Nashville
Tennessee zero state income tax + zero capital gains tax + zero property transfer tax (lowest tax burden of 5 metros). Oracle $4.5B HQ, Amazon, Vanderbilt Medical. Jewish community 8,000–10,000.
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Market Analysis — Nashville
Key demand drivers and main investment risks
✅Demand Drivers
- •Oracle $4.5B HQ (2025), Amazon regional HQ, HCA Healthcare global HQ, Vanderbilt Medical Center, 32,000+ new jobs 2024, music industry, 15M+ annual visitors
⚠️Key Risks
- •Nashville (city) NOO STR banned
- •Brentwood/Franklin/Hendersonville STR banned
- •Murfreesboro STR discussions underway
- •Clarksville (BRAC) Fort Campbell dependency risk
- •market softening (inventory +18-22% YoY)
Properties in Nashville
46 for sale
Properties for Sale in Nashville
Latest Listings
Showing 1–12 of 47 listings
Apartment in The Gulch
3-Bed Apartment · 111 m² in The Gulch
3-Bed Apartment · 124 m² in The Gulch
Apartment in The Gulch
Apartment in The Gulch
3-Bed Apartment · 283 m² in The Gulch
3-Bed Apartment · 101 m² in The Gulch
4-Bed Villa · 162 m² in The Gulch
4-Bed Villa · 250 m² in The Gulch
3-Bed Apartment · 177 m² in The Gulch
3-Bed Apartment · 195 m² in The Gulch
4-Bed Villa · 174 m² in The Gulch
Yield by Neighborhood — Nashville
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| East Nashville | $2,205–$4,058 (₪6,561–₪12,077) | 7%–12% | N/A | Flagship gentrification; leading STR submarket |
| Germantown | $2,205–$4,058 (₪6,561–₪12,077) | 7%–12% | N/A | Historic upscale; walk to downtown |
| 12 South | $2,205–$4,058 (₪6,561–₪12,077) | 7%–12% | N/A | Walkable boutique corridor; premium rents |
| Clarksville militaryuniversityaffordable | $2,205–$2,509 (₪6,561–₪7,467) | 7%–10% | License Required Ordinance 1-2020-21: STR permitted OO+NOO; $150 application + $120 annual renewal; no per-block caps | Fort Campbell (101st Airborne) + Austin Peay State University anchor. BAH-backed stable rents. Both OO+NOO STR permitted. 60-65% 5-year appreciation. Currently flat YoY growth. |
| The Gulch luxuryurbantech | $3,650–$4,058 (₪10,861–₪12,077) | 9%–11% | STR Restricted 🟡 Nashville owner-occupancy required (183+ days/year) for STR; $313/year permit; 7% hotel tax | Nashville's most premium urban neighborhood. Luxury high-rises, upscale dining, walkable. Tech/music executive market. Strong LTR demand, STR owner-occupancy required. |
| Franklin historicstrong appreciationpartial str | $3,650–$4,126 (₪10,861–₪12,277) | 10%–10% | STR Restricted 🟡 Non-owner STR banned residential zones Dec 2019; OO only with permit; max 4 bedrooms, ≤21 days | Historic Main Street, Cool Springs corporate campus. +55-70% 5-year appreciation (strongest). NOO STR banned Dec 2019. Condo entry $275K, median SFH $850K. Capital appreciation focus. |
| Brentwood luxurytop schoolsstr banned | $3,868–$4,224 (₪11,510–₪12,569) | 7%–12% | STR Banned 🔴 BANNED — Tennessee state law (T.C.A. § 13-7-603(b)) protects Brentwood pre-2014 STR ban; 90-day minimum rental required | Ultra-affluent suburb, rolling hills, top-ranked schools, 91% owner-occupied. SFH market $800K+. STR completely banned (state law protects pre-2014 ban). Pure capital appreciation play. |
| Murfreesboro universityaffordablehighest yield | $2,456–$2,623 (₪7,308–₪7,807) | 8%–10% | License Required Murfreesboro: NO city STR permit required; OO + NOO both allowed; business license $15; county registration; 5% hotel tax. NOTE: City Council STR discussions underway — monitor for changes. | HIGHEST YIELD LEADER. MTSU (22,000 students), fastest-growing large TN city. $149,900 entry price (lowest in metro). 47% renters. LTR 7-10.5%, STR OO+NOO permitted. STR discussions underway. |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Nashville
East Nashville
Flagship gentrification; leading STR submarket
Price from $2,205/m² (₪6,561/m²)
Germantown
Historic upscale; walk to downtown
Price from $2,205/m² (₪6,561/m²)
12 South
Walkable boutique corridor; premium rents
Price from $2,205/m² (₪6,561/m²)
Clarksville
Fort Campbell (101st Airborne) + Austin Peay State University anchor. BAH-backed stable rents. Both OO+NOO STR permitted. 60-65% 5-year appreciation. Currently flat YoY growth.
Price from $2,205/m² (₪6,561/m²)
The Gulch
Nashville's most premium urban neighborhood. Luxury high-rises, upscale dining, walkable. Tech/music executive market. Strong LTR demand, STR owner-occupancy required.
Price from $3,650/m² (₪10,861/m²)
Franklin
Historic Main Street, Cool Springs corporate campus. +55-70% 5-year appreciation (strongest). NOO STR banned Dec 2019. Condo entry $275K, median SFH $850K. Capital appreciation focus.
Price from $3,650/m² (₪10,861/m²)
Brentwood
Ultra-affluent suburb, rolling hills, top-ranked schools, 91% owner-occupied. SFH market $800K+. STR completely banned (state law protects pre-2014 ban). Pure capital appreciation play.
Price from $3,868/m² (₪11,510/m²)
Murfreesboro
HIGHEST YIELD LEADER. MTSU (22,000 students), fastest-growing large TN city. $149,900 entry price (lowest in metro). 47% renters. LTR 7-10.5%, STR OO+NOO permitted. STR discussions underway.
Price from $2,456/m² (₪7,308/m²)
Editorial | CASABROVA
All articles →Global Investor Briefing — May 2026
Scores were stable this month — the real stories are a generational currency window for shekel buyers, Greece emerging as a withdrawal candidate while Spain surprisingly holds at peak, and three markets moving from correction into recovery.
Market Review — Nashville
Nashville is one of America's fastest-growing cities, fueled by healthcare, music industry, and tech sector expansion. The Gulch, East Nashville, and 12 South are trendy investment neighborhoods. Strong population inflows and limited housing supply support 4-6% rental yields with excellent appreciation potential. Tennessee has no state income tax.
Last updated: April 26, 2026
Discussions — Nashville
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