12 South here in Nashville Tennessee it is November 1st 2024 big election coming up next week fingers crossed everything
goes on and America moves forward no
matter who wins what we're looking at at
12 South there are 32 homes currently on
the market these are single family homes
and detached hprs no condos no Town
Homes it's just the single family stuff
32 for sale currently in the marketplace
in the neighborhood in 12 South 10 wind
pending in the last 30 days in the or 31
days in the month of October those are
the ones in yellow and orange so pretty
healthy activity we didn't really see
much of a Slowdown in terms of the
number of contracts and we really saw it
kind of saw it across the board there's
one over on Belmont at 3 and A2 there's
one on houseon for 32 and then even some
of the lower price stuff 830 900 we have
seen activity kind of across the board
in 12 South what you'll notice is
there's a big concentration over here on
Kirk wood there's a lot of projects that
are finishing up on Kirkwood builders
that put a lot of inventory on the
ground over there and some of it is
moving um there were 10 that closed in
the month of October those are the ones
in red these are give you the truest you
know sense of the actual market value on
a lot of these things we'll start at the
top we'll work our way down to the
bottom first one's on Bradford this is a
historic home it's in the historic
overlay it's a normal siiz lot it's one
that you can renovate um it's right at
and it closed at
800 uh I'm very familiar with this one
my client actually bought this one on
Bradford he's going to go in they're
going to add on they're going to turn
into about 4,000 square ft with a Dadu
have room for a pool really really
really cool project but if you own an
older home in 12 South that's on a
normaliz lot of 800 is about market
price if you own one those you want to
sell it I have a client who'd love to
buy it um did skip this one up on aklan
this one is 30 600 square ft it closed
at 1 and A4 I would guess at that price
point it probably doesn't have a garage
or Dadu on the back a lot of these that
have alley access don't have that and
you see it's just fenced in backyard
back there um you don't I don't think
that one had a true Garage on oh it does
okay so it is inside the fence so it
does have that garage Park under but no
actual Dao uh for 1.25 that's a really
good value for someone that wants to be
on that end of 12 South the other ones
that close we have three over on
Kirkwood one at 990 everybody on planet
Earth is going to call this a tall and
skinny 2,000 square ft chance to get in
12 South for under a million bucks for
single family are harder and harder to
come by this one uh for 3 million closed
out over on Kirkwood Craftsman Builders
or craftsman residential has built two
homes over there they restored a
beautiful one and then they built this
brand new one um it say Alice Beach
inspired 3 million bucks it's a gorgeous
gorgeous house Craftsman does a really
good job with what they do uh probably a
Redevelopment over on 833 Kirkwood for a
million4 I don't know exactly what their
plans are but I guess they potentially
divide that into two lots and build two
houses um and those are the ones that
went on Kirkwood one it Clayton just
closed cute little 4,300 square fot
traditional Cottage got a little plunge
pool in the backyard gorgeous design on
the inside really really pretty for sure
this was on the market for only 11 days
makes sense that it's sold quickly
single family under 3 million bucks
usually does pretty well Clayton's a
great little street over there one on
Gale for $825 older Cottage it's
probably in the historic overlay so it's
going to be a little bit of a challenge
to renovate when you have those when you
have those low roof lines like that so
the historic overlay is going to dictate
what you can do with the house you can't
just tear it down you have to leave a
lot of what is there the biggest
restriction is the height on the ridge
line of the house that very top of the
house they're not going to let you go
significantly higher than that you know
the the goal of the historic
preservation overlay is to keep the you
know the fabric of the neighborhood so
they want the front of that house to
look similar to when it was originally
built so it makes it tough to do a
twostory on a lot of the stuff in the
historic overlay um that one closed at
825 also had two small ones down in the
little neighborhood down here 1,400 ft
at 505 and one over in gaale park uh 601
for 1,600 sare ft so 30 32 homes on the
market 10 new contracts I think November
is probably going to be a little slow
but you never know I didn't expect
October to do a whole lot cuz we saw
mortgage rates go up but we still saw
pretty decent activity with 10 new
contracts or sorry 10 new contracts and
nine closing out so those are the
numbers 32 on the market 10 went under
contract nine closed in the last 31 days
my name is Jason gruner I'm a real
estate agent with Cowal Banker right
here in Nashville Tennessee I work in 12
South all the time I've got a couple
listings in there now um if you own a
home in there and you're thinking about
selling it love to talk to you about it
if you want to buy in 12 South I work
with Buyers all the time so hope this is
helpful for you and I will talk to you
soon
