THE NAIL
The official magazine of Home Builders Association of Middle Tennessee
President Eli Routh
Vice President
Danny Clawson
Secretary/Treasurer
Sam Gray
Executive Vice President John Sheley
Editor and Designer Jim Argo
Staff
Connie Nicley
Kim Grayson
THE NAIL is published monthly by the Home Builders Association of Middle Tennessee, a non-profit trade association dedicated to promoting the American dream of homeownership to all residents of Middle Tennessee.
SUBMISSIONS: THE NAIL welcomes manuscripts and photos related to the Middle Tennessee housing industry for publication. Editor reserves the right to edit due to content and space limitations.
POSTMASTER: Please send address changes to: HBAMT, 9007 Overlook Boulevard, Brentwood, TN 37027. Phone: (615) 377-1055.
The association's 2026 Showcase House project is now underway. Contribute now to help us raise funds to promote the local housing industry.
Register now to participate as a sponsor at the James Hardie Building Products Golf Tournament this month.
Clay Shoot Tournament this September
Register now to participate in the Clay Shoot Tournament this September! Team and player registrations are now being accepted and sponsorships are available (page sixteen).
New home sales edge higher as affordability issues persist
Affordability challenges continued to weigh on the new-home market in June, as elevated mortgage rates, rising inflation and broader economic uncertainty kept many prospective buyers on the sidelines.
Sales of newly built single-family home rose 1.6% in June to a seasonally adjusted annual rate of 628,000, up from an upwardly revised May estimate, according to newly released data from the U.S. Department of Housing and Urban Development and the U.S. Census Bureau. The pace of new home sales is down 5.6% from a year earlier.
“The pace of new home sales has remained constrained in recent months by elevated mortgage rates,” said Bill Owens, chairman of the NAHB. “Builders continue to use incentives to support sales, with NAHB survey data showing that 62% of builders offered some form of incentive in June.”
“New home sales are gaining some momentum at the more affordable range of the market, with homes priced below $300,000 accounting for 23% of June sales, up from 16% a year earlier,” said NAHB Chief Economist Robert Dietz. “However, that price point is generally only achievable in markets with lower development and construction costs, particularly with respect to lower state and local regulatory costs.”
A new home sale occurs when a sales contract is signed, or a deposit is accepted. The home can be in any stage of construction: not yet started, under construction or completed. In addition to adjusting for seasonal effects, the June reading of 628,000 units is the number of homes that would sell if this pace continued for the next 12 months.
New single-family home inventory in June was virtually unchanged at 485,000 units, down 0.2% from May, and down 3.2% compared to a year ago. This represents an elevated 9.3 months’ supply at the current building pace. According to NAHB analysis, due to rising resale single-family inventory and elevated new construction inventory, combined new and existing home inventory stands at just above a 5.2 months supply, the highest level since the fall of 2014.
The median new home sale price in June fell 3.3% from May to $398,300, and was down 2.7% from a year ago, largely due to builder price cuts and some geographic shift in mix to the more affordable Midwest.
Regionally, on a year-to-date basis, new home sales are up 2.6% in the Midwest but fell in the other three regions, with declines of 4.7% in Northeast, 4.9% in the South and 10.1% in the West. n
Multi-family gains lift starts despite single-family decline
Strong multifamily growth pushed overall housing starts higher in June, while single-family production remained sluggish as elevated mortgage rates, rising construction costs and persistent labor shortages continued to weigh on the market.
Overall housing starts increased 19% in June to a seasonally adjusted annual rate of 1.43 million units, according to a report from the U.S. Department of Housing and Urban Development and the U.S. Census Bureau.
The June reading of 1.43 million starts is the number of housing units builders would begin if development kept this pace for the next 12 months. Within this overall number, single-family starts decreased 0.2% to an 895,000 seasonally adjusted annual rate and are down 3.2% compared to June 2025. The multifamily sector, which includes apartment buildings and condos, increased
76.2% to an annualized 532,000 pace and are up 17.2% compared to June 2025.
“Single-family housing starts fell in June as elevated mortgage rates and higher construction financing costs continued to weaken builder confidence and housing demand,” said Bill Owens, chairman of the NAHB.
“The newly enacted housing bill includes key provisions to help builders increase supply, including streamlined regulations and incentives for local zoning reforms, but it will take time for these measures to take effect.”
“Builders continue to face a difficult cost environment,” said Danushka Nanayakkara-Skillington, NAHB’s assistant vice president for forecasting and analysis.
“Higher long-term Treasury yields have kept mortgage rates elevated, while rising building material prices, transportation costs and insurance expenses are making new
Builder sentiment stays weak as affordability concerns persist
Economic uncertainty and persistent affordability challenges driven by rising material prices, high land costs, and elevated mortgage rates continue to weigh on builder sentiment.
Builder confidence in the market for newly built single-family homes fell two points to 34 in July, down from an upwardly revised reading of 36 in June, according to the NAHB/Wells Fargo Housing Market Index (HMI) released recently. Sentiment has remained below 40 for 15 consecutive months, the longest such stretch since 2012.
“Many potential buyers remain on the sidelines as they wait for lower mortgage rates, more certainty on inflation and a clearer economic outlook,” said NAHB Chairman Bill Owens,. “The recently enacted 21st Century ROAD to Housing Act contains important provisions on land-use and zoning, regulatory reform and financing tools that address obstacles facing builders and buyers, but these reforms will take time to implement.”
“With the HMI below 40 for 15 straight months, affordability remains the home building
industry’s primary challenge, as elevated mortgage rates, costly land, rising material prices, and persistent skilled labor shortages continue to affect the market,” said NAHB Chief Economist Robert Dietz. “Looking ahead, the newly enacted housing law is a positive step that will help expand housing supply and lower overall housing costs, although more policy change is needed at the state and local level.”
The latest HMI survey also revealed that 37% of builders cut prices in July, up from 35% in June and 32% in May. The average
construction more expensive. The monthly decline underscores the ongoing challenges facing residential construction despite a persistent shortage of available homes.”
On a regional and year-to-date basis, combined single-family and multifamily starts were 4.5% higher in the Northeast, 1.2% higher in the Midwest, 1.7% higher in the South and 4.4% lower in the West.
Overall permits decreased 3% to a 1.37-million-unit annualized rate in June. Single-family permits decreased 2.4% to an 871,000-unit rate and are down 0.2% compared to June 2025. Multifamily permits decreased 4.2% to an annualized 496,000 pace and are down 5.7% compared to June 2025.
Looking at regional permit data on a year-to-date basis, permits were 15.2% higher in the Northeast, 1.4% higher in the Midwest, 6.3% lower in the South and 0.7% higher in the West.
The number of single-family homes under construction is at 582,000 units, while number of apartments under construction is at 682,000 units. n
price reduction was 6% in July, the same rate as the previous month. The use of sales incentives was 63% in July, up slightly from 62% in June, and marking the 16th consecutive month this share has reached 60% or higher.
Derived from a monthly survey that NAHB has been conducting for more than 40 years, the NAHB/Wells Fargo HMI gauges builder perceptions of current single-family home sales and sales expectations for the next six months as “good,” “fair” or “poor.” The survey also asks builders to rate traffic of prospective buyers as “high to very high,” “average” or “low to very low.” Scores for each component are then used to calculate a seasonally adjusted index where any number over 50 indicates that more builders view conditions as good than poor.
All of the HMI sub-indices posted declines in July. The HMI index gauging current sales conditions fell one point to 37, the index measuring future sales dropped two points to 43 and the index charting traffic of prospective buyers posted a two-point decline to 23.
Looking at the three-month moving averages for regional HMI scores, the Northeast rose one point to 45, the Midwest increased two points to 45, the South fell one point to 33 and the West dropped one point to 26. n
sponsored by members of the HBAMT
Help us raise funds to promote the Home Building Industry by donating needed materials and labor for the construction of the HBAMT Showcase House at the Preserve at June Lake!
THE 2026 SHOWCASE HOUSE at the Preserve at June Lake in Spring Hill is an effort to generate funds to help promote the local Home Building Industry and defend its builders against unjust legislative activity. The project will require the
SEE INSIDE FOR A COMPLETE LIST OF MATERIALS AND LABOR NEEDED FOR THE PROJECT. To donate materials, or for specific details regarding materials please contactJim at jargo@hbamt.org or 615-498-6671 Calling all Members!
materials and labor needed for the construction of a new, custom designed home. You can help with the Showcase House project by donating needed materials and labor. See inside for a list of those items that are in need of your contributions.
Material and labor donations now being accepted!
Materials & Labor needed!
Donate materials and/or labor today to the HBAMT Showcase House at the Preserve at June Lake! A complete list of needed materials/jobs is listed below.
To donate materials, or for details regarding materials, contact - Jim at jargo@hbamt.org or 615-498-6671.
SCOPE
Interior/Exterior Design
PRESERVE AT JUNE LAKE
Spring Hill, TN
Showcase House: Lot to be determined
Directions From Nashville, TN: Take I-65 South toward Huntsville to exit 55. Take Buckner Road to the right and urn left onto Buckner Lane. Community will be on your right.
DESCRIPTION
Design Boards/selections
Concrete Footings, Garage & Porches, Sidewalks
Foundation Walls - Block
Gravel
Driveways, porches, walks
Framing - lumber package
Cornice/Siding
Roofing - 30yr Shingle
Roofing labor
Exterior Window & Doors
Concrete block
Construction drive, garage & porch slabs, driveways, sidewalks, and crawl space
Broom finish
Stick frame w/ floor and roof truss. 2x6 Exterior walls
Maintenance-free composite wood soffit & fascia
* GAF Timberline or similar w/ standing seam metal
Labor w/ NAHB standard warranty
"Windows - Fiberglass or Aluminum Clad/Wood (must be approved by ARC) Casement
Doors - Wood or Clad Front Doors, Fiberglass pedestrian doors"
Mirrors Plate glass mirrors w/ applied bevel in all baths (96” height from floor)
Shower Doors
Bath Hardware
Door Hardware
Garage Doors
Masonry Brick
Masonry Brick Labor
Plumbing
Frameless
Kohler Purist or similar towel bars, rings, paper holders throughout
Schlage Transitional or similar
Insulated - Steel or simulated wood (ARC approval needed) w/ chain drive motor (wifi capable)
Queen size brick (minimum brick to grade) quantity based on design approved by ARC
Labor w/ NAHB standard warranty (to include brick/masonry cleaning)
*Kohler Purest or similar fixtures colors will
Plumbing Continued "depend on design selections 1 kitchen faucet
1 laundry faucet
1/3 HP disposal
Water connection for refrigerator
2 lav sinks w/ widespread faucets
3 lav sinks w/ center set faucets
1 Pedestal Sink (possible freestanding vanity depending on design in ½ bath)
1 freestanding oversized tub in Master bath w/ tub filler (location and type dependent on design)
2 enameled steel tubs w/ tub-shower combos 4 elongated toilets
3 hose bibs
Water & Sewer install"
Plumbing Misc. Fixtures
Tankless Natural gas water heater 10 GPM for indoor installation
Electrical "Rocker style light switches throughout.
Wiring for 1 front and 2 rear exterior light fixtures (front fixture to be gas lantern with electrical start) 6 ceiling fan locations including back patio
60 recessed cans Electrical service install"
Electrical Lighting/Accessories
Insulation
HVAC
Fireplace face & hearth
Fireplace
Handrails
Sheetrock
Porch Ceiling and columns
Shutters
Trim Carpentry Millwork
Interior/Exterior Paint
Tile
Hardwood flooring
Carpet
Cabinets
Per selections
Sprayfoam Per code
"Gas heat/electric air
1 gas fireplace (two possible plan depending) Gas water heater
Gas cooktop
Possible added gas line at patio"
Selections/style to follow: Stucco surround and hearth
Depending on location - Ventless where direct-vent not possible
Black Iron Rail where required
Square corner bead
"Pine tongue & groove porch ceilings
Columns are dependent on ARC approval (paint grade composite or stain grade cedar)"
Must be "operable” w/ hinges and shutter dogs type of shutter per ARC approval
"*styles and type dependent on design Solid or semi-solid core doors throughout 7-¼ “ baseboard
3-½ “ casing at windows, cased openings, & doors White oak stair treads, railing, and mud bench Decorative/Accent walls or ceiling
treatments TBD
All closets & built-ins to be site built MDF material"
Per Design
ALL Bath floors, shower walls & floors, tub surrounds, laundry floor, and kitchen & bar backsplash
⅜” x 5” engineered hardwood (sliced face)
Locations and style TBD w/ 6lb pad
"Kitchen/Bar/Pantry - shaker style, wood construction, simulated or full overlay to ceiling w/ crown, hidden pantry access, soft close throughout, coordinating island with cabinets under bar top for added width and storage
Baths etc - shaker style wood construction, w/ soft close throughout"
Countertops Quartz throughout (4” splash throughout less kitchen)
Gutters/Downspouts
Appliances
Irrigation/Lighting
Landscaping
Sod/Hardscape
Yard Fence
Misc Labor & Construction Clean Up
6” half-round precolored aluminum
Frigidaire pro series or equivalent: gas range or cooktop (depending on design), microwave, dishwasher, hoodliner, dbl oven if cooktop is used, refrigerator
Full yard irrigation w/ front yard lighting (partial side yard if corner lot)
Per ARC approved landscape plan
Full yard, Some hardscape may be required depending on lot conditions
ARC Approved Design
Site clean up throughout construction, rough clean, window clean, final clean, re-cleans as needed
Sod Full yard
Yard Fencing (if applicable)
Misc Labor & Building Clean Up
To
5' black aluminum fencing
Brick, rough, finish, & window cleaning
2026 Golf Tournament Sponsorships!
The 15th Annual HBAMT Golf Tournament is set for Thursday, August 13 at the Towhee Club in Spring Hill. Sign up now to sponsor at one of the following levels!
sponsorship level price/# available benefits selection
TITLE SPONSOR
Lunch Sponsor
Breakfast Sponsor
$12,000 1 available
$7,500 1 available
$3,500 1 available
Platinum
Gold Sponsor
$2,500 9 available
$1,500 5 available
Silver Sponsor
Hospitality Cart
Wrap-up Party Sponsor
$700
$3,000 2 available
$3,000 1 available
l Company name featured as headliner on all materials; w/signage
l Booth at registration, awards wrap-up & course hole
l Opportunity to hand out promotional materials
l Eight (8) tickets to breakfast; eight to Lunch; eight to Wrap-up
l Company name featured as Lunch Sponsor on all material
l Booth at check-in and Golf Tournament course hole
l Opportunity to hand out promotional materials
l Four (4) tickets to Lunch; four to Wrap-up; two to Breakfast
l Company name featured as Breakfast Sponsor on all material
l Booth at check-in and Golf Tournament course hole
l Your booth will be breakfast ticket pick up point for all golfers
l Opportunity to hand out promotional materials
l Two (2) tickets to Breakfast; two to Lunch; two to Wrap-up
l Single hole sponsor for BOTH MORNING & AFTERNOON rounds
l Opportunity to hand out promotional materials at hole
l Signage at tournament provided
l Opportunity to hand out information & goodies
l Two (2) tickets to Lunch; two to Wrap-up
l Company name featured on all materials
l Booth at wrap-up & course hole
l Opportunity to hand out promotional materials at hole
l Signage at tournament provided
l Two (2) tickets to Lunch; two to wrap-up
l Hole sponsor for both morning & afternoon rounds
l Opportunity to hand out promotional materials at hole
l Two (2) tickets to Lunch; two to wrap-up
l Hospitality cart with your name on it
l Ride cart handing out beverages & goodies both rounds
l Two (2) tickets to Lunch; two to wrap-up
l Company name featured as Wrap-up Sponsor on all material
l Booth at check-in and Golf Tournament course hole
l Opportunity to hand out promotional materials
l Two (2) tickets to Wrap-up; two to Lunch
Indicate which of the sponsorship levels shown above you selected and return the completed form below to the HBAMT to sign up today! (List company EXACTLY as you want it to appear on signage.)
SPIKE REPORT
Twenty-seven SPIKES (in bold) increased their recruitment numbers last month. What is a SPIKE? SPIKES recruit new members and help the association retain members. Here is the latest SPIKE report as of June 30, 2026.
Please return your completed registration form (provided below) to the HBAMT to enter. ALL COMPANY TEAMS MUST BE A MEMBER OF THE HBAMT (all teams must have at least one HBAMT member playing)
Select one, print player(s) name(s) below: r FOURSOME: Print names of players. Four (4) players per team ($900 per team). **Team not guaranteed for shoot until payment received** r SINGLE SHOOTER: Print name of player. $250 per shooter. **Shooter not guaranteed for shoot until payment received** 1.)
4.)
Tuesday, September 22nd
SPONSORSHIPS
TITLE SPONSOR
$6,000 2 available
Sign up now to sponsor the HBAMT’s Sporting Clay Shoot this September at the Nashville Gun Club!
l Company name featured as Tournament Sponsor on all material
l Signage at tournament provided
l Booth at Check-in and tournament station
l Your booth will be ticket pick up point for all shooters
l Opportunity to hand out promotional materials
l Two (2) tickets to Lunch; two to Dinner
Ammo Sponsor
Dinner Sponsor
Lunch Sponsor
$3,000 2 available
$3,000 2 available
$1,500 2 available
Station Sponsor
$500
l Booth at Check-in, recognized as Sponsor at Check-in
l Signage at tournament provided
l Station sponsor for the duration of the tournament
l Opportunity to hand out information & goodies
l Two (2) tickets to Lunch; two to Dinner
l Booth at Dinner, recognized as Sponsor during Dinner
l Signage at tournament provided
l Station sponsor for the duration of the tournament
l Opportunity to hand out information & goodies
l Two (2) tickets to Lunch; two to Dinner
l Booth at Lunch, recognized as Sponsor during Lunch
l Signage at tournament provided
l Station sponsor for the duration of the tournament
l Opportunity to hand out information & goodies
l Two (2) tickets to Lunch; two to Dinner
l Station sponsor for the duration of the tournament
l Opportunity to hand out promotional materials at station
l Two (2) tickets to Lunch; two to Dinner
Indicate which of the sponsorship levels shown above you selected and return the completed form below to the HBAMT to sign up today! (List company EXACTLY as you want it to appear on signage.)
CHAPTERS & COUNCILS
CHAPTERS
CHEATHAM COUNTY CHAPTER
Chapter President - Roy Miles
Cheatham County Chapter details are being planned. Next meeting: to be announced.
RSVP to: cnicley@hbamt.org
DICKSON COUNTY CHAPTER
Chapter President - Matt Spann
Dickson County Chapter meetings are typically held on the third Thursday of the month. Next meeting: to be announced.
Topic: to be announced.
Free w/RSVP to: cnicley@hbamt.org
MAURY COUNTY CHAPTER
Chapter President - Sam Gray
Maury County Chapter meetings are typically held on the third Tuesday of the month.
Next meeting: Tuesday, August 18th, 11:30 a.m. at Los Potros Taco Shop - 106 E. 8th Street, Columbia, TN.
Topic: "Show Builders How it Can be Done—Not How it Can't," with special guest, Tony Allers, Tennessee's First Master Code Professional.
FREE w/RSVP thanks to Crafted Climate Control!
$20 w/o RSVP
PLEASE RSVP to cnicley@hbamt.org
METRO/NASHVILLE CHAPTER
Chapter President - Lisa Underwood
Metro/Nashville Chapter details are typically held on the fourth Thursday of the month. Next meeting: to be announced.
RSVP to: cnicley@hbamt.org
ROBERTSON COUNTY CHAPTER
Robertson County Chapter details are currently being planned. Next meeting: to be announced. RSVP to: cnicley@hbamt.org
SUMNER COUNTY CHAPTER
Chapter President - Joe Dalton
The Sumner County Chapter typically meets on the third Tuesday of the month. Next meeting: to be announced. RSVP to: cnicley@hbamt.org
WILLIAMSON COUNTY CHAPTER
Chapter President - Rachel Holloway
Williamson County Chapter meetings are typically held on the third Tuesday of the month.
Next meeting: to be announced. Topic: to be announced.
FREE w/RSVP pending sponsorship.
$20 w/o RSVP
RSVP to: cnicley@hbamt.org
WILSON COUNTY CHAPTER
Chapter President - Margaret Tolbert
Wilson County Chapter meetings are typically held on the second Thursday of the month.
Next meeting: Thursday, September 10th, Thursday, 8:00 a.m. to 9:30 a.m. at the Holiday Inn Express - Mt. Juliet
565 S. Mt. Juliet Road Mount Juliet, TN, 37122
Topic: "Building in Tennessee; What's Ahead for Home Builders - with special guest Senator Mark Pody."
Holiday Inn Express - Mt. Juliet
565 S. Mt. Juliet Road Mount Juliet, TN, 37122
FREE with RSVP pending sponsorship
RSVP to: cnicley@hbamt.org
COUNCILS
HBAMT REMODELERS COUNCIL
The HBAMT Remodelers Council meets at varying locations throughout the year.
Next meeting: to be announced.
RSVP to RMC meetings and events to: cnicley@hbamt.org
INFILL BUILDERS COUNCIL
Infill Builders Council meetings are typically held on the last Wednesday of the month.
Next meeting: to be announced. PLEASE RSVP to: cnicley@hbamt.org
MIDDLE TENN SALES & MARKETING COUNCIL
Council President - Kristen Carbine
The SMC typically meets on the first Thursday of the month. Next meeting: Thursday, August 6th, 9:00 a.m. at the HBAMT - 9007 Overlook Blvd., Brentwood, 37027 Topic: "Beyond the RSVP: Turning Events into Leads, Traffic & Sales," with Margaret Tolbert, Tolbert Marketing & Events. Free for SMC Members pending sponsorship. $20 for non-members with RSVP; $25 w/o RSVP RSVP REQUIRED to: cnicley@hbamt.org
