Carellton is one of the only communities in Gallatin where every home lists zoning for Liberty Creek Elementary, Liberty Creek Middle, and Liberty Creek High. All three schools in the same zone, all three carrying the Liberty Creek name, confirmed across every single one of the 35 closed sales in the past 12 months.
Trying to figure out which Carellton phase actually fits your budget and your school priorities?
Ryan Beals | 629-263-0248
That clean school picture matters more than most buyers realize when they start their search. In several nearby communities the zone boundary cuts through the subdivision and a few addresses feed into a different school. In Carellton, the data across 35 consecutive closed sales shows Liberty Creek Elementary, Liberty Creek Middle, and Liberty Creek High with no exceptions in the current window. That uniformity is one reason buyers who have done their homework on the Liberty Creek district land on Carellton with a level of confidence they do not always feel in adjacent neighborhoods.
The rest of the numbers back up the demand. Over the past 12 months, 35 homes closed here at a median of $560,000, up from $543,592 a year earlier, with a median of just 22 days on market and a 99.8% list-to-sale ratio. If you want to see how Carellton's zone consistency stacks up against the rest of the county, this breakdown of the best school zones in Sumner County is worth reading before you narrow your search. And if you want someone to walk you through what the data means at your specific budget and timeline, Ryan Beals can pull the phase-by-phase numbers and show you exactly where the value sits right now.
Location and Daily Life
Carellton sits in southeastern Gallatin off Highway 109, near the intersection of Long Hollow Pike and the 386 corridor. The community's main streets, including Blackthorn Lane, Gulfstream Drive, Turfway Park, Cavalcade Loop, Santa Rosa Drive, Cloverbrook Way, Carellton Drive, and Grindstone Drive, form a walkable internal network with sidewalks throughout and underground utilities in most phases. The trade-off for that location is proximity: you are minutes from Gallatin Square shopping, the Target on Nashville Pike, and the retail and dining corridor along Highway 109, and centrally positioned for everything happening around Volunteer State Community College.
Several homes in Carellton feature rear-entry garages accessed from an alley, which is uncommon in Gallatin and done deliberately. It keeps the front elevation clean, contributes to the streetscape, and gives the front porch its full visual weight. If you have toured newer Gallatin communities where every house greets you with a two-car garage door, you will notice the difference the moment you drive in.
The Homes: New Construction, Mixed Phases, One Zone
Carellton is an actively developing community, and the closed data reflects it. Homes built in 2023 and 2024 appear throughout, and Phase 8 on Turfway Park and Cavalcade Loop represents the newest product currently trading. Construction type varies by phase. The original Carellton section along Blackthorn Lane and Gulfstream Drive includes a number of all-brick homes: 12 of the 35 closed sales are all-brick, and 30 of 35 carry at least partial brick. Phase 6 and the newer Phase 8 homes trend toward hardboard and partial brick combinations, which is standard for their price point and build era.
Square footage ranges from 1,800 to 3,468 across closed sales, with a median of 2,496 square feet. Bedrooms run 3 to 5, with most homes at 3 or 4, and bathrooms are predominantly 2 full baths plus a half, with the larger homes adding a third full bath. Garages are 2-car in 29 of 35 sales, with 6 single-car garages, most of those in the smaller-footprint Phase 7A homes. A main-floor primary bedroom is the more common layout, appearing in 24 of 35 closed sales, while the two-story Phase 6 and Phase 8 homes typically place the primary upstairs. Fireplaces, most of them gas log, appear in 19 of 35 homes.
Lot sizes are among the smallest of any Liberty Creek zone community, with a median of 0.16 acres. The smallest lots hit 0.08 acres in the alley-loaded and zero-lot-line homes at the entry end of the range, while the largest lot in the data is 0.35 acres in the original Carellton section. Buyers who want meaningful yard space will find it in the original phases; the newer Phase 8 product trends toward smaller lots at the community's higher price points.
Market Data: Carellton, Gallatin TN
| Metric | Value |
|---|---|
| Total Closed Sales | 35 |
| Sale Price Range | $390,000 – $700,000 |
| Median Sale Price | $560,000 |
| Average Sale Price | $546,346 |
| Median Price Per Sq Ft | $216.31 |
| Square Footage Range | 1,800 – 3,468 sq ft |
| Bedrooms | 3 – 5 |
| Full Baths | 2 – 3 |
| HOA Fee Range | $65 – $350 / month |
| Median HOA Fee | $94 / month |
| Median Days on Market | 22 days |
| Year Built Range | 2014 – 2024 |
| Median Lot Size | 0.16 acres |
| School Zone | Liberty Creek Elementary / Liberty Creek Middle / Liberty Creek High |
| Prior 12-Month Median | $543,592 |
| Year-Over-Year Change | +$16,408 (+3.0%) |
Data from RealTracs MLS. Rolling 12-month period. Closed sales only.
What Is Your Carellton Home Worth Right Now?
A single community average blends a $450,000 Phase 7A home with a $700,000 all-brick original-section home, so your real number depends on your phase, lot, and construction type, not the headline median.
Active, Coming Soon & Under Contract in Carellton
Recently Sold in Carellton (Past 12 Months)
The HOA: What the Fee Covers and the One Number to Watch
Carellton's HOA is paid monthly by every home in the community: all 35 closed sales in the data show a monthly payment. The median fee is $94 per month, and most homes fall in the $80 to $96 range. That fee consistently covers pool and clubhouse maintenance, common area grounds, and in most phases access to the community fitness center, which is not standard in Liberty Creek zone communities at this price point.
Two numbers deserve direct attention. A handful of addresses in the maintenance-provided sections show HOA fees as high as $310 to $350 per month, where the inclusions expand to exterior maintenance rather than just common areas. That is a different product type, closer to a maintenance-provided home than a standard single-family HOA. The difference between $94 and $350 per month is more than $3,000 per year in carrying cost, so confirm the specific fee and exactly what it covers for any address before you make an offer.
There is also a one-time HOA transfer fee on many Carellton transactions, ranging from $250 to $525 at closing in the data. It should be factored into your closing cost estimate. Not every sale shows one, but enough do that it is worth confirming for any address you go under contract on.
Phase Guide: What Each Section of Carellton Offers
Understanding Carellton by phase helps buyers calibrate quickly rather than touring across a $310,000 price range without context. The original Carellton section on Blackthorn Lane, Gulfstream Drive, and Carellton Drive, built from 2014 onward, spans $390,000 to $700,000 and holds the community's all-brick inventory and its largest lots up to 0.35 acres. This is where buyers who want brick construction and a more mature streetscape look first.
Phase 6 on Gulfstream Drive and Black Walnut Drive, built around 2022, closed at a $565,000 median in mostly two-story, partial-brick and hardboard homes around 2,500 to 2,600 square feet. Phase 7A, on the Santa Rosa Drive and Cloverbrook Way side, is the entry point, closing at a $450,000 median in smaller 1,900 to 2,100 square foot footprints, and it is where the maintenance-provided higher-HOA homes appear. Phase 8 and Resub Phase 4 on Turfway Park and Cavalcade Loop are the newest construction, closing between $529,000 and $650,000 with 2023 to 2024 build dates and a median around 22 days on market. These deliver new construction finishes without starting from a spec sheet and waiting for completion.
Getting Around Carellton
Carellton's location off Highway 109 is central for Gallatin, but the commute west toward Nashville is the number every buyer should understand before committing. The community feeds out to Highway 386 (Vietnam Veterans Boulevard) by way of Long Hollow Pike, and the intersection of Long Hollow Pike and Highway 386 at 109 is one of the busiest friction points in eastern Gallatin during the evening rush. Most mornings, a drive from Carellton to downtown Nashville runs 45 to 55 minutes once you account for that corridor, and it can stretch longer on the worst evenings coming home.
For buyers commuting to the region's major employers, that geography matters. Vanderbilt Medical Center and HCA anchor the downtown and Midtown medical corridor, the Amazon fulfillment operations in Lebanon pull from this side of the county, and the 386 and 109 corridor itself has grown its own base of retail and office employers. Once you clear the 109 interchange, Long Hollow Pike and 386 move well. The honest way to think about Carellton is that you are trading a few minutes at one predictable choke point for a Liberty Creek zone address, established amenities, and quick access to everything on the Gallatin side. If you want to see exactly where the zone lines fall relative to that corridor, this guide to the Liberty Creek Middle School zone shows which communities are in and which miss by a street.
A Note From Ryan on Carellton
What I tell every Carellton buyer is that this is really two communities wearing one name. Walk the original section on Blackthorn Lane and you are looking at all-brick homes on the biggest lots in the neighborhood, then drive five minutes to Turfway Park in Phase 8 and it is 2024 construction on tighter lots at a similar price. I have watched buyers assume a single Carellton price and get surprised in both directions. The community rewards knowing which phase you are actually standing in, because the brick, the lot, and the build year change more than the median ever shows.
Schools
All 35 closed sales in this data set show Liberty Creek Elementary, Liberty Creek Middle School, and Liberty Creek High School, with no exceptions in the current 12-month window. This is the most consistent school zone picture of any community in this analysis, and it is the only one where the elementary school itself carries the Liberty Creek name. For families moving to Gallatin specifically for the district, Carellton delivers the full Liberty Creek experience at every level. For how this compares to other Sumner County zone options, this overview of the best school zones in Sumner County breaks down the district differences that affect home prices and buyer demand. School assignments can change, so verify the current zone for any specific address with Sumner County Schools before you rely on it.
New Construction vs. Resale in Carellton
Carellton is one of the few communities in Gallatin where buyers face a genuine choice between new construction and established resale inside the same subdivision. Phase 8 on Turfway Park is still being built, while the original phases on Blackthorn Lane and Gulfstream Drive are mature resale with all-brick construction and larger lots. Those are not equivalent products, and the decision process is different for each. A year ago Carellton was closing at a median of $543,592. Today that number is $560,000, a 3.0% climb that tells you demand in this zone has held firm even as parts of the broader Gallatin market cooled, driven in large part by the newer Phase 8 inventory pulling the community median up. For a deeper look at how the two paths compare on price and negotiating leverage across Gallatin, this comparison of new construction vs. resale in Gallatin breaks down what the data actually shows.
Why Work with Ryan Beals in Carellton
Carellton is one of the few communities in Gallatin where the builder is still active and the community is still developing. That creates a dynamic buyers sometimes do not fully understand: when you walk into the Carellton sales office, the person across the table represents the builder's interests, not yours. What most buyers do not know is that in the large majority of new construction transactions, the builder will pay your agent's fee, so you can have representation that costs you nothing and gains you real leverage on concessions, interest rate buy-downs, appliance packages, upgraded features, and closing cost assistance. Those are real dollars, and builders have more flexibility on them than their list price suggests.
I grew up in Gallatin and know this corridor. I have watched Carellton develop from its early phases through Phase 8, and I work the numbers by phase because a community average that blends a $450,000 Phase 7A home with a $700,000 all-brick original-section home hides more than it shows. If you are considering Carellton, whether existing resale or new construction, call me before you walk into the sales office at 629-263-0248.
Frequently Asked Questions
What is the price range for homes in Carellton Gallatin TN?
Closed sales over the past 12 months ranged from $390,000 to $700,000, with a median of $560,000 at a median of 2,496 square feet. Entry-level homes in the smaller Phase 7A footprints on Santa Rosa Drive and Cloverbrook Way closed in the $390,000 to $450,000 range. The newest Phase 8 homes on Turfway Park and Cavalcade Loop closed between $529,000 and $650,000. The upper end, larger all-brick homes on Blackthorn Lane and Gulfstream Drive, reached $650,000 to $700,000.
Is Carellton zoned for Liberty Creek schools?
Yes, at all three levels. Every one of the 35 closed sales in the past 12 months shows Liberty Creek Elementary, Liberty Creek Middle School, and Liberty Creek High School, with no exceptions in the current data. Carellton is the only community in eastern Gallatin's Liberty Creek zone where the elementary school itself carries the Liberty Creek name, which matters for families who want the full district experience at every grade level.
What are the HOA fees in Carellton?
The standard Carellton HOA runs about $80 to $96 per month, paid monthly, covering pool, clubhouse, fitness center, and common area maintenance. The community median is $94 per month. A small number of addresses in maintenance-provided sections show fees as high as $310 to $350 per month where exterior maintenance is included. Confirm the specific fee, what it covers, and any HOA transfer fee before making an offer. Transfer fees in the closed data ranged from $250 to $525 at closing.
Does Carellton have new construction available?
Carellton is still an actively developing community. Phase 8 on Turfway Park and Cavalcade Loop is the most recently built section, with homes completed in 2023 and 2024. If new construction is on your list, bring your own agent before you visit the on-site sales office. The builder representative works for the builder. In most new construction transactions the builder covers your agent's fee, so you can have professional representation at no cost to you on concessions, rate buy-downs, appliance packages, and contract terms.
Which phase of Carellton offers the best value right now?
It depends on what you weigh. For pure entry price, Phase 7A on Santa Rosa Drive and Cloverbrook Way closed at a $450,000 median in smaller 1,900 to 2,100 square foot footprints. For newest construction, Phase 8 on Turfway Park closed at a $587,000 median with 2023 to 2024 build dates and no wait time. For all-brick build quality and the largest lots, the original Carellton section on Blackthorn Lane and Gulfstream Drive spans $390,000 to $700,000 with the community's only 0.35 acre lots. Phase 6 on Gulfstream sits in the middle at a $565,000 median. The best value is the phase whose trade-off matches your priority, and that is a conversation worth having before you tour.
How does Carellton compare to other Liberty Creek zone communities at the same budget?
At a $500,000 to $600,000 budget Carellton competes directly with Cambridge Farms and Twin Eagles inside the same Liberty Creek zone. Carellton's edge is its Liberty Creek Elementary assignment and its clubhouse with fitness center, which is uncommon at this price point. Its trade-off is lot size: Carellton's 0.16 acre median is among the smallest in the zone, so buyers who want more yard will find better value in the older, larger-lot sections of neighboring communities. Buyers who prioritize schools, amenities, and newer construction over lot size tend to land on Carellton.
What does Carellton's 99.8% list-to-sale ratio tell a buyer going into negotiation?
It tells you that accurately priced Carellton homes are closing within a fraction of a percent of asking, so there is very little room to negotiate the list price down on a well-priced, move-in-ready home. Your leverage is not in shaving the price, it is in terms: closing cost assistance, repair credits after inspection, and rate buy-downs, especially on the newer Phase 8 inventory where the builder has more flexibility than the sticker suggests. On the handful of overpriced listings that have sat, the ratio story is different and there is real room to negotiate.
Why do some Carellton homes sell in under a week while others sit 60-plus days?
The median days on market in Carellton is 22, but the range is wide, and the split is almost entirely a pricing and condition story rather than a demand story. Homes priced accurately for their phase and square footage, particularly updated Phase 8 and well-kept all-brick homes, have sold within days. The listings that sat 60-plus days were priced against a different phase's comps or needed visible updates. In a 22-day median market, a home sitting past 45 days is signaling a price problem, not a lack of buyers.
Should I buy in Carellton now or wait for more inventory?
Carellton turns over roughly 35 homes a year with a 22-day median days on market, so inventory is thin and well-priced homes move fast. Waiting does not reliably produce more choice here, and the year-over-year data shows the community median rose 3.0% over the past year, so waiting has carried a real cost in this market. The one scenario where waiting helps is if you specifically want a Phase 8 new build and are willing to time a lot release. For resale, the practical move is to be pre-approved and ready to act when the right home lists rather than waiting for a wave of inventory that this community rarely produces.
How does Ryan Beals approach buying or selling in Carellton?
Ryan works the data by phase rather than by community average, because a Carellton average that blends a $450,000 Phase 7A home with a $700,000 all-brick original-section home hides more than it reveals. For buyers, whether new construction or resale, he reviews current pricing against recent closed sales by phase and square footage before anyone tours or walks into the builder's sales office, then represents the client at no cost to them in the majority of transactions. For sellers, that phase-specific comp work means accurate positioning from day one. He grew up in Gallatin and knows the Highway 109 corridor firsthand.
Who is the best real estate agent for Carellton in Gallatin TN?
Ryan Beals grew up in Gallatin, has followed Carellton's development from its original phases through Phase 8, and brings both phase-specific market data and firsthand knowledge of the Highway 109 corridor to every transaction in this community. For buyers, whether new construction or resale, he provides representation that costs nothing and gains real negotiating leverage. For sellers, his working knowledge of phase-specific comps means accurate positioning from day one rather than a community-wide average that obscures meaningful price variation. He can be reached at 629-263-0248.
What is my Carellton home worth in today's market?
Automated tools like Zestimate struggle to value Carellton homes accurately because the community is relatively new with a limited pool of closed sales, and differences in phase, lot size, and construction type move price in ways an automated model cannot distinguish. It is a reasonable starting point for a general range, nothing more. Use the home value tool above for an estimate pulled from a couple of sources in one place, then for the most accurate number based on your specific phase and lot, Ryan Beals can pull the community comps and show you where your home sits. 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.
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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