Belmont, Hillsboro Village, & 12 South Update
Market Snapshot | June 2026
Belmont, Hillsboro & 12 South: Three Zip Codes, Two Very Different Conversations
Realtracs MLS Data | Single-Family Residential | Published July 5, 2026
Each week I analyze data from Realtracs so you don't have to wade through it yourself. This snapshot covers single-family residential activity in 37204 (12 South & Berry Hill) and 37212 (Belmont-Hillsboro & Hillsboro Village) for June 2026. These two zip codes sit less than a mile apart, but the data tells two distinct stories — one still moving at a seller's pace, the other giving buyers noticeably more room to breathe. Let me break it down.
Combined
Sale Price
on Market
Supply
Market-by-Market Breakdown
12 South & Berry Hill
Belmont-Hillsboro & Hillsboro Village
What the Data Is Actually Telling Us
The headline number here is the gap in months of supply: 3.38 in 12 South & Berry Hill versus 4.89 in Belmont-Hillsboro & Hillsboro Village. Anything under 4 months is generally seller-leaning territory, and 37204 is sitting comfortably inside that range. 37212 is edging toward balanced — not a buyer's market, but noticeably more give than its neighbor a few blocks away.
Let's talk about pace, because it tells a more useful story than price alone. In 37204, 39 closings against only 31 new listings this month means demand is outrunning what's coming onto the market. Homes there averaged just 32 days on market before closing. In 37212, the ratio flips: 19 closings against 24 new listings, and an average of 40 days on market. That's not a cold market by any measure, but it is a market where buyers currently have a bit more time to make a decision.
Median sale price tells a related story. 37204 closed at a median of $1,275,000 versus $995,000 in 37212 — a spread of roughly $280,000. Part of that is home size and renovation level, but part of it is simply the tighter supply pulling prices up faster in 12 South & Berry Hill than in Belmont-Hillsboro.
The List Price Gap Worth Understanding
One of the more instructive numbers in this dataset is the gap between what's actively listed and what's actually closing. In 37204, active inventory is averaging $1,926,320 while the median sale price came in at $1,275,000. In 37212, active inventory averages $1,571,240 against a median sale of $995,000. Both gaps are wide, and both point to the same thing: the top of the active inventory in each zip code is sitting higher than where the bulk of transactions are actually closing.
That matters differently depending on which side of the table you're on. For sellers eyeing the upper end of either market, your real competition is thicker than the closed numbers suggest — plenty of similarly priced homes are sitting active rather than closing. For buyers, it means there may be more room to negotiate on properties priced well above the local median than the headline "seller's market" framing implies.
The Property Professor's Takeaways
- 12 South & Berry Hill is still moving at a seller's pace. At 3.38 months of supply and 32 average days on market, well-priced homes here are not sitting long. Buyers should be prepared to move quickly and decisively.
- Belmont-Hillsboro & Hillsboro Village is giving buyers more room. Nearly 5 months of supply and 40 days average on market puts 37212 closer to balanced than its neighbor a few blocks over.
- Once under contract, the two markets close at a similar clip. The real difference between these zip codes is how long it takes to get to a signed contract, not how long it takes to get to the closing table afterward.
- Pricing discipline matters more in 37212 right now. With homes sitting longer and supply higher, overpricing carries more downside there than it does in the tighter 37204 market.
- The list-to-median-sale-price gap is wide in both zip codes. That signals upper-tier inventory building up on the active side in both markets — worth watching over the next 60 days.
Let's Talk Through Your Numbers
Whether you're buying, selling, or just benchmarking where you stand in Belmont, Hillsboro, or 12 South, I'll give you a straight answer grounded in the same data you see here. No pressure, no pitch.
Schedule a Free Consultation
Chris Barnhill, Ph.D.
REALTOR® | Keller Williams Music City
(615) 241-6810 | Chris@PropertyProfessorTN.com | PropertyProfessorTN.com
