Twenty-two homes closed under the Last Plantation name over the past twelve months, from $350,000 to $2,525,000. Seven of them were not in Last Plantation.

Search Last Plantation in Gallatin and the results come back looking like one neighborhood with an unusually wide price range. It is not one neighborhood. Three separate housing markets share that name in the MLS, they sit in two different school zones, one of them is a mile and a half from the other two, and over the past five years they have moved in noticeably different directions.

The blended median for the past twelve months is $662,450 across 22 closings. That number happens to land on the village homes and describes neither the condominiums below it nor the estate homes above it. There is not a single sale between $424,900 and $640,000, a $215,100 gap sitting right in the middle of the range, which is what a median looks like when it is averaging two markets that do not overlap.

If you want that separated out for the specific street or price you are shopping, Ryan Beals can pull the closed sales by tier and show you which comparables actually apply to the house you are considering, rather than the subdivision-wide average every listing site publishes.

One Name, Three Markets

The first group is the estate homes on Plantation Boulevard, Plantation Way, and the courts that branch off them: Charles Reed, Joseph Acklen, Adelicia Hayes, Livingfield, Thora, Sir Francis, Yorkville Belle. These are 3,800 to 9,000 square feet, built between 2001 and 2018, all brick, most with three-car garages. Twenty-seven have closed since 2021 at a median of $1,163,250. Seven closed in the past twelve months, from $975,000 to $2,525,000.

The second group is the village homes on Isaac Franklin Drive and Fairvue Village Lane. Same gates, same club, smaller footprint: 2,300 to 3,200 square feet on lots around a quarter acre, most with the primary bedroom on the main floor. Thirty-one have closed since 2021 at a median of $648,000. Eight closed in the past twelve months, and the standard sizes landed in a tight band from $640,000 to $669,900.

The third group is the condominiums at 825 Browns Lane, listed in the MLS as the Cottages at Last Plantation. They are 1,700 to 1,970 square feet, built 2005 through 2018, and they closed between $350,000 and $424,900 over the past year. They are also 1.4 miles north of the Last Plantation streets, outside the gates, with their own clubhouse and pool and no golf or lake frontage.

A year ago the community was closing at a $640,000 median. Today that number is $662,450, up 3.5 percent. Price per square foot moved further, from $248.57 to $273.52, a 10 percent gain. That gap between the two figures is the tell: buyers paid meaningfully more per foot while the median barely moved, which means the mix of what sold shifted toward smaller homes rather than the neighborhood getting cheaper.

The Homes

Construction quality is consistent across both single-family tiers. Seventy-one of the 99 house listings on record are all brick, another 28 are brick with a secondary material. Two-story is the dominant form at 63 of them, with 17 one-and-a-half story and 17 three-story. Crawl space foundations are standard, full basements are rare at 12 of the record. Fifty-nine of 88 homes reporting the field put the primary bedroom on the main floor, which is a large part of why this neighborhood pulls move-down buyers out of larger Sumner County houses.

Bedrooms run three to five, garages two to four spaces. Tax bills tell the tiers apart as clearly as the prices do: the single-family homes that closed in the past year carried a median tax of $4,322 and the condominiums $2,001.

New construction has not stopped, either. In August 2026 a 2,995 square foot home built that year closed on Isaac Franklin Drive at $875,000, which is $292 per square foot and well above the tier it sits in. Infill on the remaining village lots is the only new supply this community produces.

Last Plantation Market Data

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

Active, Coming Soon & Under Contract in Last Plantation

Recently Sold in Last Plantation (Past 12 Months)

Getting Around Last Plantation

Last Plantation sits off Nashville Pike on the west side of Gallatin, with Fairvue Plantation Boulevard as the connector out to Highway 31E. From there it is a straight run west to Vietnam Veterans Boulevard and Highway 386, which is the commuting spine for this whole side of Sumner County. Most mornings the drive to downtown Nashville runs 45 to 55 minutes, and it is one of the better positions in Gallatin for that trip because you reach 386 without crossing town.

Vanderbilt Medical Center and HCA account for a large share of the buyers here, along with the employers along the 386 and 109 corridor. What you avoid from this address is the Long Hollow Pike and Highway 386 interchange at 109, which is the friction point that adds 10 to 15 minutes to evening drives for neighborhoods on the eastern side of Gallatin. Coming from Last Plantation you enter 386 west of that bottleneck entirely.

Day to day, the Gallatin square, Vietnam Veterans and the Highway 31E retail corridor are all inside ten minutes. Old Hickory Lake is at the back of the community rather than a drive away, which is the practical reason the lakefront homes here trade at the numbers they do.

The HOA Fee Runs Backwards

This is the part that surprises almost every buyer who tours more than one tier. The dues here run inverse to the price of the house, and not slightly.

The estate homes, median $1,163,250, pay a median of $675 per year. Most fall between $450 and $760, with a handful of Charles Reed Court addresses at $1,740. The village homes, median $662,450, pay $185 to $210 per month, roughly $2,280 a year. The condominiums, median $392,150, pay $315 to $700 per month, a median of $4,200 a year.

The reason is what the fee buys. Estate owners maintain their own lots and pay essentially for club and amenity access. Village dues add grounds maintenance, which is why those lawns look uniform from the street. Condominium dues cover exterior maintenance, grounds, water, sewer, trash, insurance in several buildings, plus the clubhouse and pool. You are not paying more for less. You are paying more because more is bundled, and that is worth pricing out before you assume the cheaper house is the cheaper carry.

A buyer choosing between a $662,450 village home and a $1,163,250 estate home is looking at about $1,600 a year more in dues on the less expensive house. Over ten years that is a real number, and it is the kind of thing that never shows up in a listing summary. It belongs on the same page as the rest of the carrying costs buyers in Gallatin tend to miss.

The Cottages Are a Mile and a School Zone Away

Every Cottages at Last Plantation listing shares one address: 825 Browns Lane. The coordinates put it at 36.363 north, about 1.4 miles from the middle of the Last Plantation streets and roughly two miles from the southernmost estate homes. It is outside the gates, off the golf course, and away from the water.

It is also in a different school zone, and this is where the confusion gets expensive. All 104 single-family listings on record are zoned Jack Anderson Elementary, Station Camp Middle and Station Camp High School. All 47 Cottages listings are zoned Howard Elementary, Rucker Stewart Middle and Gallatin Senior High School. Same name in the subdivision field, two different assignments. If school zone is driving your search, this is one of the clearest examples in Sumner County of why the subdivision name is not a reliable proxy, a point covered in more depth in the Sumner County school zone guide.

The two markets have also performed differently. Since 2021 the village homes have gone from about $193 to $279 per square foot, a 45 percent gain. The Cottages have gone from $206 to $220, about 7 percent, and they are currently below their 2024 peak of $241 per foot. Days on market tells the same story: the village homes that closed this past year went under contract in a median of about seven days, while the Cottages took 35 and the two slowest sat 166 and 179 days before closing below their opening price.

I had a buyer send me three Last Plantation listings she wanted to see on the same afternoon, and two of them were at 825 Browns Lane, a mile and a half up the road from the third one and in a different school zone. She had no idea, and neither would anyone reading those listings. We spent the drive between stops talking about why the subdivision field in the MLS is not a location. That is the single most common mistake I see people make with this neighborhood.

Lakefront, Golf Frontage, and What the Water Costs

Fourteen of the 58 single-family closings since 2021 were lakefront. Those closed at a median of $1,550,000 and $350 per square foot against $750,000 and $268 for everything else, so the water is worth roughly $82 per foot here, about a 31 percent premium. Twelve of the lakefront sales included a private dock and three carried a boat slip.

The premium comes with a time cost. Lakefront homes took a median of 32 days to sell against 9 for the non-waterfront homes, and the outliers are worth studying. A boat-slip home on Isaac Franklin Drive opened at $1,375,000 in 2025 and closed at $890,000 after 224 days on the market. Meanwhile the community record still belongs to a 9,040 square foot home on Plantation Boulevard that closed at $3,975,000 in 2022, which remains one of the highest single sales in Gallatin. If you are weighing dock access against price, the dock versus no dock breakdown for Old Hickory Lake and the broader Gallatin waterfront market are the two places to start.

Golf frontage is the quieter version of the same premium. Several village listings back to the Fairvue course, and the MLS remarks for the earliest of them read exactly like you would expect, describing views of the second tee box. Course frontage does not carry the dollar premium that water does, but it does show up in days on market.

Schools

The Last Plantation single-family homes are zoned Jack Anderson Elementary, Station Camp Middle School and Station Camp High School, without a single exception in the 104 listings on record. That zoning is a meaningful part of what the village homes cost. Across Gallatin, homes in the Jack Anderson and Station Camp elementary zones closed at a median of $593,659 and $234.77 per square foot over the past year, against $409,990 and $214.52 in the Howard Elementary zone.

The Cottages condominiums at 825 Browns Lane are zoned Howard Elementary, Rucker Stewart Middle and Gallatin Senior High School. Sumner County has adjusted zone boundaries several times as the district has grown, so confirm the current assignment for a specific address directly with Sumner County Schools before making a decision that depends on it.

What Did Not Sell, and Why That Matters to Sellers

Over the past twelve months, 22 Last Plantation listings closed and 19 came off the market without selling. That is a 54 percent sell-through rate in a community most people assume moves easily, and the failures were not evenly spread. Eight estate listings failed against seven that closed, at a median asking price of $1,249,495 after a median of 64 days. Nine village listings failed against eight that closed, asking a median of $799,900.

That $799,900 figure is the lesson. The village homes that actually closed came in at $662,450. Sellers who priced a 2,400 to 3,100 square foot village home near $800,000 were asking estate money for a village house, and the market did not follow. Only 5 of 22 closings finished at or above asking, and 77 percent closed below their original list price.

The sellers who did well were the ones who priced against their own tier. Village homes closed at 97.7 percent of original list in a median of about seven days. Estate homes closed at 95.4 percent after 49 days. Getting the first number right is worth more here than anything you can do to the house afterward, which is the same pattern that shows up across the Gallatin neighborhoods that hold value best.

Inventory Right Now

At the end of August 2026, seven listings carried the Last Plantation name and five of them were condominiums at 825 Browns Lane asking $369,500 to $418,000, three of which had been listed 75 days or longer. Two were houses. That ratio is the normal state of this market, not a fluke, and it is why the widget above is a better inventory check than any snapshot in an article.

Split the 22 annual closings across the three tiers and you get roughly seven estate sales, eight village sales and seven condominium sales a year. For a buyer targeting an estate home on Plantation Boulevard or Plantation Way, that means waiting on a handful of listings a year. The community produces about 22 sales annually across all three tiers combined. This is not a neighborhood where you shop a selection, and it is worth being set up and pre-approved before the listing you want appears. The same dynamic shapes the rest of the Gallatin market above $700,000.

Why Work with Ryan Beals

I grew up in Gallatin and Hendersonville and I live in Gallatin now, which is the only reason I know the Browns Lane distinction without looking it up. Most agents pull the subdivision, see 22 sales and a $662,450 median, and hand a seller that number. It is wrong for every house in the neighborhood except eight of them.

My approach is to show you the data and let you decide. If you are selling a village home, I will show you the eight comparable closings and the nine listings that failed at $799,900 and let you draw the conclusion about pricing. If you are buying, I will tell you plainly which listings are inside the gates in the Station Camp zone and which are not, before you spend a Saturday touring the wrong side of town.

I will also tell you when the answer is that Last Plantation is not the right fit, and point you toward the communities in the broader Gallatin neighborhood breakdown that match what you are actually after. Call or text me at 629-263-0248 and we can work through it.

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