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#1 Nashville, Tenn.

Our top pick offers affordable homes, a mild climate and a phenomenal entertainment scene that goes far beyond country.

June 2006 Kiplinger report

What we loved: Hillsboro Village, for the acoustic guitars at Cotten Music, kitchenware at Davis Cookware and the triple chocolate mousse at Provence Breads & Café.

Although "Music City" may have worked fine in the days of Hank Sr., our top pick among great, affordable places to live needs a new moniker. We suggest "Nashville: Music Is Just the Beginning."

Southern hospitality. Gently rolling hills with big, affordable homes. A mild climate (albeit with occasional tornadoes). Oh, yes, and a phenomenal entertainment scene that goes far beyond country.

With such an appetizing mix, it's easy to see why Nashville keeps attracting people from across the nation, including other parts of Tennessee. It's a buckle of the Bible belt, but, says pharmaceutical sales rep Rusty Walker, "the area doesn't cater to a particular type of person." Rusty, 28, and his wife, Beth, 25, relocated from Knoxville, where he thought "real estate prices had maxed out." The couple was looking for a great place to start a family. Last summer, they bought a three-bedroom house for $230,000 in Gallatin, a 40-minute drive from Nashville's entertainment hot spots, which they frequent on weekends.

With more than 180 live-music venues featuring country, bluegrass, jazz, pop, rock and soul, Nashville has plenty of sounds to groove on. Its music industry rang up a cool $6 billion in 2004. But Nashville's health-care, education, manufacturing, finance and tourism industries hardly play second fiddle.

Nashville offers a wide range of housing choices. In the downtown area, just a short walk from art galleries and music meccas, two-bedroom condos in new or renovated buildings start at about $250,000. In East Nashville -- popular with musicians, artists and professionals for its proximity to downtown and its eclectic restaurants -- historic Victorian houses and Craftsman bungalows range from $275,000 to $350,000. And for a slice of Southern California at Nashville prices, check out Little Hollywood, a quirky selection of small, brightly painted stucco homes from the '30s and '40s in the rolling hills of Lockeland Springs.

For a more suburban feel, there are Franklin and Brentwood, two communities south of the city where four-bedroom single-family homes start at $355,000.

-- Magali Rheault

Executive move-ins help to fuel market

By CHAS SISK

Staff Writer (The Tennessean)

Signs that the local real estate market is thriving are no farther away than Gail Wallin's neighborhood.

People are surging into the Cool Springs market that Wallin covers as the managing broker of Crye-Leike Realtors' Franklin office. They snatch up old homes and fill new ones faster than developers can build them. They don't care that they're paying more than the people who arrived before them, she said.

"Even if they have to stretch, it's such a good investment," she said. "The potential for appreciation is tremendous."

The real estate market is slowing nationwide, but not in Nashville. Condominium and single-family home prices are near record levels, and real estate agents say they can hardly keep up with demand.

"We're selling everything we can get ready," condominium developer Bill Hostettler said.

The median price for a single-family home in Nashville was $169,900 in March, according to data released yesterday by the Greater Nashville Association of Realtors. That's 11% more than the same month a year ago, and 28% more than in March 2001.

Condominium prices have also risen sharply. The median price for a condo was $140,000 in March, 10% more than a year ago, the association said.

"We've seen 15%, we've seen 11%, we've seen such high levels of appreciation," said Christie Wilson, the association's president and managing broker of The Wilson Group Real Estate Services. "The market cannot sustain that."

Corporate relocations have helped push up prices, agents say. White-collar workers from companies such as Louisiana-Pacific Corp. and Nissan North America earn high salaries and have built up high equity levels in their old homes. That has boosted demand for big, expensive homes in neighborhoods such as Green Hills, Bellevue and Cool Springs.

"We have the best of both worlds," Wallin said of the Franklin area. "We're 15 minutes (drive) into Nashville if you wanted to go there … but yet we still have a little bit slower pace of life out here."

Investors may also be fueling the price increases, agents say. David Lafferty, a real estate ap-praiser with The Caldwell Group, says one of his clients is a California investor who has been buying duplexes and triplexes here be-cause he can no longer afford similar properties in his home state.

In many parts of the country, speculators have overinflated prices in their eagerness to capitalize on low interest rates, analysts said. And now that interest rates are rising, prices are expected to moderate and sales are expected to slow nationally, said Lawrence Yun, economist for the National Association of Realtors.

But that's not expected to occur in Nashville, Yun said. "You're seeing two separate markets. One is in the coastal regions … where you're seeing a substantial decline in home sales," Yun said. "The second is in the middle part of the country, in the affordable regions, where the job market is more important than interest rates."

Higher prices have not slowed sales in Nashville. According to the Greater Nashville Association of Realtors, 3,516 homes were sold last month, 13% more than in March 2004. There were also more sales pending — 3,764 in March vs. 3,449 a year ago — and the average number of days that a single-family home remained on the market fell to 63 days from 74 days last year at this time.

"If you're priced right, and your house is in good condition, there's somebody out there looking for it," said Mandy Wachtler, of The Pilkerton Co.'s Green Hills office.

But as hot as the market is, agents believe prices may start to cool off soon. The number of houses on the market is rising. At the end of March, 14,420 homes were listed for sale—a 6.8% increase from a year earlier.

"I think it'll make the market more balanced," Wilson said. "There will be enough stuff on the market for a buyer to be able to shop around." •

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