Thinking about buying in East Nashville but torn between a project house and a move-in ready home? You are not alone. In 37206, older homes and newer infill give you lots of options, and the right choice depends on your timeline, budget, and appetite for risk. In this guide, you will learn how to compare fixer-uppers and turnkey homes the smart way, including costs, permits, timelines, and a simple decision checklist. Let’s dive in.

What fixer and turnkey mean in 37206

East Nashville’s 37206 is known for early-to-mid 20th century bungalows and cottages alongside newer infill. A “fixer-upper” here can mean anything from paint and floors to a full system overhaul with structural work. A “turnkey” home is move-in ready with no immediate repairs needed beyond your personal style.

Many blocks sit within design or historic overlays. That can limit certain exterior changes and add review steps, especially on older homes. Before you compare options, verify zoning and any historic or conservation overlay status with Metro Nashville planning.

Start with market context

Before you fall in love with a project, ground your decision in the local market:

• Confirm current median sale prices, days on market, and inventory for 37206 using reliable MLS data.
• Pull nearby comparable sales to estimate a realistic after-repair value (ARV) for a fixer.
• Check local trends like turnover, rental demand if you are investing, and nearby infill or approved projects that could influence values.

The full cost picture

Do not compare only listing prices. Build a complete cost model for each path.

Purchase and due diligence

• Purchase price and closing costs
• Home inspection plus targeted inspections if needed (structural, HVAC, pest, sewer scope, radon, lead paint, asbestos)
• Appraisal and lender-required inspections for renovation loans

Hard and soft renovation costs

• Hard costs: structural repairs, roof, electrical, plumbing, HVAC, kitchens and baths, flooring, paint, windows, porches, drainage, and landscaping
• Soft costs: design or engineering, permits and plan review fees, testing and remediation (mold, lead, asbestos), and general contractor fees

Carrying and exit costs

• Carrying: mortgage interest, taxes, insurance, utilities, security, and possible lost rent while under construction
• Exit: if you plan to resell, factor sales commissions, staging, final inspections, and any warranty costs
• Contingency: older homes hide surprises. Add a contingency that fits scope and age
• Time risk: every week of construction delays move-in or income

Pro tip: build your budget with detailed, line-item bids from licensed contractors rather than one big number.

Permits and overlays in Davidson County

Renovation scope often determines permits, timelines, and cost.

• Common permits: building permits for additions or structural changes, and trade permits for electrical, plumbing, and HVAC
• Demolition: partial or full demo usually needs a permit
• Historic or conservation overlays: design review may be required and can limit exterior changes
• Code compliance: older features may be grandfathered, but once altered, they must meet current code
• Licensing: verify contractors through the Tennessee Department of Commerce and Insurance

Plan for review times, possible re-submittals, and scheduled inspections. These steps can add weeks or months to a project.

Timelines you can expect

• Pre-purchase inspections and due diligence: days to several weeks
• Closing: typically 30 to 60 days depending on financing
• Permitting and plan review: weeks to months based on scope and workload
• Construction: ranges widely
  • Cosmetic refresh: often weeks
  • Full interior remodel without addition: often months
  • Structural repairs or additions: several months, plus inspection and weather buffers

Common delays include plan revisions, material lead times, contractor schedules, hidden damage, weather, and price changes on materials. Build buffers for both schedule and budget.

Who wins with each path

• Fixer-upper can fit you if you want sweat equity or value-add potential and can carry the project timeline and risk.
• Turnkey can fit you if you need a faster move, want predictable costs, and prefer to focus on lifestyle rather than construction.
• Investors may favor fixers for ARV upside or rental yield, but only when the numbers and timelines are strong.

A simple decision framework

Follow this step-by-step to choose with confidence:

1. Define your objective. Owner-occupy, hold as a rental, or flip. Set a required move-in or income date.
2. Validate the market. Confirm ARV or comparable turnkey pricing in 37206 for similar size, bed/bath, and lot.
3. Get inspections. Order a general home inspection and targeted tests if the home is older or concerns arise.
4. Obtain 2 to 3 contractor bids. Require line items, timelines, and who pulls permits.
5. Build the total cost model. Purchase + closing + rehab hard/soft + carrying + contingency.
6. Compare to turnkey. Add a small personalization budget and weigh faster occupancy with lower risk.
7. Check risk tolerance and exit plan. If margin and timeline work for your goal, proceed. If not, pivot to turnkey.
8. Set walk-away criteria. If costs swell, financing changes, or overlays block your plan, protect your budget and time.

Your sample worksheet

Use this field list to organize your numbers:

• Address and zoning/overlay status
• Objective and required timeline
• Purchase price and closing costs
• Inspection fees and specialized tests
• Hard costs by trade (structural, roof, electrical, plumbing, HVAC, kitchen, bath, flooring, exterior)
• Soft costs (design/engineering, permits, plan review, remediation, GC fee)
• Carrying costs per month and projected duration
• Contingency amount and percentage
• Total project cost
• ARV from nearby comps
• If selling: projected sale price, commissions, staging, and net
• If holding: new basis, projected rent, operating expenses, and yield

Two illustrative scenarios

These examples show the method, not fixed numbers.

Scenario A: Light cosmetic refresh

• Purchase price → add closing costs
• Rehab: paint, floors, minor kitchen/bath updates with line-item bids
• Carrying: a few weeks of interest, taxes, utilities
• Total project cost → compare to current turnkey comps
• If you plan to hold: calculate rent, expenses, and yield on the new basis
• If you plan to sell: compare total costs to ARV and subtract selling costs to see margin

Scenario B: Full gut with system replacement

• Purchase price → add closing costs
• Rehab: structural repairs, new electrical, plumbing, HVAC, kitchens and baths, windows, exterior repairs
• Soft costs: design, permits, plan review, inspections, GC fee
• Carrying: several months of interest, taxes, insurance, and utilities
• Contingency: larger to cover hidden issues
• Total project cost → stress-test against ARV and time risk
• Flip math: total cost vs ARV minus selling costs to confirm a healthy margin
• Hold math: new basis vs rent and operating expenses to confirm yield

Contractors: how to choose in Nashville

• Source locally. Use referrals, the Home Builders Association of Middle Tennessee, and supplier recommendations.
• Verify credentials. Check state licensing, liability and workers’ comp insurance, and recent references for similar projects.
• Require detailed estimates. Ask for line items, schedule, draw/payment schedule, subcontractor list, and warranty terms.
• Tighten your contract. Include scope of work, milestone-based payments, retainage, lien protections, warranty, punch-list timing, and a clear change-order process with caps.
• Confirm permitting. Decide who pulls permits and confirm experience with Metro Nashville permitting.

Red flags that should pause or end a deal

• Major structural issues without a clear, affordable remedy
• Widespread termite damage or rot requiring large structural replacement
• Extensive mold or sewage contamination needing costly remediation
• Complex asbestos or lead hazards
• Title, easement, or encroachment problems
• Historic overlay rules that block critical exterior changes
• Bids that exceed financing with no contingency left
• ARV that does not justify total costs
• Seller refusal to allow inspections or provide basic disclosures
• Area headwinds or planned uses that could harm future value

Turnkey buyer checklist

• Confirm condition and system age through inspection even if move-in ready
• Price shop comparable turnkey homes in 37206 by size, bed/bath, and lot
• Budget for light personalization only (paint, decor, minor fixtures)
• Factor speed to occupancy, lower risk, and reduced carrying costs

Your next steps in 37206

• Confirm parcel, zoning, and any historic overlay with Metro Planning and the Davidson County Property Assessor.
• Review permit and inspection needs with Metro Nashville Codes and Building Safety.
• Verify contractor licensing through the Tennessee Department of Commerce and Insurance.
• Work with a licensed agent to pull accurate MLS comps for ARV and turnkey pricing.
• Talk with local lenders about renovation financing options like FHA 203(k), Fannie Mae HomeStyle, construction-to-perm, or home equity solutions.

If you want a local, low-pressure guide through this decision, our team is here to help you model the numbers, line up inspections, and connect you with vetted contractors and lenders. Reach out to The Vande Kamp Group for clear advice tailored to your timeline and budget. The Vande Kamp Group

FAQs

What permits do I need to renovate an older East Nashville home?

• Expect building permits for additions or structural work and separate permits for electrical, plumbing, and HVAC. Historic or conservation overlays may add design review. Confirm requirements with Metro Nashville Codes and Planning before work begins.

How do I estimate ARV for a fixer in 37206?

• Pull 5 to 10 recent comparable sales near the property that match size, beds/baths, and lot type. Adjust for condition and features, then test whether purchase plus total rehab cost leaves a comfortable margin for your goal.

Can I finance renovations with my mortgage?

• Yes. Options to research include FHA 203(k), Fannie Mae HomeStyle, and construction-to-perm loans. These loans can add draw inspections and timeline steps, so talk with lenders early.

How long will a cosmetic vs full remodel take in East Nashville?

• Cosmetic refreshes can take weeks. Full interior remodels often take months, and structural work or additions can extend longer. Build schedule buffers for permit reviews, material lead times, and inspections.

How do historic overlays affect my project in 37206?

• Overlays can limit exterior changes and require design review, which may extend timelines and influence materials and design. Verify overlay status and review steps before you finalize plans or bids.

What should be in my contractor agreement?

• Include a detailed scope, milestone-based payment schedule, retainage and lien protections, permit responsibilities, realistic timeline, warranty terms, punch-list deadlines, and a clear change-order process with price caps.