Mansker Farms Hendersonville TN: $567,035 Median, Beech Zone, Clubhouse and Pools on a $50 to $60 HOA (2026)

Mansker Farms closed 56 homes in the past year at a median of $567,035, which is $17,965 under the Beech High School zone median, with a clubhouse, pools and tennis courts on a $50 to $60 monthly HOA.

Mansker Farms Hendersonville TN is really two markets sharing one entrance. Over the 12 months ending September 25, 2026, 56 homes closed here at a median of $567,035. Thirty-one of them were new construction, mostly on Astoria Drive, and 25 were resales in the original sections built from 1996 on.

That split matters more than the headline. Completed new homes sold at a median of $598,943, and resales at $485,000. The new homes were somewhat larger at the median, 2,768 square feet against 2,505, and sold for $11.53 more per square foot, $225.09 against $213.56, on smaller lots.

If you want that comparison run on your own budget or your own house, Ryan Beals can pull the Mansker Farms sales by section and show you which side of the neighborhood actually fits.

Where Mansker Farms Sits and What Daily Life Looks Like

Mansker Farms sits on the Indian Lake side of Hendersonville, with Mansker Farm Boulevard running through the original sections and Indian Lake Boulevard as the main connector to Vietnam Veterans Boulevard. The Indian Lake Village shopping area and Glenbrook are a short drive, which is why so many listings lead with errands and dining being close.

Drakes Creek Park and Old Hickory Lake are both nearby for weekends. Inside the neighborhood, the streets in the original sections have sidewalks and mature trees, and the newer streets around Astoria Drive and Manor Way are still filling in.

Clubhouse, Pools and What the HOA Covers

The amenities are the main reason Mansker Farms shows up in so many Beech-zone searches. Of the 50 listings that filled in the community amenities field, 49 named a pool, 46 tennis courts, 42 a clubhouse and 40 a playground. Several listing descriptions mention two community pools, and a few sections add walking trails and pickleball.

The fee to support all of that is modest. Every one of the 56 sales listed a monthly HOA fee between $50 and $60, most often $59, and that includes the early named sections. Of the 45 listings that spelled out what the fee covers, all 45 named maintenance on the pool, tennis courts and clubhouse, 37 named grounds maintenance and 23 named trash pickup, so trash service depends on the section. The Hendersonville HOA fee comparison by neighborhood shows how that stacks up across the city.

For clubhouse rentals, pool hours and current rules, go to the HOA management company. Those details change and are not in the MLS data.

The Homes: Original Sections vs New Construction

The 25 resales were built from 1996 to 2025, with a median year built of 2004, a median of 2,505 square feet and lots around 0.21 acre. They range from compact homes in Phase 10, which sold from $351,000 to $495,000, to larger two-story plans of 2,500 square feet or more, where 13 resales had a median of $544,900. Villa Way in Phase 16 is a good example of the middle: 5 resales there sold between $445,000 and $472,000.

Mansker Park, the Groves at Mansker Farms and the Fields at Mansker Farms are the community's earliest named sections, with homes built from 1996 to 2002. They share the same HOA fee range and the same Beech High School assignment as the rest of Mansker Farms, and none of their sales were new construction. The counts are small, so read them as a guide. Mansker Park had 3 sales from $485,000 to $565,000, built in 1996 and 1997, with larger homes of 2,524 to 3,757 square feet at a median of $170.54 per square foot. The Groves had 2 sales, $465,000 and $599,900, both built in 1998, at a median of $207.51 per square foot. The Fields had no sales this year and 4 in the prior 12 months, at a median of $489,950 for about 2,199 square feet.

Taken together, the 5 early-section resales this year sold at a median of $527,500 and $192.16 per square foot, for a median of 3,056 square feet. The other 20 resales sold at a median of $472,000 and $221.70 per square foot for about 2,127 square feet. In plain terms, the oldest sections offer the most house per dollar, while the 2000s phases sell smaller homes at a higher price per foot.

The new construction is mostly Meritage Homes of Tennessee, which listed 26 of the 31 new sales. On Astoria Drive and Steen Street, 25 completed homes sold at a median of $595,000 for 1,835 to 2,778 square feet, on lots of about 0.10 acre. Manor Way is the larger tier: four of its 5 completed new homes were 3,578 to 3,897 square feet and sold from $833,845 to $897,996, while one smaller 2,145 square foot Meritage plan sold for $560,320. One more Manor Way sale was a bank-owned, unfinished shell at $400,000, which is why it sits at the bottom of the per-foot numbers.

I hear the same question from a lot of buyers touring here: should they stretch for a new home on Astoria Drive or buy an original-section resale and update it over time? My answer is to compare them on the same footing, price per square foot, lot size and what the house is likely to need in its first few years, instead of on finishes alone. The newer homes usually sit on smaller lots, while many of the original-section homes have more yard and mature trees but older systems. Once that tradeoff is laid out side by side, most buyers find the choice makes itself. The new construction vs resale breakdown for Hendersonville walks through the same decision citywide.

Mansker Farms Market Data

Data from RealTracs MLS. Rolling 12-month period ending September 25, 2026. Closed sales only.

Includes every Mansker Farms phase and section listed in RealTracs, including the early named sections: Mansker Park, the Groves at Mansker Farms and the Fields at Mansker Farms. The finished-home square footage range leaves out one unfinished bank-owned shell.

Mansker Farms Homes for Sale Now: Active, Coming Soon & Under Contract

Recently Sold in Mansker Farms (Past 12 Months)

How Mansker Farms Prices Moved Over the Past Year

A year ago Mansker Farms was closing at a median of $515,000 on 23 sales. Today that number is $567,035 on 56. That 10.1 percent increase tells you more about what sold than about what any one house is worth, because only one of the prior-year sales was new construction.

Resale against resale tells the cleaner story. The resale median went from $514,950 to $485,000, down 5.8 percent, while resale price per square foot barely moved, $213.05 to $213.56, up 0.2 percent. Resale values held roughly steady per foot, and the lower resale median reflects which homes happened to sell. Over the same period the Hendersonville median slipped 1.3 percent, from $542,250 to $535,000.

For buyers comparing price points across the city, the guide to what $500,000 buys in Hendersonville shows where Mansker Farms resales sit against other neighborhoods.

Getting Around Mansker Farms, and Who Buys Here

From Mansker Farms, most drivers take Indian Lake Boulevard to Vietnam Veterans Boulevard, State Route 386, and on to I-65. Downtown Nashville is typically 40 to 50 minutes most mornings. Vanderbilt University Medical Center and HCA Healthcare are the big Nashville destinations for commuters from this side of Sumner County.

The friction point to know is the east end of 386. Anyone commuting toward Gallatin rides 386 the other direction, so time that drive at rush hour if one job is out that way.

The buyers here tend to fall into two groups. Move-up buyers already in Hendersonville want a larger home without leaving the Beech zone, and relocating buyers want a newer home with a pool and clubhouse close to Indian Lake. Across the city, 455 Beech-zone homes closed at a median of $585,000 and $234.93 per square foot, so Mansker Farms gives both groups an entry point $17,965 below that median and $13.23 less per foot.

Schools Assigned to Mansker Farms

By MLS assignment, all 56 Mansker Farms sales were zoned to Beech High School, and 55 listed Madison Creek Elementary, with one Groves sale listing Beech Elementary. For middle school, 55 listed T. W. Hunter Middle School and one listed Merrol Hyde Magnet School, which admits by application rather than by address. The Hendersonville school zone guide breaks down each zone, and you should verify any specific address with Sumner County Schools before you write an offer.

Why Work with Ryan Beals in Mansker Farms

I grew up in Hendersonville and live in Gallatin, and Mansker Farms is a neighborhood where the blended numbers mislead people. New homes made up 55.4 percent of the sales, so I compare resales against resales and builder homes against builder inventory before anyone tours or sets a price. If a new build is on your list, the Hendersonville new construction guide covers the larger builder communities nearby as well.

For sellers in the original sections, your real competition is often the builder down the street, and resales closed at a median of 98.5 percent of original list. If you want a clear read on your budget or your home, call me at 629-263-0248.

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