Which Charlotte Park Median Sale Price Should an Owner Trust? Reading Redfin, Realtor.com and the Census Bedrooms and Rent Burdens

Why do the Charlotte Park medians differ so much?

Start with what each figure measures. Redfin's $584,230 is a median sale price across all home types for January 2026, a winter month, and it rests on 40 sales. Realtor.com's $635,000 is a sold median from a page whose indicators are as of April 2026, though its text describes March. Its $749,900 is a listing median, which describes asking prices on homes still for sale. The pages are three months apart and neither names its sample size for the sold figure.

The two sold figures move in opposite directions. Redfin's fall of 5.4% implies a median of about $617,579 a year earlier, and Realtor.com's rise of 9.48% implies about $580,015 a year earlier, both computed here from the printed percentages. A year earlier, then, the two pages were about $37,600 apart in the other direction. That does not make one wrong. A neighborhood with a small number of monthly sales can swing by tens of thousands of dollars when three or four large new homes close in the same month.

Realtor.com's page also contradicts itself. Its summary says the median sale price has grown 3.43% in a year and calls that continued appreciation, but its table shows 3.43% as the change in the listing price, and shows the sold price up 9.48%. It calls the market warm in its Hotness Index sentence and balanced in the sentence beneath. A reader who takes the first sentence of such a page would carry away a different story from one who reads the table.

Zillow adds a third kind of figure. Its page for Nashville, updated August 31, 2026, gives an average home value of $429,741, down 2.7%, which implies about $441,666 a year earlier, computed here. That is a model's estimate for every home in the city, sold or not, and it is far below any Charlotte Park figure on this page. The Charlotte Park listing median of $749,900 is 74.5% above it, computed here. The gap does not show that the neighborhood is overpriced. It shows that a city average is a poor guide to a neighborhood with newer homes.

A seller can use the spread as a list of questions rather than a target. The sold figures run from $584,230 to $635,000, and the listing figure is $749,900 on the page and $712,000 on the postal-area page two months later, a fall of 5.1%, computed here. None of these describes one house. The only price that counts is the one a buyer signs for, and a private buyer can make an offer on the house itself without waiting for a median to move.

Sources as cited. The dates, measures and areas differ and the figures are not directly comparable. Commercial content; not independently verified.

How long do homes in Charlotte Park take to sell, and how big are the discounts?

The clock depends on the page. Redfin shows a median of 102 days on market for January 2026, up from 88, and says homes sell in about 117 days. It says the average home sells for about 5% below list and goes pending in around 117 days, while hot homes sell about 1% below list and go pending in about 91 days. Multiple offers, it says, are rare, and it gives the neighborhood a competition score of 14 out of 100.

A single winter month is a thin base. Redfin's January figure rests on 40 sales, and Redfin shows 22 a year earlier. Holiday weeks, weather and the timing of a few closings can move a median and a days-on-market figure in a month with so few sales. The 102 days on Redfin's page are also measured on homes that sold, so they leave out homes that sat unsold and were taken off the market, and those are the homes an owner most wants to know about.

Realtor.com shows 48 days for the April page, and 59 days, up 41.86%, on the postal-area page for June. The year-earlier figure behind that rise is about 42 days, computed here. The same neighborhood therefore moves from 48 to 59 days in two months on one publisher's own pages. A seller who reads the earlier figure may expect a quick sale and one who reads the later figure may expect a long wait, and the pages do not say how many homes sit behind either number.

Both publishers show discounts. Redfin's sale-to-list ratio of 96.2% means the typical home closed 3.8% below its final list price, which on a $584,230 sale is about $22,200, computed here, and the share of homes sold above list fell by 8.6 points to 5.0%. Realtor.com's ratio of 100% says homes sold for about the asking price. The ratio compares the sale with the last asking price, so it hides earlier cuts, and a house that was cut twice before it sold can show a ratio near 100%.

Nashville as a whole is slower than a year ago. Realtor.com's report for September 2026 shows active listings up 12.0% to 12,150, a median of 62 days up 5.1% and price cuts on 22.5% of listings, above the national 20.8%. It says sellers need sharp pricing from the first day. Realtor.com's Nashville market report is about the city, not the neighborhood, and it is used here as background.

Sources as cited. Ratios and dollar amounts in this section are computed from the published percentages.

What do per-foot prices and counts say about Charlotte Park?

Prices per square foot are close on the pages. Redfin shows $319, up 5.3%, for January and Realtor.com shows $326, down 0.31%, for April, with $327 for the neighborhood in the postal-area table for June. The year-earlier Redfin value is about $303, computed here. A price per foot that rises while the median sale price falls suggests that the homes that sold were larger or on smaller lots than a year before, or the reverse. That is an inference, and the pages do not give the mix.

Counts tell a similar story of change. Redfin shows 40 sales in January 2026 against 22 a year earlier, up 81.8%, and Realtor.com shows 97 active listings in April, up 24.32%. The year-earlier count is about 78 listings, computed here. On the postal-area page for June the count is 91, up 11.36%. More homes for sale and more homes sold are both possible in a neighborhood with new construction, where builders finish several homes at a time.

Rents moved the other way. Realtor.com shows a median rent of $2,527 a month, down 6.23%, with 34 rentals, up 16.67%, and the postal-area page shows $2,700 for the same neighborhood two months later. The year-earlier rent behind the April figure is about $2,695, computed here. A rent of about $2,500 to $2,700 beside a Census median of $1,708 for the whole postal area shows how far recent housing sits from the older stock, because the Census figure covers every renter, including long-time tenants.

The neighbors matter too. The postal-area table lists West Nashville at a median listing price of $734,450 and an adjacent neighborhood at $1,299,999. A buyer who is shopping the postal area compares Charlotte Park with those, and the Charlotte Park listing median of $749,900 is 40.4% above Nashville's median list price of $533,995, computed here from two different pages. That premium is a reason to ask what the extra money buys. It may buy newer construction, a larger lot or a better location, and each of those is something a buyer can see and a median cannot.

Sources as cited. Year-earlier values are this brief's arithmetic from the printed percentages.

What do bedrooms, rent burdens and owner costs say about the postal area?

The Census postal area that includes Charlotte Park has 22,000 housing units. Of them, 737 have no separate bedroom, 3.4%, 4,273 have one, 19.4%, 6,476 have two, 29.4%, 7,698 have three, 35.0%, 2,386 have four, 10.8%, and 430 have five or more, 2.0%. Homes with three or more bedrooms number 10,514, or 47.8%. Among the 9,408 owner-occupied homes, 7,390, 78.5%, have three or more bedrooms, and 2,372, 25.2%, have four or more.

Renters live in smaller homes. Of 10,641 renter households, 503 are in homes with no separate bedroom and 3,660 in one-bedroom homes, together 39.1%, and another 4,321 are in two-bedroom homes. One and two bedrooms together hold 75.0% of renters, computed here. A seller of a four-bedroom house is not selling into the same market as a seller of a flat, and the pages above blend them.

Rent takes a large share of income. Of the 10,209 renter households for which the Census computes a burden, 5,442, 53.3%, pay 30% or more of income in gross rent, and 2,402, 23.5%, pay 50% or more. Another 432 renter households have no computed burden. The median rent of $1,708 a month, or $20,496 a year, is about 25.2% of the median household income of $81,423, computed here, so the median renter is below the 30% line and the burden is concentrated among lower-income households. That is an inference.

Owners carry less. Of 9,408 owner households, 6,536, 69.5%, have a mortgage, and 1,564 of them, 23.9%, pay 30% or more of income in owner costs. Of the 2,872 without a mortgage, 320, 11.3% of the 2,843 with a computed burden, pay 30% or more. The median home was built in 1997, 36.3% of homes were built before 1980 and 34.7% were built in 2010 or later. A heavy housing cost may be a reason to sell, though the Census does not say why any household moves.

Income and value sit in the same data. The median owner value of $529,800 is about 6.5 times the median household income of $81,423, computed here, and the margin of error of plus or minus $31,578 is about 6.0% of the estimate. These are five-year survey averages in which owners estimate their own home values. They trail the sold figures on the market pages, which is why a Census value below every price on this page is not a contradiction. Readers comparing markets can also read the The Nations brief and the Belle Meade brief.

Source: Census Reporter, American Community Survey 2020-2024 five-year estimates, tables B25041, B25042, B25070, B25091, B25077, B25064 and B19013. Percentages and ratios are this brief's arithmetic.

What should an owner ask, and what does a private sale change?

The first question is which Charlotte Park. A new infill house, a mid-century ranch and a townhouse do not share a median, a buyer or a clock, and the pages above describe every kind together. A seller should ask for closed sales within a mile of the same size and type in the past twelve months, with the days to contract, the first ask and the final price, and for the number of listings that ended without a sale.

The second question is what a figure measures and when. Ask whether it is a sold median, a listing median or a model value, which months it covers and how many sales sit behind it. A seller who reads $749,900 as the price will aim well above the sold medians, and a seller who reads a fall of 5.4% as the market may sell too cheaply, while one who reads a rise of 9.48% may wait too long.

The third question is the cost of selling, and the arithmetic is simple. Each 1% of $584,230 is $5,842. At 3% the figure is $17,527 and at 5% it is $29,212. At $635,000, each 1% is $6,350, 3% is $19,050 and 5% is $31,750. At $749,900, each 1% is $7,499, 3% is $22,497 and 5% is $37,495. These illustrate the size of each percentage point and are not quotes of any rate a seller would be charged. No page in this brief names a commission rate for Charlotte Park, and the medians are not the price of any one home.

The sixth question is who knows. In a postal area where 20.9% of owner households have lived in their homes since before 2000, neighbors know each other, and a sign in the yard becomes the topic of the block. Showings bring strangers to the door on a schedule set by buyers. Some owners do not mind, and some do. Maison Off-Market does not claim that every owner should avoid a public listing. It offers an owner who values quiet a way to sell without one.

The fourth question is what a listing exposes. With a clock of about 48 to 117 days, discounts of 0% to 5% and a neighborhood where multiple offers are rare on one page, a public listing means a season of showings, open days and a visible price history. A private sale has no showings and no neighbors talking about a sale, which matters to an owner on a block where everyone knows which house is for sale.

Timing is the fifth question. A seller who must move for a job, a school year or a family change has a date, and a public listing has a clock that does not care about that date. Redfin's 102 days is a median, so half of the homes took longer. A seller who needs to be out by a fixed day and lists too late may accept a cut, and one who lists early may carry two housing costs. A private buyer can agree a closing date that fits the seller, and that flexibility is the second of the five benefits below.

The benefits are plain. Maison Off-Market buys luxury homes and estates directly from their owners and speaks only to sellers. A private sale has no showings. It allows closing dates that give a seller time to find a new home. It has no commission costs and no closing costs, and it avoids inspection repairs. The company does not say that a private sale always beats a public listing, and in a market where one page shows $584,230 and another $635,000, an owner is right to ask what each route yields. If you would like a private, no-obligation offer for a home in Charlotte Park, call 401-219-4207 or use the contact form on this site.

Methodology and limitations

Each page's date, title and place were read before use. The Redfin neighborhood page is for January 2026 and is older than the others, and the Realtor.com neighborhood page contradicts itself on the sold and listing changes and on the label for the market. Only established data publishers and the Census are cited. The Census figures are five-year estimates for the postal area that includes Charlotte Park. Percent changes were taken as printed, and ratios, sums and year-earlier values are this brief's arithmetic.

Conclusion

The record for Charlotte Park shows sold medians of $584,230 and $635,000 that move in opposite directions, a listing median of $749,900, homes selling 0% to 5% below list and a postal area where 53.3% of renters and 23.9% of owners with a mortgage spend 30% or more of income on housing. The useful number for an owner is a closed sale of a similar home nearby, not a neighborhood median, and a private buyer can price the house in front of them.