Five recently built waterfront homes closed on Old Hickory Lake in Gallatin over the past 12 months, up from one the year before, at a median of $2,349,000. The only true new construction waterfront listing on the lake, a $3,135,000 rebuild in Fairvue Plantation, is now under contract. Which leaves the new build waterfront shelf in Gallatin essentially empty.
Want to know which new waterfront builds are coming before they hit the MLS?
Ryan Beals | 629-263-0248
New construction on Old Hickory Lake in Gallatin is not a category so much as an exception. The shoreline is largely built out, the Army Corps of Engineers controls what happens near the water, and permitting a new dock on an undeveloped lot takes months. Over the past 12 months, 30 lakefront homes closed in Gallatin and only five of them were built in 2023 or later. That is 17 percent of the market, and it is the busiest that segment has been in two years.
The more useful number for a buyer is what that newness costs. Recently built waterfront closed at a median of $504 per square foot against $374 for resale waterfront, a premium of roughly $130 per foot, or about 35 percent. On a 4,000 square foot home that is a little over half a million dollars in additional purchase price for the same interior space. Whether that is worth paying depends almost entirely on what the specific lot gives you in water access, and that is the part the listing photos never answer. Ryan Beals tracks every waterfront close in Gallatin and can walk you through the dock status, flood zone, and builder terms on any new waterfront property at your budget before you make an offer.
The Five Recently Built Waterfront Closes
These five sales define what new waterfront construction actually cost in Gallatin over the past year, and they are strikingly different from one another.
1370 Reynard Drive, Foxland, $870,000. A 2025 build, 2,857 square feet, 3 bedrooms and 3 baths, completed in June 2025 and closed on October 31, 2025 after 22 days on market. No dock. At $304.52 per square foot it was the cheapest per foot of any new build on this list and the only one that closed below the overall lakefront median. If you want new construction with lake frontage in Gallatin and a budget under a million dollars, this sale is the proof it can be done. It also carried the lowest carrying cost of the gated-community closes, with a $300 annual HOA.
843 Plantation Boulevard, Tennessee Grasslands, $2,050,000. A 2024 build, 4,200 square feet, 4 bedrooms, no dock. It listed at $2,195,000 and sat for 233 days before closing on May 22, 2026, roughly 7 percent under asking. This is the cautionary sale on the list. A brand new home on the water in a golf and country club setting still took eight months to find its buyer, and the reason is visible in the data: no dock at a $488 per square foot price point is a hard combination in this market.
2016 Albatross Way, Foxland Phase 3 Section 1, $2,349,000. A 2025 build finished on October 31, 2025 and closed on December 30, 2025 after nine days on market at exactly the full list price. 4,664 square feet, 4 bedrooms, with a boat slip and year-round lake access. Full price in nine days is the strongest single data point in this dataset. It is also the direct counterpoint to 843 Plantation: same tier, same year, water access included, and the market cleared it almost immediately.
556 Bay Point Drive, Fields at Woodhaven, $3,149,000. A 2023 build, 6,213 square feet, 6 bedrooms, private dock, on three quarters of an acre. Listed at $3,275,000 and closed on August 6, 2026 after a single day on market. This is the most recent waterfront close in the entire dataset and the only recently built one with a true private dock rather than a slip. Note the school zone here is Gallatin Senior High through Howard Elementary, not Station Camp.
324 Lakeview Road, $3,465,000. A 2023 build, 6,345 square feet, 5 bedrooms, boat slip, on 5.52 acres. Listed at $3,750,000 and closed on May 18, 2026 after 64 days. At $546.10 per square foot it was the priciest per foot of the five, and the acreage is the reason. Almost nothing else on the Gallatin waterfront offers five acres.
The Only New Construction Listing Just Went Under Contract
At 1132 Landing Pvt Ct in Fairvue Plantation, Botsko Builders completed a down-to-the-studs rebuild of a lakefront home listed at $3,135,000. It is 4,886 square feet across two levels with 3 bedrooms, 3 full baths and a half bath, a private dock, and direct lakefront position inside a gated section of the community. At $641.63 per square foot it carried the highest ask of any new build waterfront property on the lake.
The construction spec reads like the top of the market: geothermal heating and cooling, insulated concrete form walls, a three-stop elevator, an 18-foot glass NanoWall opening to a covered and tiled rear patio of more than 600 square feet, a full finished basement of 2,413 square feet, and a storm room. The HOA runs $142 per month and includes the Fairvue clubhouse, fitness center, pool, tennis courts, and golf course access. The rear patio sits less than 35 feet from the water.
It listed on May 13, 2025 and went under contract 229 days later. That is the important part of the story. This was the only genuine new construction waterfront listing in Gallatin, it took the better part of a year to sell, and now that it is under contract there is nothing new left on the shelf. The newest waterfront property still actively listed in Gallatin is a 2023-built condo at Revery Point in Foxland Harbor, 3,017 square feet at $1,399,999, and it has no dock. For how these price points fit into the broader high-end picture, the Gallatin luxury homes guide covers the full $700K and above closed dataset.
New Construction Waterfront vs Resale Waterfront
| Metric | Built 2023 or Newer | Resale Waterfront |
|---|---|---|
| Closed Sales (12 mo.) | 5 | 25 |
| Median Sale Price | $2,349,000 | $1,150,000 |
| Sale Price Range | $870,000 – $3,465,000 | $500,000 – $6,375,000 |
| Median Price Per Sq Ft | $504 | $374 |
| Median Size | 4,664 sq ft | 3,343 sq ft |
| Median Year Built | 2025 | 2003 |
| Median % of List Price | 96.2% | 93.9% |
| Days on Market Range | 1 – 233 days | 0 – 224 days |
| Water Access Breakdown | 2 no dock, 2 boat slip, 1 private dock | Mixed, private dock most common |
| Per Foot Premium | About $130 per sq ft more for a recent build, roughly 35% at the median | |
Closed sales from RealTracs MLS. Rolling 12-month period, Gallatin lakefront only. Active listing data current as of date of publication. All data subject to change.
What Is Your Old Hickory Lake Home Worth Right Now?
If you are thinking about trading an older lake home for a new build, start with an accurate number on what you already own. Water access alone can swing it by six figures.
Active, Coming Soon & Under Contract New Construction Waterfront in Gallatin
Recently Sold New Construction Waterfront in Gallatin
Year Over Year: A Segment That Went From One Sale to Five
In the prior 12-month period, exactly one recently built waterfront home closed in Gallatin: 800 Plantation Way in Fairvue Plantation, a 2023 build of 6,067 square feet with a private dock, which sold at its full $3,150,000 asking price with zero days on market. One sale is not a market. It is an anecdote.
This past 12 months the count went to five, and the price band widened dramatically at the bottom, from a single $3,150,000 data point to a range starting at $870,000. That matters more than the median moving. It means new waterfront product is now reaching buyers below the three million dollar tier for the first time in this data window.
The backdrop is a lakefront market that held steady rather than surged. Gallatin lakefront closings rose from 21 to 30 year over year, a 43 percent jump in volume, while the median sale price was essentially flat, moving from $1,250,000 to $1,243,500. Median price per square foot slipped from $388 to $384. So the new construction premium is not riding a rising tide. Buyers are paying it specifically for the build, not for general appreciation. For the full picture across every Old Hickory Lake close in Gallatin, resale included, the Old Hickory Lake waterfront market overview breaks down the dock, flood zone, and community data side by side.
What New Construction Gives You, and What It Does Not
What new construction offers on the lake is the same thing it offers everywhere: a builder warranty, modern mechanicals, current energy and insulation standards, and in some cases the ability to influence finishes during the build. The recently built closes also held their pricing better, closing at a median of 96.2 percent of list against 93.9 percent for resale.
What it does not automatically offer is water access. Two of the five recent new builds closed with no dock at all, and one of those was the 233-day listing. A 20-year-old lakefront home has usually already been through the Corps of Engineers process and has a permitted, functioning dock. A brand new home may still be waiting on one, or may sit on a lot that will never support one. That is the single biggest reason two nearly identical new builds in the same corridor can sit 224 days apart on market. For how new construction and resale compare across all of Gallatin rather than just the waterfront, the Gallatin new construction vs. resale guide covers the full city dataset.
Buyers who want a brand new home near the lake but cannot make the waterfront price point work often pivot inland. The Landing at Branham, a gated new construction community off Long Hollow Pike with two-plus-acre lots, sits about five minutes from the water and delivers the acreage and privacy that lakefront lots rarely do, without any Corps permitting timeline at all.
Corps of Engineers Permitting for New Waterfront Builds
Old Hickory Lake is a Corps of Engineers reservoir. The Corps controls the buffer zone around the lake and holds jurisdiction over dock structures, grading, and vegetation removal near the shoreline. For new construction on an existing lot, any work inside that buffer requires Corps authorization before construction begins, and from application to issuance the process commonly runs three to nine months.
That timeline is why finished new builds command what they do here. The five homes that closed this year had already cleared that hurdle or did not need to. A buyer starting from a raw lot is signing up for the permitting calendar on top of the build calendar, and neither one is under the builder's control. Ask for the permit number and the shoreline use agreement in writing before you sign anything, not after.
My Read on This Market
I ran the search three times because I did not believe it. Right now there is not a single brand new waterfront home for sale in Gallatin. The one true new construction listing on the lake, the Botsko rebuild in Fairvue at $3,135,000, went under contract after 229 days, and behind it there is nothing. The newest thing still available is a 2023 condo at Revery Point with no dock. When a buyer tells me they want to build new on Old Hickory Lake, my honest answer is that the lake will not let them on their timeline: the shoreline is built out, the Corps controls the buffer, and permitting runs three to nine months before a shovel moves. The realistic path here is buying someone else's rebuild the week it lists.
Who Is Actually Buying New Waterfront in Gallatin
The buyer pool for a new build on Old Hickory Lake splits into two groups. The first is move-up local buyers, often families already in Sumner County who have owned a lake home before and want to skip the renovation cycle entirely. The second is out-of-state relocation buyers coming from more expensive lake and coastal markets, who look at a $2.3 million new build with a boat slip in Gallatin and see value against what the same product costs on Lake Lanier or in Florida.
Commute matters to both. Most of these lots feed onto Long Hollow Pike and Nashville Pike, then onto Highway 386 and Vietnam Veterans Boulevard toward the city. From the Foxland and Fairvue corridor, downtown Nashville typically runs 40 to 50 minutes in the morning and Nashville International Airport about 30 to 35 minutes outside peak. Evening return is where it bites: the Long Hollow Pike and Highway 386 interchange at 109 backs up reliably, and that stretch can add 15 minutes on a bad day. Buyers who work from home most of the week barely notice it. Buyers commuting daily should drive it at 5:30 p.m. before they commit.
School zoning also splits by location, and the common assumption that all Gallatin waterfront is Station Camp is wrong. Foxland Harbor, Fairvue Plantation, and Tennessee Grasslands zone to Jack Anderson Elementary, Station Camp Middle, and Station Camp High. The Bay Point Drive and Lakeview Road waterfront addresses zone to Gallatin Senior High instead. On a purchase this size, verify the assignment for the exact parcel rather than the neighborhood name.
Why Ryan Beals on New Construction Waterfront
Ryan grew up in this area and has tracked the Foxland corridor and Fairvue Plantation through multiple development phases. He knows which lots carry permitted dock or slip access and which do not, how the Botsko rebuild in Fairvue compares to what Phase 3 in Foxland has been delivering, and what a 233-day listing tells you that a price per square foot number does not.
His approach on new construction waterfront is the same as on any new construction, with one addition: the builder contract, the flood zone designation, and the Corps permit status all get reviewed before a buyer commits, not after the inspection period opens. On a lake where water access is the dominant price variable, that review is the difference between paying a fair premium and paying for a view you cannot launch a boat from. If you are considering a new waterfront build in Gallatin, call Ryan at 629-263-0248 before you tour a model home or sign a builder agreement unrepresented.
Frequently Asked Questions
How many new construction waterfront homes are for sale on Old Hickory Lake in Gallatin right now?
As of publication, none are actively available. The only ground-up new construction waterfront listing in Gallatin, a 4,886 square foot rebuild at 1132 Landing Pvt Ct in Fairvue Plantation listed at $3,135,000, went under contract after 229 days on the market. The newest waterfront property still actively listed is a 2023-built condo at Revery Point in Foxland Harbor at $1,399,999. New waterfront inventory in Gallatin is effectively sold out at the moment.
How many newly built waterfront homes sold on Old Hickory Lake in Gallatin in the past year?
Five. Of the 30 Old Hickory Lake lakefront homes that closed in Gallatin over the past 12 months, five were built in 2023 or later. They closed at a median of $2,349,000, with a range from $870,000 to $3,465,000. That is up from a single recently built waterfront close in the prior 12 months.
What does new waterfront construction cost in Gallatin TN in 2026?
The five recently built waterfront closes ranged from $870,000 for a 2,857 square foot no-dock home in Foxland to $3,465,000 for a 6,345 square foot home on 5.52 acres with a boat slip. The median was $2,349,000. On a per square foot basis, recently built waterfront closed at a median of $504 against $374 for resale waterfront, a premium of about $130 per foot.
Is new construction waterfront worth the premium over resale on Old Hickory Lake?
Recently built waterfront in Gallatin closed at a median of $2,349,000 against $1,150,000 for resale waterfront, but that gap is mostly size rather than newness. The newer homes were larger, a median of 4,664 square feet against 3,343 for resale. The cleaner comparison is price per square foot, where the premium is about 35 percent. The honest tradeoff is that resale waterfront usually comes with an established dock and a settled permit history, while a new build may not.
Where is new construction happening on Old Hickory Lake in Gallatin?
The Foxland Harbor corridor and the Fairvue Plantation and Tennessee Grasslands area produced three of the five recently built waterfront closes. The other two sat outside the gated communities entirely, one in Fields at Woodhaven off Bay Point Drive and one on acreage along Lakeview Road. Most of the rest of the Gallatin shoreline is fully built out, so new product tends to be a teardown and rebuild on an existing lot rather than a new subdivision.
Does new waterfront construction in Gallatin come with a dock?
Not automatically. Of the five recently built waterfront homes that closed in the past 12 months, two had no dock at all, two had a boat slip, and one had a private dock. Dock access depends on the specific lot and on whether an Army Corps of Engineers permit has been issued for that shoreline. It is the single item a buyer should verify in writing before going under contract on a new waterfront build.
What school zone is new waterfront construction in Gallatin in?
It depends on where on the lake you buy, and this is commonly reported wrong. The Foxland Harbor, Fairvue Plantation, and Tennessee Grasslands waterfront addresses zone to Jack Anderson Elementary, Station Camp Middle, and Station Camp High. The Bay Point Drive and Lakeview Road waterfront addresses zone to Gallatin Senior High instead, feeding through Howard or Vena Stuart Elementary. Buyers should verify the assignment for the specific parcel with Sumner County Schools.
How long does new construction waterfront take to sell in Gallatin?
It varies more than almost any other segment. Among the five recently built waterfront closes, days on market ranged from 1 to 233. Two sold in under 10 days, one of them at full list price, while a no-dock home in the Tennessee Grasslands area took 233 days and closed about 7 percent under its asking price. Pricing accuracy at the start matters far more here than in the resale market, because the buyer pool for a brand new lake home is small.
Can I build a new home on a raw waterfront lot on Old Hickory Lake in Gallatin?
Raw lakefront lots are rare in Gallatin, and any work inside the shoreline buffer requires Army Corps of Engineers authorization because Old Hickory Lake is a Corps reservoir. Permitting commonly runs three to nine months on top of the build itself. For most buyers, a finished new build or a recent rebuild on an existing lot is a shorter and more predictable path than raw lot development.
Is new construction waterfront on Old Hickory Lake a good investment in 2026?
The scarcity argument is real. Recently built waterfront went from one close in the prior 12 months to five in the past 12 months, and there is currently nothing new actively listed, so the category rarely stays available. At the same time the overall Gallatin lakefront median was essentially flat year over year, moving from $1,250,000 to $1,243,500, which means the new construction premium is not being carried by a rising tide. The question to answer is whether the roughly 35 percent per foot premium buys you something you actually value, such as a warranty, modern mechanicals, and a permitted dock.
How does Ryan Beals approach new construction waterfront purchases on Old Hickory Lake?
Ryan reviews the Corps of Engineers permit status for the dock or slip, the builder contract terms, the development phase timeline, and the flood zone designation before any buyer goes under contract on a new waterfront property. He tracks which lots in the Foxland corridor and Fairvue have permitted water access and which do not. His job is to make sure buyers understand exactly what the price includes before the contract is signed.
Who is the best real estate agent for new construction waterfront in Gallatin TN?
Ryan Beals at Nashville Home Guru at Compass focuses on the Gallatin waterfront market and has tracked every Old Hickory Lake close in the city over the past two years, including all five recently built waterfront sales. He knows the Foxland corridor and Fairvue Plantation personally and follows builder timelines and dock permitting status. If you are considering new construction waterfront, call Ryan at 629-263-0248 before you visit a model home or builder site unrepresented.
What is my existing Old Hickory Lake home worth if I am trading into new construction?
Automated tools like Zestimate struggle badly with waterfront in Gallatin because the closed sale pool is small and the price variables are extreme. Whether a home has a private dock, a community boat slip, or no water access at all is the largest single price variable on this lake, and an automated model has no reliable way to isolate it. Builder spec pricing and negotiated incentive packages never show up cleanly in public data either. It works as a rough starting point, and the home value tool above will give you an estimated range. For a number that accounts for your actual water access and what comparable waterfront is closing for right now, Ryan can pull the targeted comps and walk you through it. Call 629-263-0248.
Sumner County Real Estate | Gallatin & Hendersonville, TN
Every smart real estate decision begins with the right conversation. Contact Ryan Beals at 629-263-0248 today.
Ryan Beals is a licensed real estate agent in Tennessee affiliated with Compass Tennessee, LLC. Serving Gallatin TN (37066) | Hendersonville TN (37075) | Sumner County. Information based on RealTracs MLS data. Rolling 12-month period. All data subject to change. Active listing information current as of date of publication. Verify school assignments directly with Sumner County Schools.
Your Gallatin Expert
Ryan Beals | Nashville Home Guru at Compass
Ryan Beals is a Hendersonville native and Gallatin resident who brings five years of sales and recruiting experience to every real estate transaction. As an Affiliate Broker with Nashville Home Guru at Compass, Ryan combines local Sumner County knowledge with the backing of the #1 team in Nashville and #7 in Tennessee by the Wall Street Journal's RealTrends rankings. Known by clients as patient, reliable, and attentive, Ryan pairs a personal touch with the national reach of Compass and 1,100+ team transactions across Middle Tennessee.
Expertise: Gallatin, Hendersonville, and Sumner County real estate
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