Hollywood Hills' median sale price rose 6.6 percent this year. The neighborhood did not appreciate 6.6 percent. Three of the five houses that closed were renovated first, and separating those two facts is worth real money whether you are buying here or selling here.

Five homes closed in Hollywood Hills between September 2025 and August 2026, at a median of $290,000. A year earlier, nine homes closed at a median of $272,000. That is a 6.6 percent gain, and per square foot the jump is bigger still, from $198.66 to $241.67, a 21.6 percent increase. Those are the numbers a seller here would want quoted back to them, and taken alone they are misleading.

Here is what actually happened. Three of this year's five closings were flagged Renovated in the MLS by the listing agent. None of last year's nine were. City-wide, only 2.7 percent of Gallatin closings carried that flag over the same period, so Hollywood Hills ran at more than twenty times the city rate. The median did not rise because the neighborhood got more valuable. It rose because a different kind of house sold. If you want that distinction applied to one specific address before you write an offer or set a list price, Ryan Beals can pull the closed comps sorted by condition instead of by street. Nashville Home Guru™ works this data at the address level, and in a neighborhood where five sales set the whole annual median, one misread comparable moves your number by tens of thousands.

None of that makes Hollywood Hills a bad buy. It is one of the last places in Gallatin where a detached brick house on a third of an acre closes under $300,000 with no HOA attached. Only 269 of the 1,504 homes that closed city-wide in the past 12 months came in at or under $325,000, and only 137 of those were detached site-built houses. If you are still deciding where in Gallatin to look at all, this breakdown of what each Gallatin neighborhood under $425,000 actually gives you is the wider view. This post is the close read on one of them.

Four of Five Sales Landed in a $10,000 Band

The most useful thing in this year's Hollywood Hills data is not the median. It is how tightly the closings clustered. Four of the five landed between $290,000 and $300,000, and the houses inside that band were nothing alike.

170 Hollywood Boulevard is 2,128 square feet and closed at $300,000. 108 Sunset Boulevard is 1,200 square feet and closed at $290,000. 144 Hollywood Boulevard is 1,098 square feet and closed at $290,000. The largest of those three is 94 percent bigger than the smallest, and the price gap between them is $10,000. The only closing that broke the pattern was 300 Hollywood Boulevard at $230,000, a 950 square foot house that had not been updated.

That tells you something practical: in Hollywood Hills, square footage barely moves the price and condition moves all of it. The neighborhood currently has a ceiling right around $300,000, and once a house is renovated it goes to that ceiling regardless of size. It also explains why the price per square foot here runs above the Gallatin average. City-wide, the median closing was $430,000 at $218.44 per square foot. Hollywood Hills closed at $290,000, which is 33 percent less money, but at $241.67 per square foot, which is about 11 percent more. You are not buying cheap real estate here. You are buying less of it.

The Renovation Premium, in Actual Closed Sales

Two Hollywood Hills houses have sold twice in the past two years, and both times the second sale followed a renovation. These are not estimates. They are the same parcels, closed twice, in the MLS.

Address	First Sale	Second Sale	Gap
207 Sunset Blvd (1,300 sq ft, renovated between sales)	$125,000 (Aug 2025, as-is)	$295,000 (Feb 2026)	+$170,000 in 169 days
269 Santa Monica Blvd (1,187 to 1,487 sq ft, space added)	$190,000 (Feb 2024)	$338,500 (Sep 2024)	+$148,500 in 220 days
144 Hollywood Blvd (1,098 sq ft, not renovated either time)	$250,000 (Nov 2021)	$290,000 (Dec 2025)	+$40,000 over 4 years, about 3.8% a year

The third row is the one that matters most, because it is the control. 144 Hollywood Boulevard sold in November 2021 and again in December 2025 with the same 1,098 square feet and no renovation flag on either listing. It gained 16 percent over four years, roughly 3.8 percent a year. That is what a Hollywood Hills house does on its own. Everything above that number in this year's data is somebody's contractor invoice showing up as a sale price.

For a seller here, the practical version is this: if your house is original and the neighbor's just sold for $295,000 after a gut renovation, that sale is not your comparable. For a buyer, the reverse holds. When you bid on an unrenovated house in Hollywood Hills, you are usually bidding against someone who has run these exact numbers and knows what the finished product sells for.

The Streets, the Lots, and What Is Listed Right Now

Hollywood Hills is a small grid about two miles north of the Gallatin public square, built out along Hollywood Boulevard, Sunset Boulevard, and Santa Monica Boulevard, with a few addresses fronting Dobbins Pike on the eastern edge. The street names are the giveaway on the age. This is a mid-1960s development, and it has been fully built out for decades, so there is no construction traffic and no phase two.

The houses are one story and mostly brick. Twenty-nine of the 31 that have closed since 2021 are single-level, the primary bedroom is on the main floor in 20 of them, and all-brick is the most common exterior in the neighborhood by a wide margin. Attached garages are the exception rather than the rule, which surprises buyers coming from newer inventory. Lots run about 75 feet wide by 200 feet deep, between 0.33 and 0.44 acres, roughly double what a new Gallatin subdivision offers at the same price. Almost every home is on city water and public sewer, though one address in the neighborhood is still on a septic tank, which is worth confirming address by address. Property taxes on this year's closings ran a median of $834.

I had a buyer last year who wanted to skip Hollywood Hills entirely because he had priced it per square foot and decided it was expensive. He was reading it correctly and concluding the wrong thing. The houses here are small, so the per-foot number runs high while the total price stays under $300,000, and what he actually wanted was a payment, not a rate. What I tell people now is to look at the condition of the kitchen and the age of the roof before they look at the price, because in this neighborhood those two things explain almost the entire spread between one closing and the next.

What is listed right now shows the same two-tier split the closed data does. As of the most recent MLS pull there were three homes on the market: an unrenovated 1,300 square foot house on Sunset Boulevard at $192,500, a 1,140 square foot house on Sunset at $299,900, and a renovated 1,512 square foot house on Hollywood Boulevard at $329,900. A fourth, a 2010-built house on Santa Monica Boulevard asking $330,000, went under contract. The distance between the bottom listing and the top one is $137,400 on streets that are a two-minute walk apart, and essentially all of it is condition.

Hollywood Hills Market Data (Rolling 12 Months)

Metric	Value
Total Closed Sales	5
Sale Price Range	$230,000 – $300,000
Median Sale Price	$290,000
Average Sale Price	$281,000
Median Price Per Sq Ft	$241.67 (range $140.98 – $264.12)
Square Footage Range	950 – 2,128 sq ft (median 1,200)
Bedrooms / Full Baths	3 – 4 / 1 – 2
Year Built Range	1965 – 1999
Lot Size Range	0.33 – 0.41 acres
Median Days on Market	16 days (Gallatin city-wide: 14)
Flagged Renovated in MLS	3 of 5 (Gallatin city-wide: 2.7%)
HOA Fee	None
School Zone	Benny C. Bills Elementary / Joe Shafer Middle / Gallatin Senior High
Prior 12-Month Median	$272,000 (9 sales)
Year-Over-Year Change	+$18,000 (+6.6%) on 44% fewer sales

Data from RealTracs MLS. Closed sales only. Past 12 months covers September 2025 through August 2026. Prior 12 months covers September 2024 through August 2025.

Active, Coming Soon & Under Contract in Hollywood Hills

Recently Sold in Hollywood Hills (Past 12 Months)

Getting Around Hollywood Hills

Hollywood Hills sits north of downtown Gallatin, so the commute starts by dropping down Dobbins Pike into town and picking up US-31E, Nashville Pike, which is the road that feeds the Vietnam Veterans Boulevard corridor at Highway 386. Most mornings that run takes 45 to 55 minutes to downtown Nashville depending on where you are headed and when you leave. Going through town costs you a few minutes at the front end, and it buys you a route that avoids the Long Hollow Pike and Highway 386 interchange at 109, which is where the eastern Gallatin neighborhoods pile up in the evening. If you have sat in that backup, you know why it is worth routing around.

The closer employment picture is the real argument for this location. Sumner Regional Medical Center on Hartsville Pike is about a five minute drive, which makes Hollywood Hills one of the shortest hospital commutes in the city for nurses and staff working shift schedules. Downtown Gallatin and the square are under three miles. Vanderbilt Medical Center and HCA in Nashville are the long haul, and the distribution and logistics employers that have grown along the 386 and 109 corridor sit in between. For anyone whose work is in Sumner County rather than Davidson, the drive from here is a short one.

Amenities and Daily Life

There is no pool, no clubhouse, and no amenity center, and there is no HOA collecting for one. That is the trade. What the neighborhood has instead is lot depth and quiet, on streets that dead-end rather than carry through traffic.

Everything else is public and close. Triple Creek Park and the Gallatin greenway are a few minutes east, Bledsoe Creek State Park and its Old Hickory Lake frontage are about a fifteen minute drive, and the retail along Nashville Pike covers the weekly errands. The downtown square, which has picked up considerably in the last few years with restaurants and weekend events, is closer to Hollywood Hills than it is to most of the newer subdivisions on the city's west side.

Schools

Every Hollywood Hills listing in the MLS is zoned to Benny C. Bills Elementary on Union School Road, Joe Shafer Middle School, and Gallatin Senior High School, all part of Sumner County Schools. These are the Gallatin city zone schools, not the Station Camp or Liberty Creek zone that pulls buyers to the western half of the county and adds a meaningful premium to the price of a house.

That zoning is part of why the entry price here works. If school zone is the deciding factor for your family, this is not the neighborhood, and you should look at what the western zones actually cost. If it is not, the zone difference is a discount you get to keep. Either way, verify the current assignment for a specific address directly with Sumner County Schools, because the lines in this part of the county do move.

Why Work With Ryan Beals

I grew up in Gallatin, and Hollywood Hills is the kind of neighborhood that gets described badly by people who have not walked it. It gets called cheap, and it is not cheap per square foot. It gets called an appreciation story this year, and the underlying appreciation is about 3.8 percent a year. Both of those errors come from reading a five-sale median as though it were a market.

What I can do here that an algorithm cannot is tell you which of those five sales applies to your house. If you are buying, I will show you what the unrenovated houses closed at, what the renovated ones closed at, and what the gap says the work is worth, so you know whether an asking price already has somebody's renovation profit baked into it. If you are selling an original house, I will make sure you are not being priced against a flip, and if you are selling a renovated one, I will make sure the appraisal has the right comparables in front of it. That is neighborhood-level work, and in a place this small it changes the number. Call me at 629-263-0248 and I will pull the five sales with you.

For the wider context on why buyers keep landing back in established neighborhoods like this one, this look at why Gallatin resale homes are moving faster than new construction is worth reading, and if you are weighing Sumner County against the alternative, here is what the same budget buys in Gallatin versus Hendersonville. For the full city view, start with the data-driven breakdown of Gallatin's best neighborhoods.

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