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Communities, Retreats & Experiences / Nashville and Davidson County, Tennessee

2119 24th Avenue North: price the homeownership plan, not the rezoning

Metro proposes changing 2.88 acres from industrial to RL2 for a CDBG-DR homeownership project. The rezoning can open a housing menu, but it is not an approved unit count, development budget, or guaranteed subsidy.

Published 2026-11-10Checked 2026-11-10UPP Project Blog

The question in plain English

Metro Nashville proposes changing 2.88 acres at 2119 24th Avenue North from Industrial Warehousing and Distribution, or IWD, to Residential Limited 2, or RL2. Metro's disaster-recovery plan also identifies this property for affordable homeownership construction. Does that mean a buyer, nonprofit, lender, or neighbor can treat the site as an approved subdivision, triplex, quadplex, or finished housing project? No. The rezoning is pending, the public program has its own procurement and affordability rules, and the public record does not supply a fitted site plan, final home count, utility commitment, construction budget, or sale schedule. This is a public planning case, not a private-client project.

The short answer

Treat the proposal as two linked decisions. First, determine what RL2 could lawfully support after final action. Second, determine what the CDBG-DR homeownership program can fund and restrict. Build a detached single-family baseline, then test attached homes, a triplex or quadplex, or another RL2 form only where the adopted rules and a fitted plan allow it. Compare a program-compliant build-and-sell plan with a lawful long-term hold case and with selling or transferring the land at different milestones. Do not multiply 2.88 acres by a minimum lot size or assume the public budget belongs entirely to this property.

What is current on November 10

Metro's November 12 draft Planning Commission agenda lists Case 2026Z-089PR-001 and Council Bill BL2026-1644. The request would change the site from IWD to RL2. Metro Planning is the applicant, Metro Government Back Tax Sale is the owner, and staff recommends approval. Council passed the bill on first reading November 5. The Planning Commission hearing remains open, and the Legistar record lists a December 1 public hearing before Council. A staff recommendation and first reading do not change the zoning map today. The Commission recommendation, Council readings, final passage, publication, adopted map, later plans, and permits still matter.

Why the industrial history still matters

Changing an industrial district to residential can remove a land-use barrier without removing physical risk. Start with title, survey, former uses, demolition or fill history, environmental records, utilities, access, drainage, flood information, soil conditions, easements, and adjacent activities. Federal disaster-recovery work requires environmental review, and residential construction needs a site that can safely carry homes, yards, utilities, fire access, streets or drives, stormwater facilities, and construction staging. The correct early question is not how many doors fit on a zoning sketch. It is which constraints survive the zoning change and what investigation, cleanup, design, or off-site work each constraint requires.

RL2 creates a menu, not a unit count

Metro's adopted Residential Limited framework expands housing choices beyond the older one- or two-family districts. The official materials identify several possible residential building forms, subject to district, lot, frontage, access, parking, site, and building standards. That menu can include detached and attached homes and, under the applicable standards, plex forms or other small multifamily forms. It does not assign one form to 2119 24th Avenue North or waive subdivision, site-plan, stormwater, utility, fire, building, or accessibility review. Before assigning value, ask Planning and Codes to confirm the final district, allowed form, lot and frontage rules, permit route, and any attainable-housing provisions in writing.

Start with the single-family homeownership case

A detached-home plan is the cleanest program baseline because the CDBG-DR action plan focuses on homeownership and permits attached or detached homes. Draw legal lots, frontage, access, sidewalks, utilities, fire service, grading, drainage, easements, resilient-building measures, parking, yards, common facilities, and construction access on a current survey. Then estimate land preparation, design, environmental review, permits, infrastructure, vertical construction, financing, insurance, marketing, closing, warranties, reserves, and schedule. Fewer detached homes may be easier to finance and sell individually, but they can require more streets, services, lot lines, and exterior area. A smaller count that survives review is more useful than a theoretical maximum.

Test a triplex or quadplex only as a fitted option

A triplex or quadplex may share land, walls, roofs, utilities, and access while adding more ownership choices. It also changes fire separation, egress, metering, parking, lending, condominium or lot structure, maintenance, insurance, accessibility, and resident circulation. Put the building, entrances, parking, trash, utilities, grading, drainage, outdoor space, fire access, and accessible paths on the survey. Confirm whether the program will accept the ownership structure and whether Metro treats the proposed form as a plex house, multiplex, townhouse form, or something else. If three homes fit but four create an access, stormwater, fire, parking, or financing problem, the feasible comparison is three.

The public homeownership rules change the economics

Metro's December 2024 CDBG-DR plan budgets about $7.04 million for an estimated 40 new-construction activities across eligible areas; it does not award that entire amount or 40 homes to this site. The plan says nonprofit organizations will be procured competitively, projects must satisfy HUD environmental review, and homes must meet resilience and green-building standards. At least 75% of homes in a project must be sold to households at or below 80% of area median income, with the remainder limited to households no higher than 120% AMI. It also requires mortgage qualification and a 30-year resale restriction. Those protections shape sale prices, buyer eligibility, financing, compliance, and long-term stewardship.

Compare sell, transfer, build-and-sell, and hold

A sale or transfer before rezoning leaves zoning, program, environmental, design, infrastructure, and timing risk with the next party. A transfer after rezoning may narrow one risk while leaving procurement, site planning, utilities, permits, and funding unresolved. A program-compliant build-and-sell plan should model restricted prices, eligible buyers, mortgage readiness, down-payment support, closings, deed restrictions, construction draws, compliance costs, and schedule. A long-term rental hold is not the program's stated base case. Model it only as a lawful counterfactual, using collected rent less vacancy, management, maintenance, turnover, utilities, taxes, insurance, reserves, common-area care, compliance, and debt service. Compare every path on the same date and with the same site facts.

Current demand calls for conservative timing

The broad Nashville-Davidson-Murfreesboro-Franklin market had an estimated 12,145 active listings in October 2026, up from 10,852 a year earlier. Median days on market were 63 versus 61 a year earlier, and the median listing price was $529,900 versus $536,802. FRED displays these Realtor.com estimates for the metro area; they do not establish the value, restricted price, absorption, or buyer pool for this project. They support testing slower sales, higher carrying costs, and mortgage qualification rather than assuming immediate closings. Local comparable sales, income limits, buyer counseling, competing affordable supply, and lender terms still need property-specific work.

What the anonymous site signal says

Urban Planning Pros reviewed 3,063 anonymous content events from October 11 through November 10: 3,051 page views, seven service clicks, four Review My Property clicks, and one guide read. The home page had 211 views, request-a-quote 112, booking 93, insights 64, services 53, a Nashville growth-map guide 45, property-review-before-drawings 42, and the phased sales-and-rental guide 38. Every city and referrer field was empty. That activity supports a plain-English feasibility and sell-versus-hold guide, but not a 24th Avenue demand claim. Search Console reporting was not connected. The public U.S. Google Trends feed had no matching topic, which is not zero demand. No live Similarweb connection was available, so no Similarweb value was used or invented.

Spend in stages instead of betting on the headline

The safest sequence is progressive. First, confirm title, current zoning, hearing status, program eligibility, former uses, environmental review path, access, utilities, and flood or drainage constraints. Second, prepare a measured existing-conditions plan and two or three simple housing concepts. Third, ask the responsible agencies and program administrator to identify conflicts before authorizing detailed drawings. Fourth, attach costs, timing, buyer restrictions, financing, and contingencies to each surviving concept. Only then should a team advance full civil, architectural, entitlement, or procurement work. Recheck the record after the Commission hearing, after Council action, when program documents are issued, and before land transfer or construction. Each milestone should reduce a named uncertainty rather than merely add drawings.

The resident and neighborhood test belongs in the budget

A successful conversion should improve more than the zoning map. Test safe walking and vehicle routes, transit access, lighting, trees, drainage, utilities, trash, emergency access, privacy, outdoor space, construction effects, and the relationship to neighboring homes and remaining businesses. Smaller attached or plex homes can share land and infrastructure while expanding ownership opportunities. A poorly fitted plan can shift parking, water, maintenance, or safety problems to residents and neighbors. The durable option provides useful homes and reliable services while preserving enough construction contingency and long-term funding to maintain the property and honor the affordability restrictions.

What to verify before choosing the plan

Collect the November 12 agenda and later action, BL2026-1644 history, adopted zoning map, CDBG-DR procurement documents, survey, deeds, plats, title exceptions, environmental records, utility and drainage information, access comments, overlays, and any concept plan. Ask Metro to confirm the final RL2 rules, allowed forms, lot and frontage standards, parking, fire review, stormwater, utility capacity, subdivision, ownership structure, permits, funding, affordability monitoring, and phasing. Price the current industrial-zoning condition first. Compare detached homes with a lawful triplex or quadplex only after the site and written rules support them. Urban Planning Pros can organize the zoning, site, infrastructure, cost, and sell-versus-hold comparison through a Development Feasibility Study. Use Review My Property below to start with the actual land. Information was checked November 10, 2026.

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