The median sale price in Fairvue Plantation fell 20.7 percent this year. Price per square foot fell 2.1 percent. Those two numbers describe the same 40 sales, and only one of them is telling you anything about what your home is worth.

Forty homes closed inside the gates of Fairvue Plantation between September 2025 and August 2026. The median was $896,200. A year earlier the median was $1,130,000. If you read only those two numbers, Fairvue looks like a community that lost a fifth of its value in twelve months.

It did not. Over the same two periods, the median price per square foot moved from $284.94 to $279.06. That is a decline of 2.1 percent, which in a data set of 40 sales is indistinguishable from flat. What actually changed is which homes sold. The median closed home shrank from 4,276 square feet to 3,166 square feet, a drop of 26 percent. Fairvue did not get cheaper. Fairvue sold smaller houses.

That distinction matters more here than in any other Gallatin community, because Fairvue holds a wider range of property behind one gate than anywhere else in Sumner County. The lowest closing in the last twelve months was $389,000. The highest was $6,375,000. Both are Fairvue Plantation. Any single number that tries to describe both is going to mislead somebody, and in practice it usually misleads a seller into a listing price they cannot defend. If you want the version of this that applies to your specific address rather than to the community average, Ryan Beals can pull the comparable set from your section and water-access category and show you where you actually sit.

Why the Fairvue Median Moves and the Market Does Not

Break the last two years into quarters and the pattern becomes obvious. The quarterly median sale price in Fairvue ranged from $730,000 to $1,310,000, a swing of 79 percent. Over those same eight quarters, the median price per square foot never left a band of $256 to $302, a swing of 18 percent.

Run the correlation and it is not close. Quarterly median price tracks median square footage at a correlation of 0.96. It tracks price per square foot at 0.65. In plain terms: when the Fairvue median jumps, it is because bigger houses closed that quarter. When it drops, smaller ones did. The community median is a size readout wearing the costume of a value readout.

This is the same trap that shows up across the city when neighborhoods get ranked by median growth, and it is worth reading which Gallatin neighborhoods actually appreciated since 2021 and which just built bigger houses if you want to see how far it distorts a citywide list. Inside a single community with a 16-fold price range, the distortion is worse, not better.

The honest long view: Fairvue's median price per square foot ran $211.86 in 2021, $270.27 in 2023, $287.71 in 2025, and $273.99 across 2026 closings to date. That is real appreciation of roughly 29 percent per foot over five years, followed by a flat-to-slightly-soft 2026. It is a considerably duller story than a 20 percent drop, and it is the true one.

One Gate, Four Different Markets

Fairvue does not have a price range so much as it has four separate markets that happen to share an entrance.

The Retreat at Fairvue is the entry point and the section most buyers never find. Condo and zero-lot-line homes here closed from $389,000 to $434,500 in the last twelve months at a median near 1,944 square feet. Same gate, same Jack Anderson and Station Camp assignment as homes selling for six times as much.

The interior single-family homes are the volume of the community, closing broadly between $600,000 and $1,300,000 at $250 to $300 per square foot depending on age, updates, and lot.

The Villas on the Greens are the newest product, built 2023 through 2025 on Flag Court and Sawgrass Way. Four of them closed at an identical 3,166 square feet, and their prices were $949,000, $1,050,000, $1,054,858, and $1,083,800. Same floor plan, same year range, a $134,800 spread. The cheapest of the four was also the one that sat 130 days.

The waterfront tier is a market of its own and is covered in its own section below.

Here is what that means in practice. In the last twelve months, 1,690 Noah Ln closed at 3,432 square feet for $892,500, which is $260 per foot. A few streets away, 1,253 Overton Circle closed at 3,658 square feet for $1,920,000, which is $525 per foot. Same community, same schools, roughly the same house, a gap of $1,027,500. Anyone pricing either home off the Fairvue median would have been catastrophically wrong in one direction or the other.

Market Data: Fairvue Plantation, Gallatin TN

Data from RealTracs MLS. Closed sales September 1, 2025 through August 31, 2026. Includes The Retreat at Fairvue and the Villas on the Greens; excludes The Knoll at Fairvue and Last Plantation, which are separate communities.

Active, Coming Soon & Under Contract in Fairvue Plantation

Recently Sold in Fairvue Plantation (Past 12 Months)

Year Over Year: What Actually Changed

Here is the year-over-year comparison, recent 12 months against the prior 12 months, on the measures that matter.

Read that table from the bottom up rather than the top down. The price line barely moved. The time line moved a lot. Days on market rose 71 percent and the share of sellers who had to reduce their asking price went from one in four to two in five. Fairvue's year was not a pricing event. It was a patience event, and sellers who priced as though it were still a 24-day market are the ones who paid for it.

The Water Premium, and What It Costs You in Time

Ten Fairvue homes closed with a dock, dock permit, or boat slip over the last 24 months. Their median sale price was $3,062,500 at $566 per square foot. The 74 that closed without one had a median of $946,950 at $275 per square foot. Per foot of house, water access roughly doubles the price. That is the largest single price variable inside the gate, larger than build year, larger than finish level, and larger than square footage itself.

What the premium does not buy is a fast sale. The dock sales split cleanly into two groups. Three of the ten closed with zero days on market, meaning they traded before ever reaching the open market, at 96 to 100 percent of the original asking price. Others sat 90, 222, and 229 days and closed at 80 to 94 percent of what they first asked. In the most recent twelve months specifically, waterfront closings took a median of 116 days and settled at 90.71 percent of original ask, while the non-waterfront homes took 41 days and settled at 97.50 percent.

The practical read for a waterfront seller: the buyer pool for a $3,000,000 Fairvue home is small enough that you either have the right buyer already or you are going to wait a long time and probably reduce. That is a different listing strategy than a $900,000 interior home requires, and it is the reason the top of this community trades quietly. For the broader picture of how water access prices across the lake, the dock versus no dock breakdown on Old Hickory Lake and the street-by-street lake access analysis for Gallatin both go deeper than one community can.

The Number Most Fairvue Sellers Never See

Forty homes closed in Fairvue over the last twelve months. Over the same twelve months, 51 Fairvue listings came off the market without selling: 36 cancelled and 15 expired. The sell-through rate was 44 percent. More listings failed than closed.

Those failed listings were not cheap homes that nobody wanted. They asked a median of $999,000, right in the heart of the community, and they sat a median of 112 days before coming off. Ten of those addresses later came back and closed, which means the rest are still out there or gave up.

The variable that separated the two outcomes was pricing discipline at the start, not the market. Fairvue sellers who never reduced their asking price closed in a median of 6 days at 98.19 percent of their original number. Sellers who reduced took a median of 90 days and closed at 93.75 percent. On a $1,000,000 Fairvue home, that gap is roughly $44,000 and three months. The same pattern holds citywide, and the mechanics of it are worked through in how to price your Gallatin home without leaving money on the table.

Right now there are 29 active Fairvue listings and 8 under contract, about 8.7 months of supply against a 40-sale annual pace. The median active asking price is $1,080,000 at $314 per square foot. Buyers have been paying $279. Sellers as a group are asking roughly 13 percent per foot more than the market has been closing at, which is a reasonable explanation for why so many listings are aging.

Getting Around Fairvue Plantation

Fairvue sits along the southern edge of Gallatin in the 37066 zip code, with its western boundary on Old Hickory Lake. The main route out runs to Long Hollow Pike and then west toward the Highway 386 and Vietnam Veterans Boulevard corridor. Downtown Nashville is typically a 45 to 55 minute drive on a weekday morning, closer to 40 if you leave before 7:00 a.m.

The friction point every buyer should drive before committing is the Long Hollow Pike and Highway 386 interchange at Highway 109. Eastbound and westbound commuter traffic converges there, and it is materially worse at 7:45 a.m. and 5:30 p.m. than it looks on a Saturday tour. Downtown Gallatin, by contrast, is about ten minutes from the gate, so groceries, restaurants, and the county offices never require the highway at all.

The buyer profile follows from that trade-off. Fairvue draws Vanderbilt and HCA-affiliated physicians, executives who drive to Nashville two or three days a week rather than five, and retirees and downsizers who no longer commute and are buying the golf and lake lifestyle directly. There is also a steady flow of buyers relocating out of Brentwood, Franklin, and Green Hills, where a comparable home costs multiples of the Fairvue price. If you are running that comparison, Gallatin luxury versus Brentwood and Franklin puts the closed data side by side.

The call I get most often in Fairvue starts with someone reading that the median here dropped from $1,130,000 to $896,200 and asking whether they missed their window. They did not. The homes that sold this year were about 1,100 square feet smaller than the ones that sold last year, and per square foot the community moved 2.1 percent. I now start every Fairvue listing appointment by throwing out the community median entirely and pulling comps from one section and one water-access category, because a number built on $389,000 condos and $6,375,000 lakefront estates cannot describe anyone's house.

What the Word Fairvue Actually Means in a Listing Search

This is the most common and most expensive confusion in this market, and it costs buyers real money.

Search "Fairvue" on any portal and you will get at least three different communities in one result set. The Knoll at Fairvue is not inside Fairvue Plantation. It is a townhome and zero-lot-line development that borrowed the name. Twenty-five homes closed there in the last twelve months at a median of $413,561 and a median of 1,914 square feet, nearly all built in 2025, and it is zoned to Howard Elementary rather than Jack Anderson. Last Plantation is a separate neighborhood along the same golf course fairways with its own price structure, and a handful of MLS records label homes with both names at once.

None of this is anyone acting in bad faith. It is twenty years of agents typing the subdivision field by hand. But it means that a buyer who pulls up "Fairvue median price" online is very often reading an average of three unrelated communities, and a seller who prices off that number is starting from a fiction. The market data in this post covers only homes inside the gates, including The Retreat and the Villas on the Greens, and excludes both The Knoll and Last Plantation.

Schools

Fairvue Plantation is zoned to Jack Anderson Elementary, Station Camp Middle School, and Station Camp High School within Sumner County Schools. Across all 84 closed sales over the last 24 months, 82 listed Jack Anderson Elementary and every single one listed Station Camp Middle and Station Camp High. That consistency is unusual for a community this large, and it is one of the reasons Fairvue holds a distinct buyer pool from the Liberty Creek zone communities on the other side of town.

The Station Camp zone carries a measurable price effect across Gallatin, not just here. The Sumner County school zone breakdown covers where the lines fall and what they are worth. Verify the assignment for your specific address with Sumner County Schools before closing, since boundaries do get adjusted.

HOA and Amenities

Fairvue runs two different HOA structures and buyers regularly assume the wrong one applies.

Single-family homes typically pay an annual community assessment. The most common amounts in the closed data were $750, $725, $675, and $575 per year. Homes in The Retreat and the Villas on the Greens pay a monthly fee instead, most commonly $63 to $375, which generally covers exterior and grounds maintenance in addition to the community assessment. A $350 monthly fee and a $725 annual fee are both correctly described as "the Fairvue HOA," and they are more than $3,000 a year apart. Confirm the exact figure and frequency for the specific address before you write an offer.

The amenity package is the most complete in Sumner County: a golf course through the center of the community, a clubhouse, fitness center, pool, tennis courts, playgrounds, walking trails, sidewalks, underground utilities, and a gated entry. The community boat dock on Old Hickory Lake is the one worth understanding financially, because it gives non-waterfront owners lake access without the seven-figure lot. Given that a private dock carries roughly a two-times per-foot premium, community dock access is the single best value in the amenity list.

Why Work with Ryan Beals in Fairvue Plantation

I grew up in Gallatin and Hendersonville and have watched Fairvue become the most recognized address in Sumner County. What that is worth to a client is not trivia about the streets. It is knowing that the community median is the wrong tool for almost every conversation that happens here.

Fairvue is a community where 51 listings failed to sell last year against 40 that closed, where the same 3,166 square foot floor plan traded across a $134,800 range, and where two nearly identical homes closed a million dollars apart because one had water. A pricing conversation that starts with "Fairvue is around $900,000" has already gone wrong. The one that works starts with your section, your lot position, your water status, and the price per square foot that category actually supports, and then checks it against what is currently sitting unsold at $314 a foot.

For sellers, that is the difference between the 6-day group and the 90-day group. For buyers, it is the difference between paying the asking price on an interior home priced off a lakefront comp and recognizing what the data actually supports. Either way the work is the same: build the right comparable set first. Call me directly at 629-263-0248. For the wider luxury picture, the Gallatin luxury market overview and the Old Hickory Lake waterfront guide are both worth reading before you list or offer.

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