Nashville High Rise Condos

It depends on the building, the floor, the view and the size of the home. In a recent snapshot of active high rise listings I track, asking prices ran from $264,900 for a two bedroom at the Continental on West End Avenue to $1,850,000 for a home at 160 Second Avenue Private Residences, with most one bedroom homes in the $300,000 to $600,000 range. Prices move every month, so for current figures ask me for my monthly High Rise Condos Price Report.

Time on market changes with the season, the building and the price. A well priced home with a good view can go quickly, while a home priced above recent sales in its own building can sit. I track this in my monthly High Rise Condos Price Report, and I am happy to send it along with recent sales in any building you are watching.

Dues are set by each association and vary widely. Public secondary sources show median dues of about $1,170 a month at The Emory, about $1,262 at The Residences at Broadwest and about $2,028 at Four Seasons Private Residences, with homes at The West End reported at about $800 to $1,800 a month. Dues commonly go toward building insurance, staff, amenities, common area upkeep and reserves, but what is included differs by building. I always confirm current dues and the budget with the HOA before you make an offer.

Residential property in Tennessee is assessed at 25 percent of the appraised value set by the Davidson County Assessor of Property. The tax bill is that assessed value times the tax rate, which Metro Council sets each year and which differs between the Urban Services District and the General Services District. Most towers in Downtown, The Gulch, SoBro, Midtown and West End fall in the Urban Services District. The Assessor's website at padctn.org has a calculator for an estimate on any address.

Two sets of rules apply. Metro Nashville requires a permit from Metro Codes for any short term rental, and new permits for homes that are not owner occupied are only allowed in certain zoning districts, which include the downtown code districts and several mixed use and commercial districts. You can check any address in the Metro Short Term Rental Permit Eligibility Viewer on nashville.gov. Second, each condo association can limit or ban short term rentals and may set minimum lease terms, and Metro asks applicants to confirm the rental does not violate those rules. I review each building's bylaws and rules with you before you buy.

Usually there is garage parking, but the details vary. Some homes come with one or more deeded or assigned spaces, some buildings use valet, and some charge for extra spaces. Since parking can change what a home is worth, I confirm exactly what conveys with each unit before you write an offer.

I cover owned condo buildings of about eight floors or more in Downtown, The Gulch, SoBro, Midtown and West End. That includes built towers such as Viridian, Encore, Icon in the Gulch, Twelve Twelve, The Emory at Nashville Yards and The Residences at Broadwest, plus towers now preselling such as Paramount and Pendry Residences Nashville. Apartment buildings are not included. Use the building table above to filter by neighborhood and status.

Within a single building, the biggest factors are usually floor height, view, square footage, the number of bedrooms, parking, and the condition and finishes of the home. Between buildings, location, age, amenities, hotel services and HOA dues all play a part. Comparing a home to recent sales in its own building is the most reliable starting point.

The best time is when your home is ready and the competition in your building is light. If several similar units are listed in your tower at once, buyers have more choices and pricing gets harder. I watch new listings in every building in this guide and can tell you what you would be competing against before you list.

Call or text me at (615) 767 4551 or email jason@grunertn.com with your building and unit number. I will send you a free written opinion of value based on recent sales and active listings in your building, with no obligation.