Hendersonville TN townhomes and condos closed 142 sales in the past 12 months with HOA fees ranging from $17 to $399 per month. The number on the listing page is only part of what you are actually paying.

When a buyer looks at a townhome or condo in Hendersonville TN, the listing shows a price. What it rarely shows clearly is the full monthly cost after you add the HOA fee, what that fee covers, and what it does not. That gap between the listed price and the real monthly number is where most buyers get surprised, and where the comparison between communities gets complicated.

If you want to see a full monthly cost breakdown for any specific Hendersonville townhome or condo community before you make an offer, Ryan Beals can build that model for you based on the closed data and HOA documentation for the exact unit you are considering.

What 142 Closed Sales Say About Hendersonville TN Townhomes and Condos

Hendersonville TN closed 142 townhome and condo sales in the past 12 months at a median price of $377,500. That is down from $399,900 the prior year, a 5.6% decrease. The average sale price is $357,761. Price per square foot averages $219 across the market.

The price range spans $165,000 on the low end (smaller condos in older buildings) to $610,000 at the top (larger townhomes in Durham Farms and similar premium communities). The typical unit runs 858 to 3,198 square feet depending on the product type. Townhouses make up the majority of the market at 100 of the 142 sales, with flat condos, high-rise condos, and other attached types making up the rest.

Average days on market is 45. That is meaningfully longer than the general Hendersonville residential market at 32 days, which reflects both the smaller buyer pool for attached product and the fact that some buyers in this segment are weighing HOA costs carefully before committing.

The broader context for how Hendersonville's price tiers work across all property types is covered in detail at What $500,000 Buys You in Hendersonville TN Right Now.

The HOA Range: $17 to $399 a Month and Why That Spread Matters

A client of mine was looking at condos in the $350,000 range and kept getting surprised by the HOA numbers. Some of the traditional condo and age-restricted units were running $340 to $400 a month. That is $4,800 a year on top of the mortgage, taxes, and insurance. Once I put that in a monthly cost model for them, it changed which buildings made sense at their budget based on what that fee actually covers, and that differs based on the community.

The $17 per month floor belongs to a handful of attached homes where the HOA covers very little beyond basic common area upkeep. The $399 per month ceiling belongs to communities like The Gatherings, which is an age-restricted community with a comprehensive services package. Most buyers in the $300,000 to $450,000 range land in the $150 to $300 per month zone depending on the community and product type.

The spread matters because two townhomes at the same purchase price can have very different monthly costs. A $375,000 townhome at Anderson Park with a $200 per month HOA and a $375,000 unit at Millstone running $343 per month are a $1,716 annual difference in carrying cost. Over five years, that is more than $8,500. Buyers who do not compare fees alongside purchase prices are not comparing equivalent options.

Community-by-Community HOA Breakdown

Among the most active Hendersonville TN townhome and condo communities in the past 12 months, Anderson Park leads by volume with 22 closed sales, all at a consistent $200 per month. Nearwater Place runs $195 per month across 9 sales. Waterford Village covers 10 units at $207 to $235 per month, with a median of $231.

Moving up the fee range: Stonecrest Townhomes and Stonecrest together account for 13 sales at $235 per month, consistent across units. Durham Farms townhomes are the most variable in the market, ranging from $108 to $383 per month across 8 closed sales in the past year. That variance reflects the different phases and product types within the community. Buyers assuming a flat fee at Durham Farms need to confirm the specific HOA for their unit before making an offer.

Hickory Bay Towers runs $315 per month across 9 sales. Millstone townhomes run $314 to $345 per month with a $343 median. The Gatherings, which includes an age-restricted component, runs $340 to $399 per month across 5 sales with a median of $390.

For the broader HOA picture across all Hendersonville TN neighborhoods (including single-family homes with HOAs), see the full breakdown at HOA Fees in Hendersonville TN: What the Data Shows.

Data from RealTracs MLS. Rolling 12-month period. Closed sales only.

Who Is Actually Buying Hendersonville TN Townhomes and Condos and When They Look

The townhome and condo buyer in Hendersonville TN covers two main profiles. The first is the downsizing buyer, typically 55 and older, trading a single-family home for something smaller and lower-maintenance in a community with shared upkeep. Many of these buyers are local, moving within Sumner County and familiar with the area. Their primary concern is the total monthly number and what they are getting for the HOA fee.

The second profile is the first-time buyer or single professional priced out of single-family homes in Hendersonville's $500,000 median market. Townhomes in the $300,000 to $425,000 range represent an entry point into Hendersonville's school zones at a manageable monthly cost, assuming the HOA is factored in from the start.

Hendersonville sits roughly 25 miles northeast of downtown Nashville. Most mornings that is a 40 to 50 minute drive via Vietnam Veterans Blvd (Highway 386) to I-65. The Long Hollow Pike and Highway 386 interchange at 109 creates evening congestion that factors into how buyers weigh western Hendersonville communities (closer to 386, shorter drive) against eastern ones. Vanderbilt Medical Center and HCA are the primary Nashville employers drawing buyers to this commute. For attached-product buyers specifically, proximity to the 386 corridor often matters more than school zone, since many are empty nesters or pre-family buyers.

A year ago the Hendersonville TN townhome and condo median was $399,900. Today it is $377,500. That $22,400 decrease tells you the attached-home segment has softened while the general residential market has held steady. For buyers, that is a real price improvement. For sellers of townhomes or condos, pricing to current closed data rather than prior-year comps is essential.

What HOA Fees Actually Cover: What the Data Shows

Among 142 closed townhome and condo sales in Hendersonville TN over the past year, grounds maintenance was included in 104 of them and exterior maintenance in 95. Insurance was included in 51, trash pickup in 46, and pool or tennis court maintenance in 32. Pest control was included in 25 sales.

What this means in practice: most Hendersonville townhome HOAs cover the exterior shell and shared spaces. They do not cover the interior. HVAC systems, water heaters, windows, and interior finishes are typically the unit owner's responsibility regardless of how high the HOA fee is. A $315 per month fee at Hickory Bay Towers covers more than a $159 per month fee at Windridge, and neither replaces a home warranty or an HVAC service plan.

The communities with the highest fees tend to include insurance, which covers the building structure. This matters in Tennessee because standard HO-6 condo insurance only covers what the HOA master policy does not. Understanding the HOA's master policy before closing is one of the steps buyers most commonly skip and most frequently regret.

Why Work with Ryan Beals

Buying a townhome or condo in Hendersonville is not just a purchase price decision. It is a monthly cost decision, and the HOA fee is the variable that most buyers underweight. I build a full monthly cost model for every attached-home buyer I work with: mortgage payment, HOA fee, what the fee covers, what it does not, taxes, and insurance. That model is what makes two communities at the same purchase price comparable instead of superficially similar.

I grew up in Sumner County and I know Hendersonville's townhome communities well enough to tell you the differences that do not show up in the listing. Durham Farms townhomes have phase-specific HOA fee variations that are not obvious from the MLS. Anderson Park is the largest-volume community and the most predictable on fees. The Gatherings has age restrictions that not every buyer is aware of before touring.

If you want a straight look at the full monthly cost for any specific Hendersonville TN townhome or condo before you make an offer, call or text 629-263-0248 and I will build that model for you.

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