October, 2026 l The NAIL 1
2 The NAIL l October, 2026
October, 2026 l The NAIL 3
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.
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FEATURES 9 The 2026 HBAMT Showcase House project
The association's 2026 Showcase House project is now underway. Contribute now to help us raise funds to promote the local housing industry.
13 2026 Square 1 Construction Clay Shoot! The Square 1 Construction Sporting Clay Shoot was held last month at the Nashville Gun Club.
21 The Haunted Golf Tournament next month, register now!
Register now to play in the HBAMT's Haunted Golf Tournament October 26th. Player registrations and sponsorships are now being accepted (page twenty).
DEPARTMENTS 6 News & Information 18 SPIKE Club Report 21 October Calendar 21 Chapters and Councils
ON THE COVER: Sales of newly built single-family homes increased 6.4% in August. See page 6 (six) for more details. October, 2026 l The NAIL 5
NEWS&INFO
New home sales rise as affordability concerns persist
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ew home sales improved in August, but the monthly gain masks continued weakness in the broader new-home market. Elevated mortgage rates and ongoing affordability challenges continue to constrain demand, with new home sales remaining below last year's pace and year-todate sales lower than 2025. Sales of newly built single-family homes increased 6.4% in August to a seasonally adjusted annual rate of 684,000, following an upwardly revised July 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 was 2% lower than a year earlier. “The gain in new home sales is encouraging, but affordability remains a challenge,” said Bill Owens, chairman of the National Association of Home Builders (NAHB) and a home builder and remodeler from Worthington, Ohio. “Sales are still down year over year and year to date, and builders continue to use incentives and pricing adjustments to support buyers as limited existing-home inventory helps sustain the new-home market.” “While the monthly increase in sales is a positive development, housing demand remains sensitive to higher mortgage rates and broader macroeconomic conditions,” said Danushka Nanayakkara-Skillington, NAHB
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assistant vice president for forecasting and analysis. “A sustained improvement in affordability, particularly through lower financing costs, would provide a stronger foundation for housing demand going forward.” 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 August reading of 684,000 units is the number of homes that would sell if this pace continued for the next 12 months. New single-family home inventory in August was unchanged from July at 483,000 units but fell 2.0% from a year ago. This represents an elevated 8.5 months’ supply at the current building pace. Completed, ready-to-occupy inventory consisted of 112,000 homes in August. When looking at the combined inventory of both resale home and new homes, the month’s supply was 5.3 months at the current pace of building. The median new home sales price in August edged up 0.4% from July to $393,700 but was down 5.8% from a year ago. Regionally, on a year-to-date basis, new home sales are down 0.6% in Midwest, 1.0% in the South and 10.0% in the West. New home sales were unchanged in the Northeast. n
Advertise in
THE
NAIL For advertising rates and information, or to secure your ad, please email jargo@hbamt.org with your questions and requests.
Single family starts rebound but market challenges remain
S
ingle-family housing starts rebounded in August, but production remains down 4.7% year-to-date as builders contend with rising construction costs, lot and labor shortages, and economic uncertainty. Overall housing starts decreased 2.6% in August to a seasonally adjusted annual rate of 1.28 million units, according to a report from the U.S. Department of Housing and Urban Development and the U.S. Census Bureau. The August reading of 1.28 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 increased 7.6% to a 918,000 seasonally adjusted annual rate and are up 5.2% compared to August 2025. The multifamily sector, which includes apartment buildings and condos, decreased 21.7% to an annualized 357,000 pace and are down
14.6% compared to August 2025. “Single-family starts unexpectedly increased in August, but higher mortgage rates, rising construction financing costs and affordability challenges continue to weigh on the market and limit momentum for new-home construction,” said Bill Owens, NAHB chairman. “Year-to-date declines in single-family permits show builders remain cautious about future construction, a trend reflected
Builder sentiment falls on higher interest rates and costs
H
igher mortgage rates, worsening labor shortages and rising material costs are weighing on builder sentiment. Builder confidence in the market for newly built single-family homes fell three points to 32 in September, according to the NAHB/Wells Fargo Housing Market Index (HMI) released recently. “Buyer traffic has weakened across much of the country, largely because of rising mortgage rates,” said NAHB Chairman Bill Owens, a home builder and remodeler from Worthington, Ohio. “Builders also continue to face higher material costs, rising gas and diesel prices and persistent labor shortages. In some markets, builders report that increased immigration enforcement is discouraging legal workers from reporting to job sites.” “The HMI shows builder confidence at its lowest level since September 2025, as tight lending conditions and elevated land, labor and construction costs persist,” said NAHB Chief Economist Robert Dietz.
“Notably, 42% of builders rated current lot availability as poor and 38% as fair.” The latest HMI survey found that 38% of builders cut prices in September, up from 35% in August. The average price cut remained at 6% for the sixth consecutive month. Meanwhile, 66% of builders reported using sales incentives in September, up from 63% in August and the highest share since 67% posted in December. 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.
in our recent builder surveys,” said Jing Fu, NAHB’s senior director of forecasting and analysis. “Ongoing economic uncertainty and affordability challenges will continue to slow single-family construction in the months ahead. However, the Midwest remains a relative bright spot, with single-family permits up 2.9% year-to-date through August.” On a regional and year-to-date basis, combined single-family and multifamily starts were 10% higher in the Northeast, 0.4% higher in the Midwest, 2.4% lower in the South and 3% lower in the West. Overall permits decreased 2.7% to a 1.39-million-unit annualized rate in August. Single-family permits decreased 1.8% to an 878,000-unit rate and but are up 1.3% compared to August 2025. Multifamily permits decreased 4.3% to an annualized 516,000 pace but are up 7.5% compared to August 2025. Looking at regional permit data on a yearto-date basis, permits were 12.5% higher in the Northeast, 2.7% higher in the Midwest, 3.5% lower in the South and 1.7% higher in the West. n
The index measuring current sales conditions in September fell four points to 35, the index gauging future sales expectations dropped six points to 37 and the index charting prospective buyer traffic held steady at 23. Looking at the three-month moving averages for regional HMI scores, the Midwest dropped one point to 44, the Northeast fell five points to 39, the South fell one point to 31 and the West posted a one-point gain to 28. n
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HBAMT FUNDRAISER
HBAMT SHOWCASE HOUSE sponsored by members of the HBAMT
Calling all Members!
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
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! SEE INSIDE FOR A COMPLETE LIST OF MATERIALS AND LABOR NEEDED FOR THE PROJECT. To donate materials, or for specific details regarding materials please contact Jim at jargo@hbamt.org or 615-498-6671
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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.
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.
SCOPE
DESCRIPTION
Interior/Exterior Design
Design Boards/selections
Concrete
Footings, Garage & Porches, Sidewalks
Foundation Walls - Block
Concrete block
Gravel
Construction drive, garage & porch slabs, driveways, sidewalks, and crawl space
Driveways, porches, walks
Broom finish
Framing - lumber package
Stick frame w/ floor and roof truss. 2x6 Exterior walls
Cornice/Siding
Maintenance-free composite wood soffit & fascia
Roofing - 30yr Shingle
* GAF Timberline or similar w/ standing seam metal
Roofing labor
Labor w/ NAHB standard warranty
Exterior Window & Doors
"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
Frameless
Bath Hardware
Kohler Purist or similar towel bars, rings, paper holders throughout
Door Hardware
Schlage Transitional or similar
Garage Doors
Insulated - Steel or simulated wood (ARC approval needed) w/ chain drive motor (wifi capable)
Masonry Brick
Queen size brick (minimum brick to grade) quantity based on design approved by ARC
Masonry Brick Labor
Labor w/ NAHB standard warranty (to include brick/masonry cleaning)
Plumbing
*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"
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Electrical Lighting/Accessories
Per selections
Insulation
Sprayfoam Per code
HVAC
"Gas heat/electric air 1 gas fireplace (two possible plan depending) Gas water heater Gas cooktop Possible added gas line at patio"
Fireplace face & hearth
Selections/style to follow: Stucco surround and hearth
Fireplace
Depending on location - Ventless where direct-vent not possible
Handrails
Black Iron Rail where required
Sheetrock
Square corner bead
Porch Ceiling and columns
"Pine tongue & groove porch ceilings Columns are dependent on ARC approval (paint grade composite or stain grade cedar)"
Shutters
Must be "operable” w/ hinges and shutter dogs type of shutter per ARC approval
Trim Carpentry Millwork
"*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"
Interior/Exterior Paint
Per Design
Tile
ALL Bath floors, shower walls & floors, tub surrounds, laundry floor, and kitchen & bar backsplash
Hardwood flooring
⅜” x 5” engineered hardwood (sliced face)
Carpet
Locations and style TBD w/ 6lb pad
Cabinets
"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
6” half-round precolored aluminum
Appliances
Frigidaire pro series or equivalent: gas range or cooktop (depending on design), microwave, dishwasher, hoodliner, dbl oven if cooktop is used, refrigerator
Irrigation/Lighting
Full yard irrigation w/ front yard lighting (partial side yard if corner lot)
Landscaping
Per ARC approved landscape plan
Sod/Hardscape
Full yard, Some hardscape may be required depending on lot conditions
Yard Fence
ARC Approved Design
Misc Labor & Construction Clean Up
Site clean up throughout construction, rough clean, window clean, final clean, re-cleans as needed
Sod
Full yard
Yard Fencing (if applicable)
5' black aluminum fencing
Misc Labor & Building Clean Up
Brick, rough, finish, & window cleaning
To donate materials, or for details regarding materials, contact: Jim at jargo@hbamt.org or 615-498-6671.
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Square 1 Construction Clay Shoot!
T
he Square 1 Construction Clay Shoot was held Tuesday, September 22nd at the Nashville Gun Club. Over 150 shooters competed in the second annual event while enjoying food and beverages from a course filled with tournament sponsors. A big thanks again to our title sponsor Square 1 Construction and to all the tournament sponsors who are recognized on page seventeen. n October, 2026 l The NAIL 13
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Carter Lumber
United Communications
Austermiller
Josh King Excavation
Builders Insulation
Certus Waste
Chorus
Contract Lumber
Coast to Coast Cabinets
LP Building Solutions
Greenrise
LendingOne
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Louisville Tile
Nashville Marble & Whirlpool Bath Co.
Red Dog Dumpsters
Frame Forward
Inspired Closets
HBPAC Million Dollar Club
Thank you tournament sponsors! Square 1 Construction title sponsors
Builders FirstSource - Dinner AFDC - Lunch Inspired Carpets - Lunch Josh King Excavation - Lunch French's Cabinets - Bar Cambria - Bar Tennessee Valley Homes - Ammo Square 1 Construction Builders FirstSource AFDC Builder Services Inspired Closets
Josh King Excavation
Greenrise
French's Cabinets
LP
Cambria
LendingOne
Tennessee Valley Homes
Louisville Tile
Austermiller Inc.
MetroKraft
31-W Insulation
Nashville Marble & Whirlpool Bath
Builders Insulation
Pape Dawson
Carter Lumber
Red Dog Dumpsters
Certus Waste
Regions Mortgage
Chorus Pest Control
UFP I
Clindard Home Improvement
United Communications
Contract Lumber
Josh King Excavation
Coast to Coast Cabinets
Inspired Closets
Davidson Homes Ferguson October, 2026 l The NAIL 17
SPIKE REPORT Sonny Shackelford 219 Randall Smith 211 Joe Dalton 210 Jim Hysen 189 Tonya Esquibel 178
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 August 31, 2026. Top 20 Big Spikes Mitzi Spann 819 Jimmy Franks 657 Trey Lewis 600 James Carbine 593 Terry Cobb 570 Brandon Rickman 476 Jennifer Earnest 416 David Crane 376 Nick Wisniewski 308 Kevin Hale 306 David Hughes 277 Steve Shalibo 272 Reese Smith III 261 Davis Lamb 241 Jordan Clark 222
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Life Spikes Jim McLean 166 Steve Cates 148 Ryan Meade 147 Harry Johnson 146 Michael Dillon 144 David McGowan 144 Danny Clawson 142 C.W. Bartlett 139 Duane Vanhook 133 Eli Routh 122 Edsel Charles 121 Wiggs Thompson 121 Steve Hewlett 119 Lisa Underwood 118 John Zelenak 118 Kelly Beasley 116 Sam Henley 111 Margaret Tolbert 98 Jody Derrick 93 Ron Schroeder 88 Jeff Zeitlin 87 Christina James 86 Rachel Holloway 84 Andrew Neuman 84
Keith Porterfield 84 Erin Richardson 77 Nelson Bordeau 71 John Beyer 60 Frank Jones 57 Bryan Sebring 56 John Broderick 55 John Ganschow 53 Ricky Scott 46 Samuel Gray 43 Kelvey Benward 36 Tammy Chambers 35 Elliot Parry 34 Randy Arnold 31 Don Mahone 31 Perry Pratt 31 Spikes Kevin Sturgill 20 Rob Pease 17 Matt Spann 16 Nicole Bird 15 Derek Budde 14 Robert Goodall 11 Kimberly Goodwin 10 Peder Jenson 10 Kimberly Greenwell 8 McClain Franks 6 Laura Henley 6 Chris Smith 6 Troy Towe 6
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OCTOBER CALENDAR Sunday
Monday
Tuesday
Wednesday
Thursday
Friday
Saturday
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2
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
27
28
29
30
31
3
4
5
6
7
Williamson County Chapter meeting
25
26 HBAMT Haunted Golf Tournament
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2
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: to be announced. Topic: to be announced. FREE w/RSVP pending sponsorship; $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. Topic: to be announced. Free w/RSVP pending sponsorhsip. $20 w/o RSVP PLEASE 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: Tuesday, October 20th at the HBAMT. Topic: special guest Senator Jack Johnson. 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, November 12th, Thursday, 11:00 a.m. to 12:30 p.m. at the East Nashville Beer Works in Lebanon Topic: "Building in Tennessee; What's Ahead for Home Builders - with special guest Senator Mark Pody." East Nashville Beer Works in Lebanon 1688 Callis Road, Lebanon TN, 37090 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. Topic: to be announced. Free w/RSVP pending sponsorhsip; $20 w/o RSVP 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: to be announced. Topic: to be announced. $20 for non-members with RSVP; $25 w/o RSVP RSVP REQUIRED to: cnicley@hbamt.org.
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