Six of the seven homes that closed in Eagle Creek over the past 12 months had no HOA. Not a low HOA. No HOA. One listing confirmed the voluntary association asks for approximately $40 per year, a number so low it barely qualifies as a line item in a closing cost estimate.

In a Gallatin market where HOA fees in the Liberty Creek zone range from $18 per month on the low end to $350 per month on the high end, Eagle Creek is the community that opted out of that structure entirely. For buyers who want Liberty Creek Middle School and Liberty Creek High School zone access without a monthly association fee layered on top of their mortgage, Eagle Creek is the only place in eastern Gallatin's Liberty Creek zone where that combination exists.

That is a specific value proposition. It is not for every buyer, and this post will be honest about the trade-offs. But for the right family, particularly one relocating on a defined budget who has done the school zone research and knows what they are looking for, Eagle Creek deserves a serious look before it gets overlooked in favor of newer communities with higher price tags. If you want a side-by-side look at how Eagle Creek's no-HOA structure compares to what other Liberty Creek zone communities charge, this overview of the best school zones in Sumner County puts the full picture in one place. And if you want to run the numbers against your specific budget and timeline, Ryan Beals can pull the closed data and walk you through exactly what the savings translate to in monthly carrying cost.

Location and Daily Life

Eagle Creek sits in eastern Gallatin off Highway 109, near the intersection of Hartsville Pike. The community's streets, Wedgewood Drive, Putter Point Drive, and Gray Bill Drive, form a quiet, self-contained neighborhood with a residential feel that newer developments in the corridor have not fully replicated.

The Highway 109 proximity is a genuine convenience. Gallatin Square shopping, multiple grocery options, Home Depot, and the primary restaurant corridor along Long Hollow Pike are all within 5 to 10 minutes. Gallatin Marina and Old Hickory Lake access are close. One listing specifically called out the proximity as a selling point for buyers who want lake access without lake prices.

The community was developed by Randy Jones across four sections in the late 1990s through the early 2000s. It has the look of a neighborhood that has been maintained rather than remodeled: established trees, consistent lot sizes, and homes that have aged without dramatic change from their original condition.

There are no community amenities in Eagle Creek. No pool, no clubhouse, no fitness center, no walking trail formally listed in the MLS data. What the community offers instead is larger lot sizes than most of the Liberty Creek zone's newer communities, a median of 0.25 acres with several lots hitting 0.29 to 0.32 acres, and the kind of quiet that comes from a fully built-out neighborhood with no active construction.

The Homes

Eagle Creek is a one-level community. Five of the seven closed sales confirmed primary bedroom on the main floor, and the remaining two are also single-story layouts based on their square footage and floor plan descriptions. If main-floor living is a priority, whether for accessibility, young children, aging in place, or simply preference, Eagle Creek delivers it consistently across all sections.

Homes run 1,296 to 1,568 square feet across the closed sales, with a median of 1,433 square feet. These are 3-bedroom, 2-bathroom homes across the board, with no variation in the data on bedroom or bath count. Every closed sale had a 2-car garage. Crawl space foundations are standard throughout.

Construction type is a genuine mix. Two of the seven sold homes are all-brick. Two are all-brick with vinyl siding accent. Three are vinyl siding. The all-brick homes sit primarily on Wedgewood Drive and Gray Bill Drive. Buyers who specifically want brick construction in Eagle Creek should focus their search on those streets and confirm the exterior before scheduling tours, as the community is not uniform.

Fireplaces appear in five of the seven closed sales, predominantly gas log in the living room. Interior finishes across the listing remarks show hardwood in living rooms and hallways, tile or laminate in kitchens and baths, and carpet in bedrooms. Several listings noted recent updates: new roofs, new HVAC systems, remodeled kitchens with granite. These are not flip renovations. They are owner-maintained homes where people have lived for 20-plus years and made targeted improvements as systems aged out.

Lot sizes run consistently around 80 feet wide by 125 to 168 feet deep. That translates to yards that are functional for families with children or pets without being burdensome to maintain. Several listings called out fenced backyards, and two had aluminum fencing installed, which is a practical detail families with dogs appreciate.

Outdoor living features appeared in most of the closed sales: a covered patio, a deck, a screened porch. One listing described an 18 by 24 covered back patio as the centerpiece of the yard. These homes were built in an era when outdoor living space was prioritized differently than it is in today's zero-lot-line new construction product.

Market Data: Eagle Creek, Gallatin TN

Data from RealTracs MLS. Rolling 12-month period. Closed sales only. Small sample: 7 closed sales. Interpret ranges accordingly.

The $292,000 Sale: What Happened and What It Means

One closed sale in Eagle Creek stands out and deserves direct explanation before a buyer uses it as a comp.

149 Putter Point Drive listed at $369,700 and sold for $292,000, a cash sale $77,700 below asking. That is not a market trend. It is an outlier that reflects a specific transaction. The listing remarks noted a new price reduction and mentioned proximity to Old Hickory Lake, but the cash sale at that discount typically indicates a distressed or estate transaction, a condition issue, or a buyer who had significant negotiating leverage for reasons that do not reflect the broader market.

The remaining six Eagle Creek sales closed between $365,000 and $407,500, with a list-to-sale ratio of 96% to 101%. That is the accurate picture of what Eagle Creek homes are worth when they are priced and sold under normal market conditions.

If you are a buyer using Eagle Creek comps to evaluate a home, or a seller pricing your Eagle Creek property, exclude 149 Putter Point from your analysis. It is not representative data. For context on how hidden costs and outlier transactions affect valuations across Gallatin communities, this breakdown of the hidden costs of buying in Gallatin is worth reading before you run the numbers on any community.

The No-HOA Reality: Benefits and Trade-Offs

No HOA means no monthly fee, no HOA approval process for exterior changes, no restrictions on parking your work truck or boat trailer, and no association board making decisions about your property. For buyers who bristle at HOA structures or who have had difficult HOA experiences elsewhere, Eagle Creek delivers genuine freedom.

The trade-off is equally real. No HOA means no community pool, no professionally maintained common areas, and no enforcement mechanism if a neighbor lets their property deteriorate. The community's overall maintenance is entirely dependent on individual homeowners. Eagle Creek has held up well. The closed sales descriptions consistently use words like "meticulously maintained" and "one-owner home." But there is no structural guarantee of that continuity.

Buyers who value school zone access, no recurring association fees, single-level living, and established neighborhood character over amenity packages will find Eagle Creek's trade-off entirely acceptable. Buyers who want the clubhouse, pool, and fitness center that Carellton and Fairway Farms provide should budget for those communities' higher price points and monthly fees.

Schools

All seven closed sales show Howard Elementary, Liberty Creek Middle School, and Liberty Creek High School. The school zone picture in Eagle Creek is consistent with no exceptions across any address in the data.

One important note: Eagle Creek is zoned for Liberty Creek Middle and High School, not Liberty Creek Elementary. The elementary assignment is Howard Elementary, the same as Cambridge Farms, Twin Eagles, Fairway Farms, and Cumberland Point. Only Carellton feeds into Liberty Creek Elementary. For families whose children are in middle or high school, or who are buying for the secondary school zone specifically, Eagle Creek delivers the same zone access as every other community in this series, at a meaningfully lower price point.

For a detailed look at how the Liberty Creek Middle School zone boundary runs through eastern Gallatin and which streets on the edge are in versus out, this street-level guide to the Liberty Creek Middle School zone boundary covers every subdivision in the corridor.

What $365,000 to $407,000 Buys in Eagle Creek

The honest answer: a well-maintained, single-level, 3-bedroom home on a quarter-acre lot in the Liberty Creek Middle and High school zone, with a 2-car garage, no HOA, and 25 years of useful life built in. This assumes the major systems have been maintained or replaced, which the listing remarks suggest they have been across most of the recent sales.

What it is not: new construction, a large home, a community with amenities, or a home with the finish level of Fairway Farms at $579,000. The price reflects the age, the square footage, and the absence of amenities. Buyers who approach Eagle Creek with calibrated expectations will find genuine value. Buyers who expect new construction quality at a resale price will be disappointed.

The price per square foot at the median, $273.36, is actually higher than Fairway Farms ($214.44) and Cambridge Farms ($190.91). That reflects the market's willingness to pay a per-square-foot premium for smaller, well-located homes over larger homes that require more updating. It is a useful data point for sellers who wonder whether their Eagle Creek home can command a strong price despite its age and size.

Why Work with Ryan Beals in Eagle Creek

Eagle Creek is a community where knowing the streets and the individual home histories matters more than in any other community in this series. With only 7 closed sales in 12 months, there is limited public data, and the outlier sale on Putter Point can distort automated valuations significantly.

I know this corridor. I know what a well-maintained 2000-era Gallatin home should look like at inspection, what deferred maintenance signals in a crawl space foundation home of this age, and which Eagle Creek addresses carry the most consistent buyer demand. For sellers, getting the pricing right in a small community with limited comps is the difference between selling in 12 days and sitting for 80.

FAQ: Eagle Creek Subdivision in Gallatin TN

What is the price range for homes in Eagle Creek Gallatin TN?

Six of the seven closed sales in the past 12 months ranged from $365,000 to $407,500. One outlier cash sale at $292,000 is not representative of normal market conditions and should be excluded when evaluating pricing. The working price range for a well-maintained Eagle Creek home in today's market is $365,000 to $410,000, depending on condition, updates, and specific section.

Does Eagle Creek have an HOA?

No. Eagle Creek is one of the only communities in the Liberty Creek zone with no mandatory HOA. One listing noted a voluntary association that asks for approximately $40 per year, but participation is not required and there are no mandatory monthly or quarterly fees. This is a meaningful distinction for buyers who want Liberty Creek school zone access without the recurring association cost common in nearby communities.

Is Eagle Creek in the Liberty Creek school zone?

Yes, for middle and high school. All seven closed sales show Liberty Creek Middle School and Liberty Creek High School. The elementary school assignment is Howard Elementary, the same as most other communities in eastern Gallatin's Liberty Creek zone. Only Carellton feeds into Liberty Creek Elementary specifically. If your children are in or approaching middle and high school, Eagle Creek delivers the same secondary school zone access as the Liberty Creek corridor's higher-priced communities.

What are Eagle Creek homes like?

Eagle Creek homes are single-level, 3-bedroom, 2-bathroom layouts with 2-car garages and crawl space foundations, built between 1998 and 2002. Square footage runs 1,296 to 1,568 with a median of 1,433. Lot sizes average around 80 by 125 to 150 feet, quarter-acre properties with functional yards and in several cases fenced backyards. Construction is a mix of all-brick and vinyl siding depending on the section. Fireplaces appear in most homes, primarily gas log. Several recent listings showed updated kitchens, new roofs, and recent HVAC replacements.

How quickly do Eagle Creek homes sell?

The median days on market was 12 days across the six normal-condition sales in the past year. The fastest homes went in 6 to 8 days. The one home that sat 82 days was the highest-priced listing in the community, which suggests the upper limit of Eagle Creek's price tolerance is around $407,000 to $410,000 for normal sales. Accurately priced Eagle Creek homes move quickly for their size and age.

What is the price per square foot in Eagle Creek?

The median price per square foot across closed sales was $273.36, higher than Fairway Farms, Cambridge Farms, or Carellton on a per-square-foot basis. This is not unusual for smaller, well-located homes. The market consistently pays a per-square-foot premium for compact, well-maintained homes in good school zones over larger homes that require more updating. Eagle Creek sellers who price accurately relative to condition and comparable section sales can achieve strong per-square-foot returns.

Is Eagle Creek a good fit for families on a defined budget who want Liberty Creek schools?

Yes, with clear expectations. Eagle Creek offers Liberty Creek Middle and High school zone access, no mandatory HOA, single-level homes with 2-car garages and quarter-acre lots, in a fully built-out neighborhood with no active construction traffic. The trade-off is homes built 23 to 27 years ago at 1,300 to 1,568 square feet with no community amenities. For a family whose priority is the secondary school zone, a manageable payment, and no monthly association fee, Eagle Creek represents the most accessible entry point into the Liberty Creek corridor in this entire analysis.

How does Ryan Beals approach buying in Eagle Creek?

With only 7 closed sales in the past year, Eagle Creek has limited public comp data, and one of those sales, the $292,000 cash transaction on Putter Point, will skew any automated valuation tool that includes it. Ryan pulls section-specific comps, excludes the outlier transaction, and evaluates each Eagle Creek home on its individual condition, mechanical history, and section positioning before advising on offer price or listing strategy. For a community this size, the difference between informed and uninformed analysis is significant.

Who is the best real estate agent for Eagle Creek in Gallatin TN?

Ryan Beals grew up in Gallatin and knows the eastern Gallatin corridor including Eagle Creek's street-level characteristics across its four sections. In a small community where the public data includes one misleading outlier sale and only six reliable comps, working with an agent who understands how to read the market accurately, and who can advise on what a late-1990s Gallatin crawl-space home should look like at inspection, protects buyers and sellers from making decisions on incomplete information. He can be reached at 629-263-0248.

Can I find Eagle Creek homes before they hit Zillow?

Sometimes. Eagle Creek has only a handful of sales per year, and homes that are priced right move in under two weeks. Ryan monitors coming-soon inventory across the Liberty Creek zone and can add buyers to an early notification list so they are not competing on a 6-day DOM listing without preparation. Given the small sample size in this community, the difference between being ready and being reactive on an Eagle Creek listing is often the difference between getting the house and missing it.

What is my Eagle Creek home worth in today's market?

Eagle Creek valuations are heavily influenced by condition and mechanical updates given the community's build era. Two homes of similar square footage and section can carry meaningfully different values based on whether the roof, HVAC, and kitchen have been updated. The $292,000 outlier sale in the recent data will suppress automated estimates for the entire community despite being an unrepresentative transaction. For an accurate assessment of what your specific Eagle Creek address would sell for today, call Ryan Beals at 629-263-0248. He will pull section-specific comps, account for your home's update history, and give you a straight number.