On this episode of the 615 Podcast, Nick Woodard has a cross over episode with Mostly Middle Tennessee Business Podcast Host, Jim McCarthy.
They talk about the real state of real estate in 2026, why authenticity beats influencer hype, and how a 20-year career has been built more on relationships than sales tactics.
Nick shares how war and economic uncertainty are affecting the Nashville-area market, what out-of-state buyers are really looking for, and why pricing and presentation still matter more than ever.
If you want a grounded, no-BS look at Middle Tennessee life, business, and family through the eyes of someone who grew up here, this episode is for you.
02:06 – War, uncertainty, and the current Middle Tennessee market
07:13 – What sells now: pricing, presentation, and buyer hesitation
09:08 – Ethics in real estate and a recent “already under contract” fiasco
14:16 – Truck talk: hunting for a 2018–2021 Toyota Tundra
17:00 – Viral video mocking “influencer agents” and landing real clients
20:20 – How Instagram and YouTube now drive about half of Nick’s business
22:26 – Guns, land, and giving out-of-state clients a true Tennessee experience
23:30 – Inbound buyers from blue states and “feeling called” to Tennessee
26:59 – High-end deal tied to a business sale and keeping clients calm
29:13 – Common real estate “fires” and how Nick handles them
31:14 – Tech shift: from flip cams to AI, and using AI as a tool
34:09 – Is it a good time to invest, flip, or buy land?
36:02 – The Barry Farms “land that got away” story
37:16 – “Best time to buy real estate was 10 years ago”
38:41 – Nick’s 60 acres: what he paid vs what it’s worth now
39:37 – Money goals, “enough,” and balancing family costs
41:03 – Son’s college options, ACT score, and scholarship strategy
45:25 – Why relationships and roots beat degrees and test scores
46:01 – Teaching kids business with a trash-can cleaning side hustle
47:41 – Culture: Chick-fil-A, In-N-Out, and how Nick runs his business
49:55 – Talking to kids earlier about sex, drugs, and risk
52:31 – Next generation’s “BS meter” and information overload
53:15 – Faith, church messiness, and not confusing God with people
58:58 – Church of the City Nolensville and spiritual awareness