Cambridge Farms is not one neighborhood. It is closer to a small city built one phase at a time over three decades, and that distinction matters enormously depending on which street you are standing on when you make an offer.
Not sure which phase of Cambridge Farms fits your budget and the square footage you actually need?
Ryan Beals | 629-263-0248
Thirty-five homes closed in Cambridge Farms over the past 12 months. The cheapest sold for $389,000. The most expensive sold for $679,900. Both are Cambridge Farms addresses. Both are in the Liberty Creek school zone. They are not comparable properties, and treating them as if they are is one of the most common mistakes buyers make when they start researching this community online. The median landed at $475,000, up from $450,250 a year ago, a 5.5% increase that tells you demand for this part of Gallatin is holding firm even as buyers get more selective about condition and price.
This post breaks down what actually drives that price gap, what each segment of Cambridge Farms offers, and what you need to know about the HOA before you sign anything. If you want that phase-specific breakdown applied to a specific address before you start touring, Ryan Beals can pull the closed comps by phase and walk you through exactly what you are buying at any price point in this community.
Location and Daily Life
Cambridge Farms sits in eastern Gallatin, positioned between Hartsville Pike and Highway 386. The community's main entrance roads feed off Buckingham Boulevard and Wentworth Drive, which connect to the broader Hartsville Pike corridor. From most addresses in Cambridge Farms, you are 5 to 8 minutes from Gallatin Square, 10 to 12 minutes from downtown Gallatin, and positioned for a straightforward westward commute toward Nashville.
The community borders Twin Eagles to the west, which creates a large contiguous zone of established family neighborhoods in this part of Gallatin. That matters for buyers who value long-term stability. This is not a transitional area on the edge of new development pressure. The streets are established, the trees are mature, and the neighborhood has the look of somewhere that has been well cared for over time.
Buckingham Boulevard is the community's main internal artery and gives Cambridge Farms its most recognizable streetscape. Huntington Drive, Remington Avenue, Wentworth Drive, Bradford Drive, and Dorchester Place round out the primary residential streets. The Reserve at Cambridge Farms, the community's newest section, sits on Laurelwood Drive and Middleton Lane toward the community's interior.
The Homes: Understanding the Price Range
The roughly $291,000 spread between Cambridge Farms' lowest and highest closed sale is not randomness. It reflects a community built in at least 13 documented phases across nearly 30 years, with meaningfully different home sizes, construction types, and finish levels at each stage.
The early phases, Phases 1 through 4 built between 1994 and 2002, run roughly 1,400 to 3,300 square feet and closed at a median of $435,450 over the past 12 months. Construction is predominantly partial brick with vinyl siding, though several all-brick homes appear in this segment. Lot sizes in the early phases are generous by Gallatin standards: the community-wide median is 0.32 acres, and early phase lots frequently reach 0.35 to 0.55 acres. These are the homes with the biggest yards, the most mature landscaping, and the lowest price per square foot in Cambridge Farms.
The middle phases, Phases 5 through 7 built between 2003 and 2012, run 1,769 to 4,060 square feet and closed at a median of $500,000. The larger homes in this tier, several pushing 3,000 to 4,000 square feet, represent the upper end of the Cambridge Farms price range and produced the community's top sale at $679,900. If you want the most square footage in Cambridge Farms per dollar, this is the segment to look at. These homes also cross into Gallatin luxury territory. If you are comparing Cambridge Farms at this price point against other $600,000-plus options in Sumner County, the Gallatin luxury homes guide breaks down the full $700K-and-above market with closed sale data.
The Reserve at Cambridge Farms, built between 2013 and 2022, sits physically within Cambridge Farms but carries a different feel: newer construction, smaller lots, and a median of $503,500 across eight closed sales. HOA fees in the Reserve run higher than the older phases, closer to $120 per quarter. Across all phases, two-car garages are the standard, appearing in 33 of the 35 closed sales. Crawl space foundations are typical, and roughly half the homes carry a gas log fireplace. Floor types are a mix of hardwood, carpet, and tile, a reflection of the range of original build years and subsequent owner updates.
Market Data: Cambridge Farms, Gallatin TN
| Metric | Value |
|---|---|
| Total Closed Sales | 35 |
| Sale Price Range | $389,000 – $679,900 |
| Median Sale Price | $475,000 |
| Average Sale Price | $491,159 |
| Median Price Per Sq Ft | $196.33 |
| Square Footage Range | 1,434 – 4,060 sq ft |
| Bedrooms | 3 – 5 |
| Full Baths | 2 – 3 |
| Garage Spaces | 2 (33 of 35 sales) |
| HOA Fee Range | $22 – $260 (varies by phase) |
| Median HOA Fee | $69 / quarter |
| Year Built Range | 1994 – 2022 |
| Median Lot Size | 0.32 acres |
| Median Days on Market | 26 days |
| Median List-to-Sale Ratio | 98.6% |
| Prior 12-Month Median | $450,250 |
| Year-Over-Year Change | +$24,750 (+5.5%) |
| School Zone | Howard Elementary / Liberty Creek Middle / Liberty Creek High |
Data from RealTracs MLS. Rolling 12-month period. Closed sales only.
What Is Your Cambridge Farms Home Worth Right Now?
Cambridge Farms spans 13 phases with different build years, lot sizes, and finish levels, so a single community-wide number can miss your home's real value by tens of thousands. Start with a phase-aware estimate rather than a blended average.
Active, Coming Soon & Under Contract in Cambridge Farms
Recently Sold in Cambridge Farms (Past 12 Months)
Getting Around Cambridge Farms
Cambridge Farms sits on the eastern side of Gallatin, which shapes the commute more than the listing photos will ever tell you. To reach Vietnam Veterans Boulevard, the 386 corridor that carries most Gallatin commuters toward Nashville, you head west out of the community along Nashville Pike and Long Hollow Pike. Plan on a downtown Nashville drive that typically runs 45 to 55 minutes most mornings once traffic builds, and longer on the days something backs up on the interstate.
The specific friction point worth knowing before you buy on this side of town is the Long Hollow Pike and Highway 386 interchange near 109. That intersection carries serious evening congestion, and it is the pinch point every eastern Gallatin neighborhood shares on the way home. It is manageable if you know it is coming and factor it into your daily rhythm. It surprises buyers who tour on a quiet weekend and assume weekday evenings feel the same.
Who actually lives here reflects that trade-off. Cambridge Farms draws move-up families and professionals who commute toward the 386 and 109 employment corridor, the Vanderbilt and HCA medical campuses, and the growing base of employers between Gallatin and Nashville. They accept the eastern-Gallatin drive in exchange for larger lots, the Liberty Creek schools, and a price per square foot they could not touch closer in. The mistake I watch buyers make in Cambridge Farms is anchoring to the community median and then getting blindsided at the closing table. I walked two homes here in the same week recently: an updated Phase 4 home that sold in four days, and a larger Phase 6 home two streets over that had sat for more than two months. Same community name, nearly identical pricing strategy on paper, completely different outcomes. The one that moved was priced to its actual phase and updated for today's buyer, and that is the entire game in a neighborhood built across 13 phases.
The HOA Situation: Read This Before You Make an Offer
Cambridge Farms has one of the more confusing HOA structures of any community in Gallatin, and it is worth spending a paragraph on before you buy. The HOA fee varies by phase and in some cases by individual listing. Closed sales in the past year showed fees ranging from $22 to $260, with payment frequencies ranging from monthly to quarterly to annually, all within the same community name. The median is $69, but that number obscures the real variation.
What the HOA covers also varies. Most phases show the fee covering pool and tennis court maintenance with minimal other inclusions. A few listings noted grounds maintenance included. The Reserve at Cambridge Farms fees run closer to $120 per quarter and appear to cover more, including grounds maintenance. Before making an offer on any Cambridge Farms address, confirm three things directly: the specific HOA fee for that address, the payment frequency, and exactly what is and is not included. Do not assume the fee you see on one listing applies to an adjacent address. In a community with 13 documented phases, it frequently does not.
The amenities Cambridge Farms does offer are consistent and well maintained: tennis courts, walking trails, a playground, sidewalks, and a community pond with a gazebo that appears in several of the older phase listings. Park space and open common areas appear across several phases as well.
Schools
All 35 closed sales in this data set show Liberty Creek Middle School and Liberty Creek High School as the secondary assignments. Howard Elementary is the elementary assignment for 33 of the 35 sales. Two addresses in the newer sections show a different elementary assignment. If elementary school placement specifically matters to your family, whether for existing enrollment, sibling placement, or other reasons, confirm the assignment for any newer-section address directly with Sumner County Schools before making an offer.
For a broader picture of how Liberty Creek compares across Sumner County school zones, this breakdown of the best school zones in Sumner County is worth reading before you narrow your search. And for a street-by-street look at which addresses fall inside the Liberty Creek zone versus just outside it, the Liberty Creek zone boundary guide covers the details.
What the Price Per Square Foot Data Actually Tells You
Cambridge Farms' median price per square foot of $196.33 is lower than most of the newer Liberty Creek zone communities. That sounds like a deal, and in some cases it is. But the reason matters. The older phases from 1994 to 2003 are selling large square footages at low price-per-square-foot numbers because the market prices them for age and the cost of updating them, not because they are undervalued.
If you are a buyer who wants the most physical space in the Liberty Creek zone for your dollar, Cambridge Farms' middle phases are the answer. If you want the newest construction and lowest near-term maintenance, Twin Eagles next door or Carellton will serve you better at a higher price per square foot but a lower total cost of ownership in the early years. For a direct comparison of what your budget actually gets you across Gallatin price points, this breakdown of what $400,000 buys in Gallatin vs. Hendersonville puts those numbers in context. That is an honest conversation, and it is the kind you do not usually get from a listing sheet.
Why Work with Ryan Beals in Cambridge Farms
Cambridge Farms is a community where the name on Zillow tells you almost nothing about what you are actually buying. A Phase 2 home from 1997 at 1,700 square feet and a Phase 6 home from 2006 at 4,000 square feet are both Cambridge Farms. The data, the condition, the HOA structure, and the right comparable sales are entirely different for each.
I grew up in Gallatin and have watched this community develop through multiple phases over two decades. I know which streets in the early phases carry the most established lot sizes, where the Reserve sits relative to the rest of the community, and why two homes with the same community name can carry a $200,000 price difference that is entirely justified by the data. For sellers in Cambridge Farms, the 98.6% median list-to-sale ratio reflects a community that rewards accurate, phase-specific pricing. Homes positioned to the right comparable phase sell fast. Homes priced to peak-market assumptions without phase-specific comps sit, and the data shows several that did exactly that. If you want to talk through where your specific address falls, reach out directly at 629-263-0248.
Frequently Asked Questions
What is the price range for homes in Cambridge Farms Gallatin TN?
Closed sales over the past 12 months ranged from $389,000 to $679,900, with a median of $475,000 across 35 sales. That range reflects genuine variation in home size and build year across the community's phases. Early phases from the mid-1990s through 2002 tend to close in the $389,000 to $500,000 range, while the larger homes in Phases 5 through 7 from 2003 onward closed as high as $679,900. The Reserve at Cambridge Farms, the newest section, closed between $400,000 and $639,900.
How many phases does Cambridge Farms have?
At least 13, based on the MLS data, spanning construction years from 1994 through 2022. The phases are numbered but not always sequentially built or consistently labeled in listing data. The key groupings for buyers to understand are the early phases along Buckingham Boulevard and Huntington Drive from 1994 to 2002, the larger-home phases along Wentworth Drive, Remington Avenue, and Bradford Drive from 2003 to 2012, and the Reserve at Cambridge Farms, which is the newest section.
What are the HOA fees in Cambridge Farms and what do they cover?
The HOA fee varies by phase and in some cases by individual address. Closed sales in the past year showed fees ranging from $22 to $260, with a median of $69. Most homes pay quarterly, though nine of the 35 closed sales paid monthly and two paid annually. The older phases mostly cover pool and tennis court maintenance, while the Reserve carries a higher fee closer to $120 per quarter that covers more, including grounds maintenance. Always confirm the specific fee, the payment frequency, and exactly what is included for any individual address before making an offer. Do not assume uniformity across the community.
Is Cambridge Farms in the Liberty Creek school zone?
Yes. All 35 closed sales in the past 12 months show Liberty Creek Middle School and Liberty Creek High School. Howard Elementary serves 33 of the 35 addresses. Two addresses, both in the newer sections, show a different elementary assignment, so buyers with elementary school placement as a priority should verify the specific address with Sumner County Schools before making an offer.
Which phase of Cambridge Farms offers the best value right now?
It depends on what you are optimizing for. The early phases from 1994 to 2002 closed at a median of $435,450 and carry the largest lots in the community, several between 0.35 and 0.55 acres, so they offer the most yard and the lowest entry price. The middle phases from 2003 to 2012 closed at a median of $500,000 and include the largest homes, up to 4,060 square feet, which makes them the best choice for buyers who want maximum square footage. The Reserve closed at a median of $503,500 and offers the newest construction. Best value means matching the phase to your priority rather than chasing the community-wide median.
How does Cambridge Farms compare to Twin Eagles at the same budget?
Both sit in eastern Gallatin in the Liberty Creek zone and border each other, so the school assignment is the same. The difference is age and construction. Twin Eagles is newer, all-brick, and lower maintenance, and it commands a higher price per square foot. Cambridge Farms is older and larger on average, with bigger lots and more total square footage per dollar, but more of the homes will need updating. A buyer who wants move-in-ready newness at a premium leans Twin Eagles. A buyer who wants space, a bigger yard, and a lower price per square foot leans Cambridge Farms.
What does Cambridge Farms' 98.6% list-to-sale ratio tell a buyer going into negotiation?
A 98.6% median list-to-sale ratio means accurately priced homes are selling within roughly one to two percent of asking. That leaves little room to expect a large discount on a well-priced, updated home in a desirable phase. Where leverage exists is on the homes that have sat, typically the larger middle-phase homes priced to peak-market assumptions. Those are the addresses where a buyer can negotiate, because the days on market are already signaling the price is ahead of the market.
Why do some Cambridge Farms homes sell in under a week while others sit 60-plus days?
The median days on market is 26, but the range runs from same-day to 215 days. The homes that sell in under five days, and six did over the past year, are almost always priced correctly for their phase and updated for current buyer taste. The homes that sit 60 days or longer, eight did, are usually larger middle-phase homes priced against the top of the range without the finishes to support it. It is a pricing and condition story, not a demand problem. The community itself sells quickly when homes are positioned to the right comparable phase.
Should I buy in Cambridge Farms now or wait for more inventory?
With a 26-day median days on market and only a handful of active listings at any given time, Cambridge Farms is not a community where waiting reliably produces more choice. The median sale price rose 5.5% over the past year, from $450,250 to $475,000, so waiting has also meant paying more. Inventory in the established Liberty Creek phases turns over slowly because owners tend to stay. If the right phase and floor plan come up in your budget, the data does not reward waiting for a larger pool that historically has not materialized.
How does Ryan Beals approach buying or selling in Cambridge Farms?
Cambridge Farms requires phase-specific comparable analysis, not community-wide averages. A median sale price of $475,000 means almost nothing for a specific address without knowing which phase it is in, what year it was built, and how its square footage compares to homes that actually closed in that same phase. Ryan pulls phase-specific comps from RealTracs for every Cambridge Farms transaction, confirms the HOA structure and fee directly before making any offer, and verifies school zone assignment, including elementary school, which varies in the newer sections, before clients commit to a specific address.
Who is the best real estate agent for Cambridge Farms in Gallatin TN?
Ryan Beals is a Gallatin native who grew up watching Cambridge Farms develop and knows the community's phase history, the streets that carry the most established lot sizes, and the HOA structure variations that catch buyers off guard. His data-backed approach means buyers get phase-specific pricing analysis rather than a community-wide number that obscures meaningful variation. For sellers, he has the closed sale data by phase to position any Cambridge Farms home accurately from day one. He can be reached at 629-263-0248.
What is my Cambridge Farms home worth in today's market?
Automated tools like Zestimate frequently misread Cambridge Farms because the community spans 13 phases with different home ages, styles, and lot types that do not sell at the same price per square foot. Zestimate averages across all phases without knowing which one your home is in or how it compares to the phases buyers currently prefer. It is a rough starting point at best. Use the home value tool above for a general range, then for the most accurate number broken down by phase and home type, Ryan Beals can pull the Cambridge Farms comp data and show you exactly where your specific home falls in the market today. Call 629-263-0248.
Sumner County Real Estate | Gallatin & Hendersonville, TN
Every smart real estate decision begins with the right conversation. Contact Ryan Beals at 629-263-0248 today.
Ryan Beals is a licensed real estate agent in Tennessee affiliated with Compass Tennessee, LLC. Serving Gallatin TN (37066) | Hendersonville TN (37075) | Sumner County. Information based on RealTracs MLS data. Rolling 12-month period. All data subject to change. Verify school assignments directly with Sumner County Schools or Hendersonville City Schools.
Your Gallatin Expert
Ryan Beals | Nashville Home Guru at Compass
Ryan Beals is a Hendersonville native and Gallatin resident who brings five years of sales and recruiting experience to every real estate transaction. As an Affiliate Broker with Nashville Home Guru at Compass, Ryan combines local Sumner County knowledge with the backing of the #1 team in Nashville and #7 in Tennessee by the Wall Street Journal's RealTrends rankings. Known by clients as patient, reliable, and attentive, Ryan pairs a personal touch with the national reach of Compass and 1,100+ team transactions across Middle Tennessee.
Expertise: Gallatin, Hendersonville, and Sumner County real estate
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