I agree with the others. With Tennessee's ranking in foreclosures, I would also keep in mind that it is for the entire state. While Middle TN is seeing it just like everywhere else, Memphis has had an enormous increase in foreclosures. Like the others have said, Middle TN is still a strong market. In most areas, while inventory is greater and is taking longer to move, the prices have still shown appreciation over last year. However, if you are looking to sell, you will not be able to expect the same amount of appreciation that has occurred in the several years past. Remember that buyers can see how much you paid for your house because it is public records. I've seen some people in a house 2 years that expect to sell for $100,000 more than they paid. Buyers simply will not do that today. Expect average appreciation for your home and you will not be disappointed. You may sell for less than you'd like, but chances are you will make up the difference if you buy low. Hope this helps!