Gallatin recorded 33 new construction closings at $800,000 or above over the past twelve months. Seventeen of them, more than half, came off one road at The Landing at Branham. Then it stopped. Nothing has closed there since March 9, 2026, and the builder has nothing left to sell.

The Landing at Branham sits on Woodbine Road off Branham Mill Road on the eastern side of Gallatin. It is eighteen homes on Woodbine plus two on Branham Mill Road, all built by Schell Brothers between 2024 and 2026, and for one twelve month stretch it was the single most productive luxury address in the city.

Seventeen homes closed there in the twelve months ending September 3, 2026, at a median of $1,012,890 and a median $282 per square foot. Total closed volume was $17,443,241 across 48 acres of land. The median lot was 2.40 acres. In a city where 94 percent of last year's sales happened on less than two acres, that is the entire proposition.

What almost nobody has noticed is how large a share of Gallatin's luxury market that one street represented, and that the street is now finished. The last closing recorded in RealTracs was March 9, 2026. Schell Brothers has no active listing, no pending contract and no remaining inventory in the community. As of early September the only home for sale at The Landing at Branham is a resale, and it is asking substantially more than it sold for new. Ryan Beals tracked this community closing by closing while it was selling, which matters now that the comparable sales are frozen in place.

Here is what the run actually looked like, and what a buyer or owner should take from it.

One Street Was Half of Gallatin's New Luxury Construction

Gallatin closed 1,504 homes in the twelve months ending September 3, 2026, at a city-wide median of $430,000. Of those, 166 closed at $800,000 or above. The Landing at Branham accounted for 17, which made it the number one subdivision in the city's luxury tier, ahead of Fairvue Plantation, Savannah and Foxland.

Data from RealTracs MLS. Closed sales only, Gallatin TN, twelve months ending September 3, 2026. Subdivision names normalized across phase and section variants.

Read the lot column, because it is the whole story. Every other neighborhood on that list sits on roughly a third of an acre. The Landing at Branham sold for less money per house than Fairvue or Foxland while delivering about seven times the land. That is not a small difference in degree, it is a different product wearing the same price tag.

Narrow the filter to new construction and the concentration becomes hard to believe. Gallatin recorded 33 new construction closings at $800,000 or above in the past twelve months. Seventeen of them were at The Landing at Branham. One community was 52 percent of the city's entire new luxury construction market. The next closest was Bellsford Landing with six.

The acreage picture is just as lopsided. Gallatin had 86 closings on lots of two acres or more, which is 5.7 percent of all sales. Twenty-nine of those were unplatted land with no subdivision name attached. Of the 57 that happened inside a named neighborhood, The Landing at Branham produced 16. The next largest named acreage subdivision in the city produced three. If you wanted a new house on real land in Gallatin last year, there was functionally one place to buy it. For the wider picture of how the top of this market behaves, the Gallatin luxury market above $700,000 breakdown covers the rest of the tier.

The Base Price Is Not the Price

Sixteen of the seventeen homes closed at exactly their list price, and all seventeen closed at or above their original list price. On any resale street those numbers would describe a seller's market with no negotiation. Here they describe something else entirely: these are builder contracts, and the list price at closing is a finished number that already includes everything the buyer selected.

Two homes make the point better than any average can. 333 Woodbine Road and 337 Woodbine Road were both listed as to-be-built homes at an original price of $964,773. Identical starting number, same street, same builder, same month. 333 Woodbine closed on February 13, 2026 at $1,012,890. 337 Woodbine closed on March 9, 2026 at $1,162,866. That is a $149,976 spread off the same base price, and 337 Woodbine finished 20.5 percent above where it started.

Anyone quoting the community's entry price from a base price sheet is quoting a number that no buyer paid. The gap between the base and the closing is where the decisions happened, and it ran into six figures on the same floor plan. It is the single most useful thing to understand about how this community priced, and it applies to every to-be-built contract in Sumner County, not just this one.

The expired listings say the same thing from the other direction. Five to-be-built plans at The Landing at Branham were listed and expired without selling, and in three cases the builder came back with a different plan on the same lot at a higher price and closed it. 337 Woodbine expired as a 3,933 square foot plan asking $892,223, then closed as a 4,093 square foot home at $1,162,866. 349 Woodbine expired as a 5,002 square foot plan at $1,163,641, then closed as a 4,932 square foot home at $1,331,507. In both cases the replacement was slightly smaller and materially more expensive.

One expired plan never came back. 180 Branham Mill Road was offered at $767,608 for 3,300 square feet on just under an acre, and it would have been the least expensive home the community ever sold. It expired after 68 days and was never relisted. The sub $800,000 entry point at The Landing at Branham was tested once and quietly withdrawn.

The Land Is the Product

Strip away the price and the specifications are more ordinary than the headline number suggests. The median closed home was 3,791 square feet with three full baths, one half bath and a two or three car garage. Ten of the seventeen sit on a crawl space, and five have a finished basement. These are large, well built houses, but the square footage is not what set the price.

The land is. Forty-eight acres changed hands across seventeen closings, with individual lots running from 0.99 acres up to 6.29 acres. The two largest sales in the community were also the two largest lots: 220 Branham Mill Road on 6.16 acres at $1,301,365, and 349 Woodbine Road on 6.29 acres at $1,331,507. Lot features recorded in the MLS include wooded and views on the higher priced parcels.

Per square foot the community closed at a median $282, against $214 per square foot for Gallatin new construction overall and $284 across all two acre plus closings in the city. In other words, buyers here paid the going rate for acreage property in Sumner County, they simply got a brand new house attached to it. That combination was the scarce part, not the price per foot.

The HOA reflects the same trade. Dues are $49 per month, and the MLS records no community amenities. No pool, no clubhouse, no gate, no shared dock. Compare that to communities where a fee three to eight times higher buys a golf course and a marina. At The Landing at Branham the fee maintains a road and a common area, and the amenity is the two and a half acres behind the house. Buyers who want the amenity model instead should look at Old Hickory Lake waterfront communities, which price on water access rather than land.

The Landing at Branham Market Data (12 Months Ending Sep 3, 2026)

Data from RealTracs MLS. Closed sales only, The Landing at Branham, Gallatin TN. Past 12 months is September 3, 2025 through September 3, 2026. Prior 12 months is September 3, 2024 through September 3, 2025. Per square foot figures exclude two records with clearly incomplete square footage entries.

Treat the year-over-year price line carefully. The prior twelve month column contains three sales, because the community had barely started closing, so a 4.8 percent median decline is a comparison against a three home sample rather than evidence that values fell. The row that actually travels is the per square foot line: $282 against $281, essentially unchanged. Prices held. What changed was volume, and then volume went to zero.

The distribution matters too. Eight of the twenty closings in community history recorded in January 2026 alone, a single month of settlements as finished inventory delivered. Five more recorded across six days in late September 2025. This was never a steady drip of sales, it was a builder handing over completed houses in batches, and once the batches ran out there was nothing behind them.

Active, Coming Soon & Under Contract at The Landing at Branham

Recently Sold at The Landing at Branham

What Happens Now That It Is Sold Out

The community's first resale went on the market August 3, 2026. 332 Woodbine Road, 4,169 square feet on 2.34 acres, is asking $1,250,000. It closed new on September 28, 2025 at $933,179. That is a $316,821 increase, or 34 percent, in a little under a year.

Both halves of that spread deserve scrutiny before anyone treats it as an appreciation rate. The $933,179 purchase was the lowest price per square foot in the entire community at $224, well under the $282 median, which is the signature of a home that closed with a lighter options package than its neighbors. The $1,250,000 ask works out to roughly $300 per square foot, which is above the community median. So this listing is testing a premium on both ends at once. Whether it closes anywhere near the ask is the single most informative data point the neighborhood will produce this year, because it will set the resale benchmark for nineteen other owners who have nothing else to price against.

For a buyer, the harder problem is that there is no replacement. Of the 21 active Gallatin listings at $800,000 and up on two acres or more, nearly all are existing or older homes, several on unplatted acreage. New construction on real land in Gallatin is not currently being offered at any meaningful scale. The closest thing is Branham Mill Reserve, a small separate community on Mill Brook Way built by a different team, where lots run about 0.92 acres and the two active homes are asking $864,900 and $869,900, with a third under contract at $1,006,000. Same schools, similar price, roughly a third of the land.

Owners at The Landing at Branham are in the mirror position and it is a good one. Twenty homes exist, no more are being built, and the only competition any seller will face is the other nineteen. That is a genuinely scarce asset in a county adding rooftops as fast as Sumner is. The risk is not competition, it is that with a single sale of history, pricing a resale here is guesswork unless someone is tracking what each individual lot actually closed for and what it was built with.

The question I got most often at Branham was some version of "so it starts around $960,000?" and the honest answer was that nobody knows what it starts at. Two buyers signed to-be-built contracts on Woodbine at the exact same $964,773 base price, and they closed $149,976 apart. One finished at $1,012,890, the other at $1,162,866. I started telling clients to ignore the base sheet entirely and budget from the finished comparable sales instead, because on a to-be-built contract the price you sign is a floor, not a price.

Getting Around The Landing at Branham

From Woodbine Road, residents connect out to Long Hollow Pike heading west toward Hwy 386, the Vietnam Veterans Boulevard corridor into Nashville. The intersection of Long Hollow Pike and Hwy 386 at Hwy 109 is the specific friction point on this side of the county. Evening rush there can add ten to fifteen minutes to a drive that looks like nothing on a map, and it is the kind of thing a buyer only discovers after the third showing at the wrong time of day. If a commute into Nashville is part of the decision, drive it at 5:30 on a Tuesday before you write an offer, not at 11 on a Saturday.

The buyer profile here follows from the product. At a median $1,012,890 on 2.40 acres with a $49 monthly HOA and no amenities, this is not a first move-up purchase and it is not a downsizing play. The people who bought here wanted land, a new house they did not have to renovate, and no board telling them what to do with either. Several bought lots of six acres. A meaningful share came from buyers already in Sumner County trading a half acre in an amenity community for real separation from the neighbors. Buyers weighing that trade against the alternative should look at who is actually buying luxury homes in Gallatin and at the new construction waterfront options on Old Hickory Lake, which is the other way to buy new at this price point in Sumner County.

Schools

The Landing at Branham is zoned to Benny C. Bills Elementary, Joe Shafer Middle and Gallatin Senior High. This is the Gallatin city track, not the Station Camp or Liberty Creek zones that draw so much attention on the western side of the county. That distinction moves price in Gallatin more than most buyers realize, and the line does not follow the roads people assume it does.

It is worth saying plainly that school zoning was not the driver of demand here. Buyers paying a million dollars for two and a half acres were buying land and privacy, and the school assignment came with the address rather than defining it. Attendance zones are also redrawn as the county grows, so verify current assignments directly with Sumner County Schools rather than relying on an MLS field or a listing description.

Why Work with Ryan Beals

A sold out community is where generic market data becomes actively misleading. There are twenty closings in the history of The Landing at Branham, every one of them a builder contract, and several of them base prices on homes that later gained six figures in structural options before anyone moved in. Feed that set into any automated model and it produces a confident number that describes no house on the street.

I grew up in Gallatin and Hendersonville and I have watched this side of the county build out in real time. That is what makes this kind of analysis possible: knowing which lots carried options and which did not, which expired listings were the builder swapping a plan rather than a failed sale, how a to-be-built contract behaves in the MLS, and where the Gallatin city school line actually falls against Station Camp and Liberty Creek along Long Hollow Pike. Those are not trivia. They are the difference between a number and a useful number.

If you own here, I can tell you what your specific lot and finish level should support and what the first resale is likely to do to your comparable sales. If you are looking for what The Landing at Branham used to offer, I can tell you honestly where the remaining acreage in Sumner County is and what it costs, including when the honest answer is that nothing right now is worth buying. Call or text me at 629-263-0248.

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