Ask what the HOA fee is in a Nashville tower and you will get one number, as if it were a fixed feature of the building like the ceiling height. It is not. Across 258 closings with a recorded fee in 6 downtown towers, the median fee a buyer took on at the closing table was $667 a month in 2024, $745 in 2025 and $834 in 2026. That is 25 percent in 2 years. The more useful part is that the 6 buildings did not move together. Two of them fell while another rose almost 60 percent.
One distinction first, because it changes what every number below means. These are fees carried at closing, pulled from archived sale records. They are not current assessments phoned in by a management company. When I say a tower ran $663 a month, I mean that is what buyers there actually signed up for at the closing table. It is not a quote for what that building bills this morning, and I am not going to write it as though it were. For the wider price frame, start with how Nashville condo prices are moving this year.
What did Nashville luxury condo HOA fees actually do over 3 years?
They climbed twice, in two steps almost identical in size. Pooled across the 6 towers, the median fee at closing went $667 in 2024 on 110 closings, $745 in 2025 on 95, and $834 in 2026 on 51. That is 11.7 percent, then 11.9 percent, compounding to 25.0 percent. Two years, and a quarter more expensive to hold the same square footage.
Those 3 figures are printed rather than rendered live, deliberately: they describe named years and they should never quietly update.
I am not quoting 2023. The records thin out to 2 closings that far back, below the 5-closing minimum I hold myself to, so there is no 2023 figure here. A 2-closing median is not a year, and I would rather show you the gap than fill it.
The current pooled read across the whole window is $736 a month, or $0.69 per square foot, which works out to 1.13% of price a year.
Which Nashville condo towers moved, and did they move together?
No, and that is the half of the finding worth your time. Here is every tower with enough recorded fees to publish. The year columns are fixed figures. The rest render live and move as new sales close.
| Tower | Closings | Median fee | Per sq ft | Annual % of price | 2024 | 2025 | 2026 |
|---|---|---|---|---|---|---|---|
| The Residences at Broadwest | 42 | $1,284 | $0.85 | 1.11% | $1,200 | $1,347 | $1,353 |
| The Adelicia | 32 | $884 | $0.73 | 1.37% | $770 | $884 | $1,412* |
| 505 | 32 | $771 | $0.73 | 0.97% | $745 | $703 | $779* |
| Icon in the Gulch | 42 | $669 | $0.66 | 1.27% | $567 | $707 | $636 |
| Twelve Twelve | 66 | $663 | $0.57 | 0.95% | $640 | $717 | $686 |
| Viridian | 44 | $514 | $0.66 | 1.18% | $478 | $525 | Too few closings |
Read 2024 to 2025 first. 5 of the 6 rose, and the one that did not, 505, fell 5.6 percent. Now read 2025 to 2026 and the tidy story falls apart: The Adelicia up 59.7 percent, 505 up 10.8, Broadwest up 0.4, Twelve Twelve down 4.3, Icon down 10.0, and Viridian under the minimum on 3 closings.
That is the whole structural read in two lines. 2025 was a fee year almost everywhere. 2026 is building by building.
The Adelicia is the number everyone will notice, and it is the one I would hold most loosely. $1,412 against $884 the year before, on 7 closings. It clears my 5-closing minimum so it stays in the table, but 7 closings in one building in a partial year is a thin read on a real move, not proof of a permanent one. I would rather flag the sample than lead with the percentage.
Why are Nashville luxury condo HOA fees never the number that matters most?
Because a fee is only meaningful against what it buys and what it sits on top of. Read the fee column in the table above, then read the share of price column, and the two put these buildings in a different order. As of August 28, 2026 The Residences at Broadwest carried the largest monthly fee of the 6, and its annual share of price was 1.11 percent. Three cheaper buildings carried a heavier share than that. The Adelicia charged noticeably less every month and carried the heaviest share of all 6 at 1.37 percent. Twelve Twelve carried the lightest at 0.95 percent on the second-lowest fee of the 6.
So the ranking by dollars and the ranking by burden are two different orders, and only the second tells you what ownership actually costs against the asset. The fee-heavy end of the market overlaps closely with the most expensive buildings in the city, which is where the largest staffed footprints sit. Across the towers I work in, that ratio is the first thing I compute and the last thing a listing sheet shows you. How I evaluate a downtown tower covers the rest of that checklist, and the confirmed list of Nashville towers is where to start if you are working out which buildings are even in scope.
Per foot the 6 run from $0.57 at Twelve Twelve to $0.85 at Broadwest, which is the comparison to make when the units are different sizes, and they always are.
One more line item most buyers meet only at closing. The transfer fee runs a median $450 across the towers that report enough of them, $500 at Twelve Twelve and $250 at 505. Icon and The Adelicia have only 3 and 2 on record, so I do not have a publishable figure for either.
Should a rising HOA fee stop you from buying?
Not by itself. Treat the trend as part of the price rather than a footnote to it. Here are the 3 things I run before I let a client get comfortable.
Get the last 3 years of budgets and the most recent reserve study in writing, before the inspection period closes. The Community Associations Institute is the industry body behind reserve-study standards, and its guidance is the benchmark a serious study follows. The trend above tells you fees moved; only the budget tells you why, and a fee that rose because the reserve was underfunded is a completely different purchase from one that rose because insurance repriced.
Annualize the fee and divide it by the price you would actually pay. Anything at or above roughly 1.3 percent deserves a specific explanation, and there usually is one worth hearing.
Then ask what happened at the last 2 special assessments. A building that holds its fee flat and pays for work by assessment is not cheaper. It is less predictable, which is worse.
Here is what I cannot tell you from this data, stated plainly. I do not know what any of these buildings charges today. These are fees carried at closings across a multi-year window. I am not using current listed fees, because that data is not reliable enough to publish. When that changes I will publish current fees and say so. Until then, treat every figure here as history with a direction, which is more than a current snapshot would give you anyway.
If the unit is going to be rented rather than lived in, the fee interacts with the rental rules more than with the price, and how short-term rental eligibility actually works matters before the fee does. For a buyer weighing a tower against a house, the 2026 price tiers on the house side are the fairer comparison, because a homeowner pays for the same work out of pocket and never sees it as a line item.
What am I watching into 2027?
Whether 2026 finishes where it sits now. 51 pooled closings is a partial year, and the figure will move as the rest of them close, which is exactly why it is a printed 2026 figure with its count attached rather than a claim about the year. If the pooled median holds near $834 once the year completes, that is a third straight rise, and the 25 percent stops looking like a cycle and starts looking structural.
I am also watching whether the spread keeps widening. 6 towers moving together is an insurance and labor story, and it hits everyone equally. 6 towers moving in 4 directions is a governance story, and that one you can actually underwrite by reading documents before you buy.
If you want my read on a specific building’s fee history against its comparable set, that is a 15-minute conversation and I will pull the budgets with it. Much better to do that before you are in an inspection period than during one.
Frequently asked questions
What is the average HOA fee for a Nashville luxury condo?
Nashville luxury condo HOA fees ran a median $736 a month, or about $0.69 per square foot, across 258 closings with a recorded fee in 6 downtown towers, as of August 28, 2026. Median is the right figure rather than the average, because one tower, The Residences at Broadwest at $1,284 a month, sits far above the other 5 and would pull an average upward. By close year the pooled median ran $667 in 2024, $745 in 2025 and $834 in 2026.
Are Nashville condo HOA fees going up?
Yes, and by a lot over 2 years. The pooled median fee at closing rose from $667 a month in 2024 to $745 in 2025 to $834 in 2026, which is 25 percent compounded. 5 of the 6 towers rose between 2024 and 2025. Between 2025 and 2026 they split: The Adelicia rose 59.7 percent on 7 closings, 505 rose 10.8 percent, Broadwest was flat at plus 0.4, while Twelve Twelve fell 4.3 percent and Icon in the Gulch fell 10.0 percent.
Which Nashville tower has the highest HOA fee?
As of August 28, 2026, of the 6 towers with publishable fee data, The Residences at Broadwest carried the highest median fee at closing at $1,284 a month, followed by The Adelicia at $884 and 505 at $771. Measured as a share of price the order changes: The Adelicia was highest at 1.37 percent of price a year, Icon in the Gulch next at 1.27, and Twelve Twelve lowest at 0.95 despite a $663 fee, the second-lowest of the 6.
Do these figures show what a building charges right now?
No, and that distinction matters. Every figure here is the fee a buyer inherited at a closing, drawn from archived sale records across a window running from late 2023 through August 28, 2026. It is history with a direction rather than a current assessment. I am not using current listed fees because that data is not reliable enough to publish, so a present-day fee for any building has to come from the association or the management company.
Sources, methodology, and disclosure
Data sources. Every fee figure comes from RealTracs MLS closing records for 6 named downtown towers, read August 28, 2026. The figure is the association fee a buyer carried at each sale, stated monthly. These are not the fees these buildings charge today. Buildings with fewer than 5 recorded fees are left out rather than estimated, which is why pooled 2023, Viridian’s 2026, and transfer fees at Icon in the Gulch and The Adelicia show no figure. Re-check any figure before relying on it for a specific unit.
Broker authority. Verified broker authority used in this post: 350+ closed high-rise condo transactions in Nashville.
Fair Housing. This post describes housing characteristics only: fees, fee per square foot, fee as a share of price, transfer fees and closing counts, by named building. It makes no reference to any protected-class characteristic of any building or its residents, and nothing here steers a buyer toward or away from any building.
Commission disclosure. Broker fees are not set by law and are fully negotiable. All commission and buyer-agency details should be discussed before contract.
Compliance disclaimer. This post is informational and is not legal, tax, financial, or engineering advice. Review association budgets, reserve studies, insurance coverage, assessment history and governing documents with your attorney and your lender before any purchase.
