Somerset Downs Hendersonville TN: 9 Sales at an $800,000 Median, Brick Homes, The Estates and the Beech Zone (2026 Market Data)

Nine homes closed in Somerset Downs in the past 12 months at an $800,000 median and $239.27 per square foot, from older brick homes on Dorset Drive to newer custom builds on Luxborough Drive. Seven of the nine took a price cut before going under contract.

Somerset Downs is a brick-home subdivision in north Hendersonville (ZIP 37075), just west of the 2500 block of Long Hollow Pike and a short way north of Durham Farms, with homes along Dorset Drive, Kidron Way, Hawkwell Circle and Luxborough Drive. From October 30, 2025, through October 29, 2026, 9 homes closed here at a median of $800,000 and $239.27 per square foot, from $680,000 to $1,610,000.

I'm Ryan Beals, born and raised in Gallatin and Hendersonville. This guide walks through every recent Somerset Downs sale, what the listings actually show about the homes and the HOA, where The Estates at Somerset Downs fits, how the neighborhood compares with other Beech zone homes, and what changed from a year ago.

One note on the records. MLS files these homes under several labels (Somerset Downs, Phase 1, Phase 3, Phase 6 and Resub), and all of them are counted here. Homes filed under the separate Estates at Somerset Downs label are reported on their own below and are not part of the $800,000 median.

What Somerset Downs Homes Sold For

The nine sales fall into three groups by age. The three oldest homes, built in 2005 and 2006 on Dorset Drive and Kidron Way, closed from $709,900 to $855,000. Four homes built from 2015 to 2022 closed from $680,000 to $1,250,000. The two newest, 2025 custom builds on Luxborough Drive, closed at $1,300,000 and $1,610,000, or $322.58 to $389.83 per square foot.

Size alone did not set price. The largest home, at 6,200 square feet with a finished basement, closed at $1,250,000, only $201.61 per foot, while the lowest sale, a 2,842 square foot home built in 2022, closed at $680,000, or $239.27 per foot. Homes ran from 2,644 to 6,200 square feet with a median of 3,536, had 3 to 6 bedrooms, and sat on lots of 0.31 to 0.63 acre. One older Kidron Way home sold at an absolute auction, so it has no list price and is left out of the sale-to-list figures. MLS lists all nine as existing homes, with no new construction sales this year.

The Homes and the HOA: What the Listings Show

The brick reputation holds up in the data. Eight of the nine recent sales listed all-brick construction, two of those with stone, and the ninth listed partial brick and stone. All nine were two-story homes with the primary bedroom on the main level, and seven of the nine had three-car garages.

Every sale listed an HOA fee, from $40 to $47 a month ($480 to $564 a year). For community features, six of the nine listings marked underground utilities and sidewalks, three marked a playground, and one each marked a clubhouse and a walking trail, so ask the HOA directly what the dues cover before you count on any amenity. For how these dues stack up, see our Hendersonville HOA fees by neighborhood and what HOA fees cover by community.

The Estates at Somerset Downs on Luxborough Drive

The Estates at Somerset Downs is the custom-home section on Luxborough Drive, and MLS treats it inconsistently. In the prior 12 months, 4 new homes closed under the Estates at Somerset Downs label at $1,252,000 to $1,544,927, a median of $1,303,229. No sales used that label this year.

This year's two Luxborough Drive sales at $1,300,000 and $1,610,000 were filed as Somerset Downs Resub, but both listings describe the homes as part of The Estates. One of them first sold as new construction under the Estates label for $1,320,890 and resold this year for $1,610,000. Because these custom homes price so differently, the year-over-year comparison below leaves the Estates section out on both sides. For more on this price tier, see our guides to Hendersonville luxury homes and new construction luxury homes.

How Somerset Downs Compares to Other Beech Zone Homes

The fair comparison is other resale homes of similar age and size in the same high school zone. Across Hendersonville, 82 resale site-built homes zoned for Beech High, built from 2004 to 2025, with 2,600 to 4,200 square feet, closed at a $720,000 median and $232.95 per square foot.

Somerset Downs' median was $80,000 higher, but its homes were larger, and per foot the gap was only $6.32, $239.27 against $232.95. So most of the higher median comes from size and the Luxborough Drive custom homes, not a large per-foot premium for the name. Where Somerset Downs stood out this year was negotiation: its median sale-to-list ratio was 97.6 percent against 99.1 percent for the Beech zone set. For the wider picture, see our Beech High School zone price premium guide.

Somerset Downs Market Data (Rolling 12 Months)

Data from RealTracs MLS. Rolling 12-month period, October 30, 2025 to October 29, 2026; prior year is the 12 months before on the same basis. Closed sales in the City of Hendersonville. Somerset Downs includes the MLS labels Somerset Downs, Ph 1, Ph 3, Ph 6 and Resub; Estates at Somerset Downs is reported separately. Core basis excludes the Resub (Estates section) sales in both years. Beech zone comparison = resale site-built homes with Beech High listed in MLS, built 2004 to 2025, 2,600 to 4,200 square feet. Price per square foot is the median of each sale's price divided by total square feet. Sale-to-list uses final list price.

Somerset Downs Homes for Sale: Active, Coming Soon and Under Contract

Somerset Downs Homes Recently Sold (Past 12 Months)

What Changed From a Year Ago

On a matched basis, leaving the Luxborough Drive Estates section out of both years, 7 Somerset Downs homes closed this year at a $792,000 median and $225.89 per square foot, against 8 a year earlier at $860,000 and $257.03. That is 7.9 percent lower by median and 12.1 percent lower per foot, but it rests on small samples, and this year's set includes the auction sale and the 6,200 square foot home, which both pull per-foot figures down.

The like-for-like read points the same way, just less sharply. The three 2005 and 2006 homes that sold this year closed from $709,900 to $855,000, against $820,000 to $870,000 for the three built from 2004 to 2006 a year earlier, too few sales for a reliable median. The bigger change was how homes sold: seven of nine took a price cut before contract this year, against one of eight a year ago, and the median sale-to-list ratio slipped from 99.6 percent to 97.6 percent. Meanwhile the wider Beech zone set held level, with the median up 0.9 percent and price per foot up 2.2 percent. Citywide, Hendersonville went from 1,125 sales at $545,000 to 1,089 at $533,900, down 2.0 percent.

For longer context, Somerset Downs closed 38 homes in calendar 2021 at $178.76 per square foot, 17 of them new construction, and 7 homes in calendar 2024 at $260.11. This year's softer pricing comes after a strong run, not a long slide.

The most common question I get from Somerset Downs owners is whether the custom homes on Luxborough Drive set the price for the whole neighborhood. They usually don't, because buyers compare an older Dorset Drive or Kidron Way home with homes of the same era and condition, not with a newer custom build down the street. So I build the price from same-era sales first and walk through the items buyers will check, like roof and HVAC age, before we list. Starting at a number buyers can support usually protects more of the price than starting high and cutting later.

Getting Around Somerset Downs and Who Buys Here

Somerset Downs sits in north Hendersonville near Long Hollow Pike, with The Hollows and Tower Hill as its closest neighbors in MLS. Daily drives head south on local roads toward Vietnam Veterans Boulevard (SR 386), and from there I-65 carries you into Nashville. Downtown typically runs 30 to 45 minutes most mornings depending on traffic at the I-65 merge, so drive your own route at commute time before you decide.

The buyers I see here are usually moving up from a smaller first home and want more space with the primary bedroom on the main level, owners stepping down from a larger property who still want room for guests, and buyers who want an established brick home rather than new construction. If you are weighing resale against building, our new construction vs resale comparison lays out the trade-offs.

Schools Serving Somerset Downs

All nine recent sales listed Beech Elementary, T. W. Hunter Middle School and Beech High School in MLS, so the data shows one consistent assignment for the neighborhood. Our guide to Hendersonville school zones explains how zones line up across the city. Zone lines change, so verify the assignment for any address directly with Sumner County Schools.

Buyers comparing Somerset Downs with the wider city can see what a mid-range budget buys across Hendersonville for the range of options below this price tier.

Why Work with Ryan Beals in Somerset Downs

I was born and raised in Gallatin and Hendersonville, and I know north Hendersonville street by street. In Somerset Downs, the spread between a 2005 Dorset Drive home and a 2025 Luxborough Drive custom build is wide enough that a neighborhood median can mislead, so I price on a matched basis: same section, same era, similar size, then adjust for condition.

I work as a patient educator with the Nashville Home Guru team at Compass. I show you the closed sales and what separates them, and you make the call. If you are thinking about selling, our guide to pricing a Hendersonville home correctly is a good start, or call me at 629-263-0248.

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