blvd is one of the 12 South homes for sale at $2,600,000 with 5 beds / 4.5 baths. 1928 home with a guest apartment and a main level primary suite.
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October 6, 2026 | 6 min | Jason Gruner
847B Dewees Ave is one of the 12 South homes for sale at $1,200,000 with 4 beds / 3.5 baths. 2018 home with a Thermador kitchen and screened porch in Nashville.
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October 5, 2026 | 6 min | Jason Gruner
2907 Oakland Avenue in 12 South Nashville is under contract as of October 9, 2026. Listed at $1,375,000 with a main level primary in Belmont Hillsboro.
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October 4, 2026 | 6 min | Jason Gruner
1101 Paris Ave is one of the 12 South homes for sale at $2,799,950 with 5 beds / 5.5 baths. Renovated 1929 Craftsman with DADU near Sevier Park in Nashville.
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October 3, 2026 | 6 min | Jason Gruner
928 Caruthers Ave is one of the 12 South homes for sale at $849,000 with 3 beds / 3.5 baths, a 2009 brownstone, courtyard, rooftop deck, and scenic views.
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October 2, 2026 | 6 min | Jason Gruner
2807B W Kirkwood Ave is one of the 12 South homes for sale at $1,125,000 with 3 beds / 3.5 baths, 2,572 sq ft, a 2018 home, bonus room, and rooftop patio.
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October 1, 2026 | 6 min | Jason Gruner
1101 Montrose Ave is one of the 12 South homes for sale at $2,850,000 with 5 beds / 5.5 baths, 3,915 sq ft, a renovated 1922 home, and a private DADU.
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September 30, 2026 | 6 min | Jason Gruner
824B Horner Ave is one of the 12 South homes for sale near 8 South: $990,000 with 3 beds, 2.5 baths, 2,667 sq ft, main floor primary, and a 2 car garage.
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September 29, 2026 | 6 min | Jason Gruner
1509 Ashwood Ave is one of the 12 South homes for sale near Belmont: $1,675,000 with 4 beds, 3.5 baths, 3,476 sq ft, and renovated 1920s brick character.
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September 28, 2026 | 6 min | Jason Gruner
3205B Granny White Pike in 12 South Nashville is off market as of October 21, 2026. It had been listed at $2,500,000 with 4 beds and 4.5 baths.
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September 28, 2026 | 6 min | Jason Gruner
2822 W Kirkwood Ave is one of the 12 South homes for sale near Sevier Park: $799,900 with 3 beds, 2.5 baths, 1,963 sq ft, a front porch, and a fenced yard.
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September 26, 2026 | 6 min | Jason Gruner
2229A 11th Ave S is one of the 12 South homes for sale on a quiet dead end: a 2018 detached home listed at $1,050,000 with 4 beds, 4 baths, and 2,375 sq ft.
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September 25, 2026 | 6 min | Jason Gruner
2080 12th Avenue South is one of the 12 South homes for sale right on 12th: a 2022 four level home, $1,470,000, 4 beds, 3.5 baths, and 2,989 square feet.
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September 24, 2026 | 6 min | Jason Gruner
2020 10th Avenue South is one of the 12 South homes for sale with a guest house and pool: $2,564,888, 5 beds, 5 full and 2 half baths, and 4,181 sq ft.
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September 23, 2026 | 6 min | Jason Gruner
941 Inverness Avenue in 12 South Nashville sold on the MLS at $1,750,000 after 41 days. It had been listed at $1,899,000 with 4 beds and 3 baths.
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September 22, 2026 | 6 min | Jason Gruner
837 Glen Avenue is one of the 12 South homes for sale with a main floor primary: a restored 1899 home, $1,350,000, 3 beds, 2.5 baths, and 2,316 sq ft.
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September 21, 2026 | 6 min | Jason Gruner
1405 Clayton Avenue is one of the 12 South homes for sale near Sevier Park: a renovated 1925 brick cottage, $2,175,000, 3 beds, 3.5 baths, 2,424 sq ft.
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September 20, 2026 | 6 min | Jason Gruner
143 Gale Park Lane is one of the 12 South homes for sale where every bedroom has its own bath: a 2013 home, $589,900, 3 beds, 3 baths, and 1,580 sq ft.
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September 18, 2026 | 6 min | Jason Gruner
925 Wedgewood Avenue is one of the 12 South homes for sale, a gated 2006 Craftsman with 3 beds, 3.5 baths, and a finished basement at $949,000.
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September 17, 2026 | 6 min | Jason Gruner
2305 Cisco Street is one of the 12 South homes for sale on a quarter acre lot: a 1935 cottage, $930,000, 2 beds, 1 bath, 1,058 sq ft, with DADU potential.
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September 16, 2026 | 6 min | Jason Gruner
2112 Eastwood Avenue is one of the 12 South homes for sale near Belmont: a 1930 stone bungalow, $899,900, 3 beds, 2 baths, 2,495 sq ft, deck, and a pool.
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September 15, 2026 | 6 min | Jason Gruner
820 Horner Avenue is one of the 12 South homes for sale with room to grow: a 1940 cottage, $850,000, 3 beds, 1 bath, 1,092 sq ft, and a detached garage.
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September 14, 2026 | 6 min | Jason Gruner
2950 Vaulx Lane in 12 South Nashville is off market as of October 20, 2026. It had been listed at $829,000 with 2 beds and 2.5 baths.
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September 13, 2026 | 6 min | Jason Gruner
2207 Elliott Avenue is one of the 12 South homes for sale with real history: a 1937 Tudor on a corner lot, $575,000, 3 beds, 2 baths, and 1,698 sq ft.
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September 12, 2026 | 6 min | Jason Gruner
929 Lawrence Avenue in 12 South Nashville is under contract as of October 13, 2026. Listed at $990,000, this renovated 1930 cottage includes a studio.
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September 11, 2026 | 6 min | Jason Gruner
1012 Acklen Avenue is one of the 12 South homes for sale I'm watching: $1,695,000, 4 beds, 2.5 baths, 3,132 sq ft, a new den and a renovated primary suite.
Read the noteAugust 20, 2026 | 6 min | Jason Gruner
I start with the last 90 days of closed sales, not the highest active ask on the street. Here is the sheet I actually use.
Read the noteJuly 14, 2026 | 5 min | Jason Gruner
A ten day average is the sold set. It is not permission to ignore the house that has been sitting since May.
Read the noteJune 9, 2026 | 6 min | Jason Gruner
The work is the first number, the photos, and a contract I can defend. Chasing cuts is what happens when those three are late.
Read the noteMay 12, 2026 | 5 min | Jason Gruner
I look for off market and coming soon inventory because the good houses do not wait for your Saturday.
Read the noteApril 3, 2026 | 4 min | Jason Gruner
Address, sale price, square footage, price per foot, days on market. That is the whole point. Here is how I use each column.
Read the noteIf you want the neighborhood notes, the active 12 South search, or this month's sold table, I keep those here.
Monthly 12 South price report
I publish it at 12southhomesreport.com. No portal average. No neighborhood vibe piece. Addresses and numbers from the last closed set.