Richard Bess Realtor - Onward Real Estate

Richard Bess Realtor - Onward Real Estate Hi, I'm Richard Bess with Onward Real Estate! I specialize in residential real estate surrounding Nashville throughout Middle Tennessee. He holds an M.B.A.

Visit richardbessrealtor.com for professional guidance on your property journey. 🏡🌳 chard Bess guides buyers and sellers through Middle Tennessee’s market for both residential properties and land. His work is defined by a deep, technical understanding of land use and value, giving his clients a clear advantage in complex transactions. This expertise is backed by ABR® (Accredited Buyer’s Rep) and P

SA (Pricing Strategy Advisor) certifications. His background in conservation contracts further sharpens his ability to navigate intricate negotiations for both sellers and buyers. A Tennessee native and avid outdoorsman, Richard’s work is a personal commitment to the region. from Belmont University.

Goodlettsville, Joelton, and Whites Creek are three different housing markets right now. Here's the July proof.Months of...
08/07/2026

Goodlettsville, Joelton, and Whites Creek are three different housing markets right now. Here's the July proof.

Months of supply is the number that tells you who actually has leverage. Under 6 months tilts toward sellers. Over 6 tilts toward buyers. Greater Nashville reported 6.0 months across all nine counties in July.

Up here it splits three ways:

Goodlettsville (37072) — 4.5 months. 35 homes closed and moved in about 30 days. Still tilts to sellers.

Joelton (37080) — 6.0 months. Only 9 closings, but the homes that sold went fast: 25 days, down from 42 last July.

Whites Creek (37189) — 8.4 months. Three closings and three new listings all month. On paper that's a buyer's market, but three houses isn't a trend and I won't pretend otherwise.

Same county. A few miles apart. Three completely different pricing conversations.

If you're anywhere near these and thinking about listing this fall, the nine-county average is not your comp. Your zip is.

Comment your ZIP or send me a message and I'll pull the July Realtracs report for your zip code and send it back to you.

— Rich

Source: Realtracs, Inc. July 2026, single-family residential.

#37072

Goodlettsville home prices, July 2026: the average asking price is $637,383. The average home actually sold for $477,933...
08/07/2026

Goodlettsville home prices, July 2026: the average asking price is $637,383. The average home actually sold for $477,933.

That's a $159,450 gap between what's listed and what closes.

Before anyone panics — part of that gap is mix, not pricing. The 135 homes currently sitting in 37072 skew larger and higher-end than the 35 that closed last month. It does not mean every seller is $159K over.

But the direction is real, and here's what makes it real: 36 homes went under contract in Goodlettsville in July, up 16% from last July. The ones that sold moved in about 30 days.

Buyers aren't sitting this out. They're just not paying the ask on everything.

If you're selling this fall, the takeaway isn't "cut your price." It's that the homes still sitting in October will be the ones priced against what the neighbors are asking instead of what the neighbors actually got.

If you're buying, that gap is your negotiating room. It didn't exist two years ago.

Comment your ZIP or message me and I'll pull the July closed comps for your zip code.

— Rich

Source: Realtracs, Inc. July 2026, single-family residential, 37072.

07/24/2026

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📈 Nashville Home Prices Hit a Record High — July 2026 Market Update 🏡If you own a home in the Nashville area, this is wo...
07/21/2026

📈 Nashville Home Prices Hit a Record High — July 2026 Market Update 🏡
If you own a home in the Nashville area, this is worth two minutes of your time.
The latest RE/MAX National Housing Report is in, and the Nashville real estate market just set a new record: the median home price hit an all-time high of $495,000 in June — up 3.1% from a year ago. Sales climbed 6.4% year-over-year, homes are selling in an average of just 35 days, and sellers are pocketing 98% of their list price.
Here's the part most people miss: inventory is actually up 6.8%, giving us close to three months of supply. Translation? We've got a market that's rewarding sellers who work with their agents to price appropriately, and opening real doors for buyers — especially under $400K, where activity has been strongest thanks to down-payment assistance programs through the Tennessee Housing Development Agency.
In areas where I work with Buyers and Sellers, like Goodlettsville, Gallatin, Whites Creek, Joelton, and Greenbrier, that combination is exactly why now is a smart time to know your numbers — whether you're thinking about selling, buying your first place, or just curious what your home is worth today.
💬 What's your take — are you seeing prices this high in your neighborhood? Drop a comment below.
👉 Own a home? Comment "EQUITY" and I'll pull a current value estimate for your address — no strings.
👉 Looking to buy? Comment "ALERTS" and I'll set you up with new listings in your price range the moment they hit.
Richard Bess | Onward Real Estate | Serving Nashville & the surrounding communities
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Hard to find in this market: a 2.375% VA loan a qualified buyer can step into, with an estimated payment around $1,583/m...
07/17/2026

Hard to find in this market: a 2.375% VA loan a qualified buyer can step into, with an estimated payment around $1,583/month (VA or non-VA, subject to lender approval). That's the headline at 841 Lutz Lane — a 2021 build in Irish Hills, on Clarksville's Kenwood school side. About 2,010 square feet set up for single-level living, with all three bedrooms on the main floor and a full upstairs bonus room that works as a fourth bedroom, home office, gym, or media room. The open main level centers on a kitchen with granite, a stainless appliance package, and custom cabinetry; wood-look LVP runs the living areas, with carpet kept to the bedrooms, and the primary bath has a tiled walk-in shower. Out back: a fully fenced yard backing to trees, a covered patio, and a two-car front-entry garage. HOA is a light $35/month and covers trash. Ask about the assumable-loan details — this kind of rate is hard to build from scratch today. View additional details about this listing: https://go.realtracs.com/1jhh35V

Middle Tennessee Market Update: The "Magic Bullet" is here? 🕊️🏠Happy Friday! ☕️ If you’ve been waiting for the "perfect ...
01/30/2026

Middle Tennessee Market Update: The "Magic Bullet" is here? 🕊️🏠

Happy Friday! ☕️ If you’ve been waiting for the "perfect time" to look at the Middle TN market, the data from this final week of January suggests the window is officially open. 🪟

Here is the 60-second download on what’s happening across the region:

✅ The 6% Barrier: We’ve officially seen 30-year fixed rates dip as low as 5.99% this week. 📉 This is the "magic bullet" many buyers have been waiting for to regain their purchasing power. ✅ Inventory Loosening: Active listings across Davidson, Williamson, and Rutherford counties are up nearly 16% year-over-year. 🏘️ More choices = less "bidding war" fatigue for you. ✅ The "New Normal": We are moving away from the chaos of 2021 into a healthy, balanced market. Sellers are seeing steady appreciation (3-5% projected for 2026), and buyers finally have the room to breathe—and negotiate! 🤝

Whether you're in Goodlettsville, Franklin, or Murfreesboro, your home is your greatest wealth-building tool. Don't let the headlines distract you from the local math. 🧮

Want to see the specific inventory in your favorite neighborhood? Drop a "STATS" in the comments or DM me for a custom 2026 wealth-gap analysis for your current home! 📲

#37072

❄️ The "Snow Day" Market UpdateBetter late than never! ❄️☕ We let the roads clear a bit before hitting you with this wee...
01/27/2026

❄️ The "Snow Day" Market Update

Better late than never! ❄️☕ We let the roads clear a bit before hitting you with this week’s numbers, but the data doesn’t take a snow day.

Here is what is happening in Middle Tennessee and beyond as we kick off the week:

1️⃣ The Fed is Meeting Right Now 🏦📊 The Federal Reserve (FOMC) kicks off its first meeting of 2026 today.

The Status: Mortgage rates are holding steady at 5.97% this morning. 🛑📉

What We’re Watching: The Consumer Confidence report drops this morning. If confidence takes a dip, it strengthens the argument for the Fed to cut rates sooner rather than later. ✂️🗓️ The big decision announcement comes tomorrow afternoon—stay tuned.

2️⃣ Nashville is officially "Balanced" ⚖️🏡 The December numbers are fully settled, and the shift is undeniable.

Inventory: Up 13% year-over-year (~11,400 active units). 📈

The Reality: The days of "list it and it sells in 4 hours" are behind us. ⏱️💨 We are in a balanced market.

What This Means for You: Buyers have choices again. For Sellers, this means prep work and strategy are everything. ✨🔨 You can’t just put a sign in the yard; you need a marketing plan that stands out.

The Bottom Line: Whether you're waiting on the Fed or waiting on the snow to melt, the market is moving. If you're curious how your home equity is holding up in this new "balanced" landscape, shoot me a message. 📲💬 I'd love to send you a quick update.

Stay warm, Nashville! 🔥🧣

#37072

The "Pricing Gap" is real. (A Middle TN Market Reality Check) 📉🏡We are seeing a trend across Middle Tennessee right now ...
01/20/2026

The "Pricing Gap" is real. (A Middle TN Market Reality Check) 📉🏡

We are seeing a trend across Middle Tennessee right now that every homeowner needs to understand before they plant a "For Sale" sign this spring.

Sellers are aiming high, but Buyers are staying grounded. ⚖️

While this is happening across the region, let’s look at the hard numbers from Goodlettsville & Millersville (37072) this month to illustrate exactly what is going on.

🧐 The Case Study (Zip 37072): We analyzed market activity from Dec 20 – Jan 19, and the gap is undeniable:

🏷️ Average List Price (Active Homes): $618,037

🤝 Average Sold Price (Closed Homes): $495,375

What does this ~$120k gap tell us? It tells us that "Aspirational Pricing" is out. 🚫 The market is punishing homes that are priced for 2022, but it is rewarding homes that are priced for today.

The Good News? The market is healthy! 🌱

Activity is high: 28 homes went under contract in this zip code alone, despite the holidays. 🔥

Balance is returning: With roughly 4.8 months of supply, buyers finally have choices, and sellers who price correctly are still seeing strong results.

💡 The Takeaway for ALL of Middle TN: Whether you are in 37072, East Nashville, or Hendersonville, the lesson is the same: The "List Price" is just a number. The "Sold Price" is the reality.

Don't rely on a Zestimate to tell you the difference! If you want a real human to look at the "Gap" for your specific neighborhood, send me a message. 📩 I’ll send you a custom "Sold vs. Active" report.

#37072

🗞️ The Friday Wrap: Sub-6% Rates & The "Early" Spring Market 🌷What a week for Middle Tennessee! If you’ve been busy, her...
01/16/2026

🗞️ The Friday Wrap: Sub-6% Rates & The "Early" Spring Market 🌷

What a week for Middle Tennessee! If you’ve been busy, here is the 60-second recap of what mattered most in real estate in the area this week.

1. The "Magic Number" Hit 📉 The biggest news: Mortgage rates dipped below 6% this week. We haven't seen this kind of opportunity in a while. What it means: That monthly payment on a $500k home just got a lot more comfortable. We are already seeing multiple-offer situations on well-priced homes.

2. Spring is Starting... in January? 🌤️ Usually, we tell clients to wait until March/April to list. Not this year. With the rate drop, buyer demand is waking up now. Strategy: If you are thinking of selling in 2026, getting on the market before the Super Bowl might mean less competition and serious buyers.

3. Local Spotlight: Restaurant Week is Coming! 🍽️ Switching gears—get your reservations ready! Nashville Restaurant Week kicks off next week (Jan 20-26). It’s the perfect time to support our local food scene. My pick: Check out the specials in Germantown or The Gulch. Let me know in the comments where you're eating! 👇

The Bottom Line: The "wait and see" market is officially over. Whether you are buying or selling, the window of opportunity is open right now.

Does the rate drop change your 2026 plans? DM me "UPDATE" and let’s run the new numbers for your dream home. 📲

#37072

📉 BREAKING: Rates Just Dipped Below 6%! What This Means for 37072. 🏡Did you feel that shift? The ground just moved in th...
01/13/2026

📉 BREAKING: Rates Just Dipped Below 6%! What This Means for 37072. 🏡

Did you feel that shift? The ground just moved in the Middle Tennessee real estate market! 🎸 We are seeing mortgage rates dip below 6%, a huge psychological and financial milestone for buyers who have been waiting on the sidelines.

What does this mean for you? 📉 Lower Monthly Payments: Your buying power just increased significantly. That dream home in Ashland City or Pleasant View is suddenly more attainable. 🏘️

More Inventory Coming: Sellers who were "locked in" at low rates are finally feeling comfortable enough to list, meaning you’ll have more options to choose from. 🔥 Competition Heating Up: Fair warning—lower rates mean more buyers entering the market. If you see something you love, don't wait!

Real Estate is about building wealth, and getting in before the spring rush could be your smartest move of 2026.

Curious how these new rates change your budget? Send me a DM for a quick, no-pressure Home Valuation or Buying Power update. Let's get you moving Onward! 🚀

#37072

Address

2407 8th Avenue South, Suite #201
Nashville, TN
37204

Telephone

+16153946746

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