Nine homes sold in Cumberland Place North over the past 12 months. Four of them went under contract in eight days or fewer and closed at 99.7 percent of what they originally asked. The other five sat 29 days or longer and gave up $145,383 between them. Not one home sold in between.

Cumberland Place North is a quiet, built out subdivision on the south side of Gallatin where nine homes changed hands between September 2025 and August 2026 at a median of $420,000. That is a small enough sample that most market summaries stop there and call it flat. The nine sales are not flat. They split into two groups that behaved completely differently, and which group a seller landed in was worth roughly six percent of the sale price.

Four homes went under contract in eight days or fewer. Those four closed at an average of 99.7 percent of their original asking price and gave up $5,900 combined. Five homes took 29 days or longer. Those five closed at an average of 93.5 percent and gave up $145,383 combined. There is no middle group. Nothing in Cumberland Place North sold between nine and 28 days on market during the entire 12-month window.

That pattern is sharper here than it is city wide. Across all 1,504 Gallatin closings in the same period, the fast sellers closed at 100.0 percent of original list and the slow ones at 97.2 percent, a gap of under three points. In Cumberland Place North the gap is more than six. If you want that math applied to your specific street, square footage, and timeline before you pick a list price, Ryan Beals can pull the section level closed record and show you which of the two groups your home is actually in.

The First Ten Days Set the Price in Cumberland Place North

Here is the full 12-month record, sorted by days on market. Every figure is measured against the original asking price, not a reduced one, because the reduction is the point.

The four fast sales gave up $5,900 in total. The five slow sales gave up $145,383. That is a difference of $139,483 across five houses, and none of it came from the market moving. Every one of these homes sold inside the same 12-month window in the same subdivision under the same HOA with the same schools.

What separates the two groups is the opening number. The four fast homes were listed at a price the market recognized immediately and were gone before the second weekend. The five slow homes opened above what buyers here were willing to pay, spent between one and four months proving it, and then closed at a discount larger than the original overreach. That is the sequence almost every time: the reduction never quite catches the market, because by the time it arrives the listing has aged.

Median days on market in Cumberland Place North was 29 over the past 12 months against a Gallatin city median of 14. A year earlier the community median was 18. The community has not gotten less desirable, it has gotten less forgiving of an aggressive list price.

Location and Daily Life in Cumberland Place North

One correction worth making up front, because it appears in a lot of descriptions of this neighborhood including an earlier version of this page: Cumberland Place North is not in northwest Gallatin. Mapping the closed sales puts the community roughly 3.6 miles south and 1.2 miles west of the Gallatin public square. It is on the lake side of town, not the Long Hollow Pike side.

That location is the practical argument for the neighborhood. Lock 4 Park on Old Hickory Lake, with its public boat ramp, sits about 1.8 miles away. Listing remarks in this community consistently describe it the same way, as minutes from the lake and a public ramp, and the homes carry none of the waterfront premium. The Highway 386 and Highway 109 area is about 2.4 miles out, which puts the Nashville commute on ramp within a few minutes of the driveway without putting the arterial traffic on your street.

The streets themselves are a small giveaway about how the place was built. Eight of the nine are named for national parks: Smoky Mountains Drive, Bryce Canyon Way, Mesa Verde Place, Yellowstone Court, Yosemite Court, Hot Springs Court, Capitol Reef Drive, and Acadia Court. Fredericksburg Drive is the odd one out. There is no cut through, so traffic inside the neighborhood is residents and deliveries.

The Homes: Price Per Foot Falls Every Time the House Gets Bigger

Across all 64 closed sales in Cumberland Place North since January 2021, price per square foot declines in a straight line as square footage rises. Not roughly, not with exceptions. Every band is cheaper per foot than the one below it.

Going from the smallest band to the largest cuts the cost per foot by 33 percent while raising the total price by 29 percent. The cleanest illustration sits four weeks apart in late 2022. A 1,506 square foot home on Bryce Canyon Way closed at $415,000, or $275.56 per foot. A 3,180 square foot home on Fredericksburg Drive closed at $495,000, or $155.66 per foot. The second buyer paid $80,000 more and got 1,674 more square feet, which works out to $47.79 for each additional foot.

The catch is on the other side of the trade. The large homes are also the slowest to move. The 128-day sale, the 83-day sale, and the 77-day sale in the past year were all above the community median in size or price, and the largest home in the neighborhood spent most of 2026 on and off the market without selling at all. Square footage is cheap here in the purchase and expensive in the exit.

Cumberland Place North Market Data (Rolling 12 Months)

Data from RealTracs MLS. Rolling 12-month period, September 2025 through August 2026. Closed sales only. Year-over-year figures compare against September 2024 through August 2025.

Active, Coming Soon & Under Contract in Cumberland Place North

Recently Sold in Cumberland Place North (Past 12 Months)

Year Over Year: A Flat Median Hiding a 7 Percent Per-Foot Gain

Compare the past 12 months against the 12 before it and the headline number says nothing happened. The median sale price moved from $422,000 to $420,000, a change of negative 0.5 percent. Eight sales became nine. Anyone reading only that line would conclude Cumberland Place North stood still.

Price per square foot says otherwise. The median rose from $203.65 to $217.96, a gain of $14.31 per foot, or 7.0 percent. The reason the median price did not follow is that the median home that sold got smaller, from 1,998 square feet to 1,927. Buyers paid 7 percent more per foot for 71 fewer feet, and the two effects cancelled out in the headline.

The third number moved too. Median days on market went from 18 to 29. Values are rising per foot, homes are taking longer to sell, and the median price is flat. All three are true at once, and only the per-foot figure tells a seller what their house is actually worth.

Getting Around Cumberland Place North and Who Actually Buys Here

The Highway 386 corridor is about 2.4 miles from the community, which is the practical starting point for a Nashville commute. Downtown Nashville is roughly 21 miles out and runs 45 to 55 minutes on a normal weekday morning. The return trip is the harder half. The Highway 386 and Highway 109 corridor backs up between about 4:30 and 6:00 p.m., and that is the stretch every Cumberland Place North resident heading home from Nashville has to clear.

For anyone working in Gallatin itself, in Hendersonville, or at the Rivergate corridor, the location is genuinely easy. Lock 4 Park and the Old Hickory Lake shoreline are under two miles, which is the amenity most buyers actually cite and the one the HOA does not charge for.

The buyer profile follows the two size bands. The 1,500 to 1,900 square foot homes on Bryce Canyon Way and the newer stretch of Fredericksburg Drive draw first time and early move-up buyers who want a garage, a yard, and a $25 monthly HOA, and they are the fastest movers in the community. The 2,400 to 3,180 square foot homes on Fredericksburg Drive, Mesa Verde Place, Hot Springs Court, and Acadia Court draw families trading up from something smaller in Gallatin who want the square footage without crossing $550,000. That second group is buying the best per-foot value in the neighborhood and taking on the longest exit, which is a reasonable trade for someone staying seven years and a poor one for someone staying three. If you are weighing this community against the rest of the city at the same budget, the Gallatin neighborhoods under $425,000 breakdown covers what the same money buys elsewhere, and the best neighborhoods in Gallatin guide ranks them against each other on the same closed data.

The One Home in Cumberland Place North That Lost Money

Eight homes in Cumberland Place North have sold twice since 2021. Seven of them gained, from 1.0 percent on a Fredericksburg Drive two story held just over two years, up to 48.5 percent on a Fredericksburg Drive home that sold in February 2021 and again in March 2022 at the peak of that run. One lost.

A 1,614 square foot home on Bryce Canyon Way sold for $400,000 in May 2022. It came back to market in September 2024 at $399,900 and was cancelled after 45 days. It relisted in October 2024 at $384,900 and was cancelled after 68 days. It relisted in January 2025 at $384,900 and was cancelled after 38 days. It relisted in March 2025 at $379,900 and was cancelled after 86 days. It relisted a fifth time in August 2025, this time back up at $385,583, and finally closed on January 8, 2026 at $360,000 after 128 days on market. The final sale was $40,000 below what the seller paid three years and eight months earlier, a loss of 10.0 percent in a community where every other repeat sale went up.

Nothing about the house explains that. It is a 2020 build on a quarter acre in the same school zone with the same HOA as the homes that sold in a week. What explains it is 16 months of listings that each opened a little above the market and closed a little below where the previous one started. The largest home in the community was running the same play through 2026: three separate listings between January and August with the ask sliding from $635,000 to $580,000, cancelled each time, and the August 2026 data pull showed it off the market with no active listings anywhere in Cumberland Place North.

HOA, Amenities, and What $25 a Month Actually Covers

The HOA is $300 a year. The MLS reports it three ways depending on who wrote the listing: 35 listings show $25 monthly, 31 show $75 quarterly, and 12 show $300 annually. They are the same number. If you are comparing carrying costs between Gallatin subdivisions, make sure you are comparing annual to annual, because a $75 quarterly line item next to a $155 monthly one looks closer than it is.

What the $300 buys is common area maintenance and not much else. There is no pool, no clubhouse, no fitness center, and no gate. Listings that report amenities show a park, walking trails, a playground, sidewalks, and underground utilities depending on the section, with the newer phases carrying more of them. Roughly two thirds of listings leave the amenities field blank entirely, which is itself an honest signal about how much there is to list.

For a buyer who wants a pool and a clubhouse, this is the wrong neighborhood and no amount of price argument fixes that. For a buyer running the monthly numbers on a $420,000 house, a $25 HOA against the $120 to $200 common in newer Gallatin communities is roughly $1,500 a year of difference, which is real money against a mortgage payment. Buyers shopping across the county at the same number should also know the budget behaves differently one city over, which is the whole subject of what $400,000 buys in Gallatin versus Hendersonville.

Schools: One Zone, Not Two

Cumberland Place North is zoned Guild Elementary, Rucker Stewart Middle, and Gallatin Senior High School. That exact combination appears on 80 of the 81 Cumberland Place North listings in the RealTracs record going back to 2021. A single listing shows Joe Shafer Middle School.

That one listing has caused real confusion, including in an earlier version of this page, which described a street level split between Joe Shafer and Rucker Stewart and told buyers to verify their specific address because two neighboring homes might land differently. That is not what the data shows. One record out of 81 is a typo, not a boundary. Every home in Cumberland Place North that has traded in the past five years carries the same three schools.

The Guild Elementary zone as a whole closed 233 homes in the past 12 months at a median of $350,000 and $195.03 per square foot. Cumberland Place North sits $70,000 and roughly $23 per foot above its own zone median, which makes it one of the stronger pockets inside that attendance area rather than a representative sample of it. Zone level averages will understate this neighborhood every time. Verify any specific address with Sumner County Schools before you go under contract, as you should anywhere, but do it as routine diligence rather than because a split exists here.

What I See in Cumberland Place North

I live in Gallatin and I pull this community's closed record often enough to see the same thing every time. Nine homes trade here in a year, which means just about every serious buyer shopping the $400,000 range in this part of town has already seen all nine. There is no room to test a number. When a Cumberland Place North listing opens $20,000 high, buyers do not counter it, they wait, and the reductions spend the next three months chasing a market that priced the house correctly on day one. The four homes that went under contract in eight days last year were not lucky. They opened where the neighborhood already knew they belonged.

Why Work With Ryan Beals

In most Gallatin subdivisions the list price is one input among several. In Cumberland Place North over the past 12 months it was worth about six percent of the sale price, and the difference showed up in the first ten days. Four sellers priced into the market and kept nearly all of their asking price. Five did not and gave up $145,383 between them. That is not a market anyone can time. It is a decision made once, before the sign goes in the yard.

Ryan was born and raised in Gallatin and Hendersonville and lives in Gallatin now. He works this community by section, build year, and square footage band rather than by subdivision average, because the subdivision average blends a 1,506 square foot ranch at $255 per foot with a 3,180 square foot two story at $155 and describes neither. For sellers that means seeing the days on market split and the per-foot comps for your actual size band before a number goes on the listing. For buyers it means knowing which band is currently underpriced per foot and what the exit looks like from it.

If you own in Cumberland Place North and are thinking about the next 12 months, or you are shopping the $360,000 to $550,000 range in Gallatin and want to know how this neighborhood compares to the alternatives, call or text 629-263-0248.

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