The median sale price in Elk Acres fell 2.7 percent this year. The price per square foot rose 2.5 percent. Both numbers come from the same 15 closings, and understanding why they disagree is worth more to an owner here than either number by itself.

Fifteen homes closed in Elk Acres over the past 12 months at a median of $390,000. A year earlier, 10 homes closed at a median of $401,000. That is a drop of $11,000, or 2.7 percent, and it is the number a nervous owner is going to find first. It is also, on its own, misleading. Over those same two windows the median closed home shrank from 1,868 square feet to 1,762 square feet. Buyers bought 106 fewer square feet and paid $11,000 less for it. Per square foot, Elk Acres actually went up, from $209.55 to $214.84.

That distinction matters more here than it would in a bigger subdivision, because Elk Acres closes about 12 to 15 homes a year. At that volume, two or three small houses selling in the same quarter can move the median several percent without a single home in the neighborhood losing value. If you want that read on your specific square footage rather than the neighborhood average, Ryan Beals can pull the closed comparable sales by size and by street. Nashville Home Guru™ works this data at the address level, and in a neighborhood this small, the address is most of the answer.

None of that makes Elk Acres a weak place to own. It is one of the last established Gallatin neighborhoods where a move-in-ready home with a two-car garage and an HOA under $25 a month still starts in the $300,000s, roughly $68,000 under the typical Gallatin resale closing. If you are still deciding where in town to buy, this breakdown of what Gallatin neighborhoods under $425,000 actually give you is the wider comparison. But there is a second pattern in the Elk Acres data that costs sellers real money, and it has nothing to do with the market. This post walks through both, using the closed sales rather than the listing-site estimate.

The Median Fell. The Price Per Foot Went Up.

Two numbers describe the same 15 closings and they point in opposite directions. The median sale price went from $401,000 to $390,000, down 2.7 percent. The median price per square foot went from $209.55 to $214.84, up 2.5 percent. Neither one is wrong. They disagree because the mix of houses that sold changed.

Break the closings into size bands and the mechanism is obvious. Over the past 12 months, 4 of the 15 sales were under 1,600 square feet and another 5 fell between 1,600 and 1,899. That is 9 of 15 closings, 60 percent of the neighborhood's activity, in the two smallest bands. A year earlier those bands together accounted for 5 of 10 closings, half the total, and the larger bands carried more weight. When more small houses sell, the median falls even if every house in the neighborhood is worth more than it was.

Home Size	Past 12 Months	Median Price Per Sq Ft
Under 1,600 sq ft	$355,500 (4 sales)	$237.57
1,600 to 1,899 sq ft	$385,000 (5 sales)	$223.62
1,900 to 2,299 sq ft	$415,000 (3 sales)	$190.80
2,300 sq ft and up	$460,000 (3 sales)	$165.26

Notice how steeply the per-foot number falls as the houses get bigger. A 1,400 square foot Elk Acres home closed at $248.93 per square foot this year. A 3,025 square foot home on Ryan Court closed at $165.26. That spread is normal in any neighborhood, but it is unusually wide here, and it is exactly why pricing an Elk Acres home off the neighborhood median is a mistake in both directions. If you own 1,500 square feet and you price at the $390,000 median, you are asking about $35,000 more than your size band has closed for. If you own 2,500 square feet and you price at the median, you are giving away roughly $70,000.

The wider context makes the per-foot number look better still. Over the same 12 months, resale homes across Gallatin closed at a median of $221.27 per square foot, down from $225.16 the year before. The city's resale market lost 1.7 percent per foot while Elk Acres gained 2.5 percent. Stretch the window back to 2021, when Elk Acres closed at a median of $169.27 per square foot across 20 sales, and the neighborhood is up 26.9 percent per foot in five years. That is the appreciation picture. The 2.7 percent median dip is not.

Elk Acres Market Data (Past 12 Months)

Metric	Past 12 Months	Prior 12 Months
Closed sales	15	10
Median sale price	$390,000	$401,000
Average sale price	$396,720	$400,390
Price range	$305,000 to $499,900	$355,000 to $470,000
Median size	1,762 sq ft	1,868 sq ft
Median price per sq ft	$214.84	$209.55
Median days on market	19 days	20 days
Sellers who reduced their price	6 of 15 (40%)	5 of 10 (50%)
Median percent of original list price	98.86%	98.28%
Year built range	1997 to 2017	1997 to 2013
HOA fee	$22 to $25 monthly, or $66 to $76 quarterly	$22 to $25 monthly
Year-Over-Year Change	-$11,000 (-2.7%) median, +2.5% per sq ft	–

Data from RealTracs MLS. Closed sales only, Elk Acres subdivision and its recorded sections, Gallatin TN 37066. Past 12 months covers September 2025 through August 2026. Prior 12 months covers September 2024 through August 2025.

Active, Coming Soon & Under Contract in Elk Acres

Recently Sold in Elk Acres (Past 12 Months)

The Same House Sold Twice for Exactly the Same Price

485 Callie Ave is a 2,058 square foot home built in 2012. It closed on March 28, 2025 at $425,000. It closed again on July 1, 2026 at $425,000. Same house, same price, 15 months apart.

A repeat sale is the cleanest appreciation measurement that exists, because the house itself is the control. No mix effect, no square footage adjustment, no argument about whether the comparable sale down the street had a better kitchen. And the answer this one gives is flat. Zero.

The most instructive thing I have seen in Elk Acres is 485 Callie Ave, and it is a house I have watched three times now. It sold in 2021 at $313,000, again in March 2025 at $425,000, and again in July 2026 at $425,000. The same house, the same price, fifteen months apart. In between, the owner tried $435,000, sat 99 days, cancelled, came back at $429,900, and closed at $425,000 anyway. Four extra months to land on the number the house had already proven. In a neighborhood that closes twelve to fifteen homes a year, the market does not negotiate with an ambitious list price. It just waits.

Roughly 36 percent of appreciation packed into the first four years, and none in the last 15 months. That shape matches what the wider Gallatin resale market has been doing, and it is a useful correction for any Elk Acres owner still carrying a 2022 expectation into a 2026 listing appointment.

Priced Right, or Priced Twice

The single most consequential number in the Elk Acres data is not the median. It is the gap between sellers who priced correctly on day one and sellers who did not.

Past 12 Months	Never Reduced	Reduced at Least Once
Number of sellers	9	6
Median days on market	5 days	108 days
Percent of original asking price	100.00%	91.56%
Median sale price	$390,000	$400,000
Median price per sq ft	$223.62	$200.13

Nine sellers never touched their asking price. They got every dollar of it, a median of 100.00 percent of the original list, in a median of 5 days. Six sellers reduced. They waited a median of 108 days and settled at 91.56 percent of what they first asked. That is 103 extra days and roughly 8.4 percentage points of the original asking price, which on a $420,000 list is about $35,000.

Look at the days on market across all 15 closings and there is barely a middle: 0, 0, 1, 3, 5, 9, 14, 19, 26, 53, 58, 96, 120, 140, 280. Eight homes sold inside three weeks. Five took roughly two months to nine months. Elk Acres does not gently discover the right price over a few weeks the way a larger market does. With this little inventory, the buyers watching this neighborhood see a new listing immediately and either act on it or move on.

The failed listings say the same thing louder. Across the data set there are 10 cancelled and 5 expired Elk Acres listings against 32 closed sales, and several are the same address trying again:

• 493 Callie Ave listed at $499,000 in March 2025, cancelled, came back at $485,000, cancelled again, and finally closed at $449,000 on February 6, 2026. That is 269 days from the original list date to a contract, and $50,000 below the first ask.
• 545 Callie Ave expired at $447,000, expired again at $435,900, and is currently active at $399,900. More than 300 days of cumulative market time, $47,100 off the original ask, and still not sold.
• 564 Callie Ct was cancelled at $429,900 in 2024, eventually closed at $415,000 in May 2026 after 280 days on market and 323 days from list to contract.
• 1116 Savannah Ave is the counterexample, and it is the most instructive one. It was listed at $369,500 in December 2025, reduced to $349,900, and cancelled after 27 days. It came back on February 12, 2026 at $300,000 and closed at $305,000 in a single day, above asking.

That last one is the whole neighborhood in one address. The house did not change. The price did, and the market answered immediately and above list. Whether a home here sells in a week or sits until winter is a decision the seller makes before the sign goes in the yard, which is the same lesson that shows up city-wide in how Gallatin resale homes in established subdivisions are moving against new construction.

Right now there are 3 active listings in Elk Acres, at $399,900, $399,900, and $425,000. Against 15 closings a year that is roughly 2.4 months of supply, tight by any standard. Two of the three have already been through a failed attempt at a higher number.

Getting Around Elk Acres

Elk Acres sits on Gallatin's west side in the 37066 zip code, laid out along Callie Avenue, Savannah Avenue, Ryan Avenue, Campbell Avenue, Leah Court, Ryan Court, and Callie Court. Callie Avenue produced 5 of the last 12 months' closings, Savannah Avenue 3, with the rest spread across Ryan, Leah, Campbell, and the two courts. It is a compact neighborhood on quarter-acre lots, and it connects out to Highway 109 and Long Hollow Pike for everything else.

The friction point to test before you write an offer is the Long Hollow Pike and Highway 386 interchange at 109. That corner backs up hard in the evening rush and it is the pinch every neighborhood on this side of Gallatin shares. Drive it at 5:15 on a Tuesday, not at 11 on a Saturday morning. From Elk Acres, Highway 386, also called Vietnam Veterans Boulevard, runs roughly 10 to 15 minutes out depending on your exit, and downtown Nashville is a 45 to 55 minute weekday morning commute. Employers within range include HCA Healthcare and Vanderbilt Medical Center via 386 to I-65, plus the distribution and retail employment filling in along the 109 corridor much closer to home.

The buyer who does well here is specific. Ten of the 15 recent closings were single-story homes and 5 were two-story, sizes ran 1,400 to 3,025 square feet, and bedrooms ran 3 to 5, which means Elk Acres serves first-time buyers, small families, and single-level downsizers at the same time. Every closing recorded a two-car garage on roughly a quarter acre. The tradeoffs you accept for a mid-$300,000s to low-$400,000s price in an established Gallatin neighborhood are a modest lot, a commute through the 109 pinch, and the Gallatin city school zone rather than Station Camp or Liberty Creek. Buyers who need the larger lot or a different zone should be comparing this against what the same budget buys in Gallatin versus Hendersonville before they narrow the search.

Schools, the HOA, and What $22 a Month Covers

All 50 closed sales in the Elk Acres data set show the same three schools: Guild Elementary, Rucker Stewart Middle School, and Gallatin Senior High School. There is no zone split anywhere inside the neighborhood, which is genuinely unusual on this side of the county and removes a question that complicates several nearby subdivisions. It also means this is a Gallatin city zone, not the Station Camp or Liberty Creek district that buyers frequently assume covers everything west of downtown. If a specific zone is the reason you are buying, that fact decides the neighborhood for you before you ever tour a house. Zone lines get redrawn, so confirm your exact address with Sumner County Schools before you sign.

The HOA is the other number that surprises people, in the good direction. Recent Elk Acres closings recorded fees of $66 to $76 per quarter or $22 to $25 per month depending on the section, which lands somewhere around $264 to $300 a year. That is among the lowest mandatory HOA costs in Gallatin. What it buys is common area and entrance upkeep, recorded on a handful of closings as grounds maintenance. There is no pool and no clubhouse. Compared against a $200 or $300 monthly fee in an amenity community, $22 is not a bargain on the same product, it is a different product, and the difference is worth roughly $2,800 a year that you can put toward a pool membership if you want one.

The fee does vary by section, so verify the specific amount for your address rather than assuming the neighborhood number. Elk Acres closings recorded fees in at least four different configurations across the sections.

Why Work with Ryan Beals in Elk Acres

Two facts decide what happens to a seller in this neighborhood, and neither shows up in a portal estimate. The first is that the median fell 2.7 percent while the price per square foot rose 2.5 percent, so an automated tool reading the median is marking your home in the wrong direction. The second is that the difference between a five-day sale at 100 percent of your asking price and a 108-day sale at 91.6 percent is a decision you make before the listing goes live.

In a neighborhood that closes 12 to 15 homes a year across a size range of 1,400 to 3,025 square feet, there is no such thing as pricing off the neighborhood average. There is only pricing off the three or four homes that actually match yours in square footage and street. Getting that wrong in Elk Acres does not cost you a slow month. Based on the past year, it costs you about 103 days and roughly 8 percent of your asking price. Reach me directly at 629-263-0248.

If you are buying here instead, the same small-sample problem works in your favor. With 3 active listings and 2.4 months of supply, knowing which of those has already failed at a higher price, and by how much, changes what you should offer today.

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