The Towns at Red River sold out in November 2025, and the listing record almost hides how it happened. Days on market reads 13 in both of the last two years. Measured from the day a unit first hit the MLS to the day it actually closed, the number went from 79 days to 129.

The Towns at Red River is done. RealTracs shows 84 addressed units in the community and 81 of them have closed at least once. The builder's last new construction closing recorded on November 26, 2025, and every sale since has been an owner reselling. That single fact changes what this page needs to be. For two years the useful question about The Towns at Red River was what the builder was charging. It is now a resale community, and the useful question is what an owner can get.

Here is the short version. Fourteen townhomes closed in the twelve months ending August 31, 2026 at a median of $264,900. In the twelve months before that, 45 closed at a median of $259,900. Volume fell 69 percent and price rose 1.9 percent, which is exactly what a community running out of inventory looks like. Nothing about that is alarming. What is worth a closer look is the timing data underneath it, because the headline number and the real number disagree by a factor of ten. Ryan Beals pulled the full listing history on all 157 MLS records tied to these 84 units to work out why.

The Builder Left in November 2025

Eleven of the 14 closings in the most recent twelve month window happened inside an eight week stretch between October 3 and November 26, 2025. That was the closeout. The builder's marketing remarks track it in real time: earlier listings advertise two model homes and financing incentives, then "Only SIX homes remain," then "Only FIVE homes remain." After November 26, 2025 the builder is simply gone from the record.

The three closings that follow are all owner resales, and they are the entire 2026 data set for this community: one in January, one in February, one at the end of July. Three sales in eight months in an 84 unit community is not a market signal about demand. It is what normal turnover looks like in a townhome development where almost every owner moved in within the last 24 months and has no reason to move again yet.

Days on Market Says 13. The Real Number Is 129.

The reported median days on market at The Towns at Red River was 13 days in the most recent twelve months and 13 days in the twelve months before that. Identical. If you stopped there you would conclude that absolutely nothing changed in how fast this community sold, which is wrong.

Days on market resets when a listing is withdrawn or expires and the same unit is entered again as a fresh listing. Builders do this routinely, and this builder did it a lot. The 84 units in this community generated 157 separate MLS listings. Sixty-six of those listings expired and seven were cancelled. Thirty-six of the 81 units that eventually closed carried two or more listings, several carried five, and two carried six.

So I measured it a different way: from the very first date a unit ever appeared on the MLS to the date it closed, ignoring every relist in between. In the prior twelve month period the median was 79 days. In the most recent twelve months it was 129 days. The average was 148. The community did not sell in 13 days. It sold in about four months per unit at the end, and the reported figure never moved because the clock kept getting restarted.

This matters for a specific person: the owner who bought here in 2024 or 2025, looks at "13 days on market" in the community history, and prices a resale on the assumption that units here move in two weeks. They do not, and the two units currently listed prove it. One of them has been on the market 191 days and has already come down $29,900 from its original $314,900 ask.

The Towns at Red River: 2026 Market Data

Metric	Sept 2025 – Aug 2026	Sept 2024 – Aug 2025
Closed Sales	14	45
Median Sale Price	$264,900	$259,900
Price Range	$249,900 – $285,000	$249,900 – $273,000
Median Price Per Sq Ft	$194.92	$191.24
Reported Median Days on Market	13	13
Median Days From First Listing to Close	129	79
Sale Price vs Original List Price	100.0%	98.51%
Sold At or Above List	92.9%	66.7%
Sellers Who Cut the Asking Price	14.3%	24.4%
Square Footage	1,359 (every unit)	1,359 (every unit)
HOA Fee	$125 / month	$125 / month
Year-Over-Year Change in Median	+$5,000 (+1.9%)	–

Data from RealTracs MLS. Closed sales in The Towns at Red River, Gallatin TN 37066, for the twelve months ending August 31, 2026 compared with the twelve months ending August 31, 2025. Listing history covers all 157 MLS records tied to the community since March 2024.

Active, Coming Soon & Under Contract at The Towns at Red River

Recently Sold at The Towns at Red River

What the First Three Resales Actually Did

This is the most useful data in the whole community right now, and it is only three sales, so treat it as a direction rather than a rule.

The first resale listed December 1, 2025 at $275,000 and closed January 7, 2026 at $285,000. It went over asking, it took seven days, and it set the community's all time high price. The second listed the same day at $270,000 and closed February 27, 2026 at exactly $270,000 after 44 days. The third listed May 1, 2026 at $284,900, cut to close the gap, and settled at $270,000 on July 28 after 61 days on market.

Read together: the resale median of $270,000 came in above the builder's closeout median of $264,900, so owners who bought in 2024 and 2025 are not underwater. But the spread in outcomes is wide for units that are physically identical. The one that priced at $275,000 got a bidding response. The one that priced at $284,900 sat for two months and gave back $14,900. In a community where every unit is the same 1,359 square feet, the asking price is close to the only variable a seller controls, and it is doing all the work.

The two listings on the market as of late August 2026 tell the same story from the other side. One came out February 19, 2026 at $314,900, roughly $30,000 above anything this community has ever sold for, and 191 days later it sits at $285,000. The other came out June 16, 2026 at $265,000 and has not needed a reduction.

What $265,000 Buys Everywhere Else in Gallatin

Across Gallatin, 1,504 homes closed in the twelve months ending August 2026 at a median of $430,000. Only 110 of them, 7.3 percent, closed at or under $285,000. The Towns at Red River accounted for 14 of those 110, so this one community supplied roughly one in eight of Gallatin's entire sub $285,000 supply for a year.

Narrow it to new construction and the concentration is starker. Twenty new construction homes closed in Gallatin at or under $285,000 in that window. Eleven of them, 55 percent, were at The Towns at Red River. That pipeline is now closed. The rest of Gallatin's inventory at this price has a median year built of 1973 and a median size of 1,264 square feet.

Against other attached communities, Red River is the cheapest in Gallatin by total price and by a wide margin. Its $264,900 median sits about $50,000 below Windsong Townhomes at $314,983 and McCain Station at $315,493. But the per foot numbers close that gap almost entirely: Red River closed at $194.92 per square foot against a citywide attached median of $198.64, Windsong at $190.60 and McCain Station at $194.70. The honest framing is that Red River is not a discount, it is a smaller unit. You are buying 1,359 square feet in a market where the median attached home is 1,745. The $125 HOA fee, which is the lowest of any Gallatin attached community with three or more sales, is a real advantage. The price per foot is not.

If you are weighing this community against other options at a similar budget, the wider view helps. The full run of Gallatin neighborhoods under $425,000 shows what each one actually gets you as the budget climbs from here, what $400,000 buys in Gallatin versus Hendersonville puts this price point in regional context, and the data-driven breakdown of the best neighborhoods in Gallatin ranks the whole city on closed sales rather than reputation.

The Homes: Three Things the Listings Say That Buyers Get Wrong

Every unit here is the same shell: 1,359 square feet, fiber cement with partial brick, slab foundation, underground utilities, central heat and air, covered rear patio, quartz counters and stainless appliances. Two or three bedrooms, three full baths, no half bath. Built 2024 and 2025. Beyond that, three details come up in almost every showing.

There are no garages. Across all 157 MLS listings in this community, garage spaces are recorded as zero and parking is recorded as two open spaces per unit. This gets misreported often enough that it is worth stating plainly, because most competing Gallatin townhome communities do include a garage and a buyer comparing on price alone will not see where the difference went.

All the bedrooms are upstairs. The floor plan splits 670 square feet on the main level and 689 upstairs, and every single listing records the primary bedroom as not on the main floor. The low price and the low maintenance format pull in a steady stream of downsizers, and this is usually the detail that ends the tour. If stairs are a factor now or within ten years, this is not the community.

Bedroom count does not set the price. The intuitive assumption is that a three bedroom unit is worth more than a two bedroom unit. In the full 82 sale record it is not true. The 50 two bedroom closings carried a median of $263,945 and the 32 three bedroom closings carried a median of $263,445. The third bedroom is carved out of the same 1,359 square feet rather than added to it, and the market has priced it accordingly. Buyers should choose on layout, not on the bedroom count in the listing, and sellers should not expect a premium for it.

Getting Around The Towns at Red River and Who Is Actually Buying

The community sits on Elliott Williams Way, about 1.1 miles from the Gallatin town square. That is a real walk, roughly 20 minutes, not the doorstep proximity the marketing sometimes implies, but it is genuinely close by Gallatin standards and it puts the square, the library, restaurants and the Long Hollow Pike retail corridor inside a short drive. Builder remarks advertised a 30 minute drive to downtown Nashville. In practice, plan on 40 to 50 minutes at commute hours via Highway 386 and Vietnam Veterans Boulevard, and closer to 35 on a quiet Sunday. Anyone whose day depends on being in downtown Nashville by 8 a.m. should drive it once at 7 a.m. before they buy.

The buyer profile follows directly from the physical facts. This is a first home or an investment property. Long term rentals are permitted and every unit is identical, which makes underwriting unusually simple for a small investor: there is no floor plan risk and the comps are exact. It works for a single buyer or a couple who want new construction, a covered patio and a $125 monthly fee inside city limits. It does not work for someone who needs a garage, needs a bedroom on the main level, or is buying for the Station Camp or Liberty Creek school zones. Those are the three conversations that come up every time.

Schools Serving The Towns at Red River

The community is zoned for Guild Elementary, Rucker Stewart Middle and Gallatin Senior High School. Every one of the 82 closings in the record carries that same assignment. It is not the Station Camp or Liberty Creek zone, and that is part of why $264,900 buys new construction here and does not buy it on the west side of town. Whether that trade is worth making depends entirely on whether you have children in the system, but it should be a decision rather than a surprise. Verify current assignments with Sumner County Schools before you write an offer, since zone lines in Gallatin get redrawn more often than most buyers expect.

The first call I get from an owner here always starts the same way: they looked up the community history, saw thirteen days on market, and want to know why I am talking about pricing carefully. So I pull the full listing record. Eighty-four units generated 157 separate MLS listings, sixty-six of them expired, and thirty-six units were listed two or more times before they closed. Every relist restarted the clock, which is why the reported number stayed at thirteen days while the actual time from a unit's first day on the market to its closing went from seventy-nine days to a hundred and twenty-nine.

Why Work with Ryan Beals at The Towns at Red River

This community is now a resale market with a very thin comp set, and that is exactly the situation where a generic valuation goes wrong. Three owner resales have closed. Two listings are active. Those five data points, plus the 82 builder closings behind them, are the entire evidence base, and knowing which of them is actually comparable to a given unit is the whole job. Ryan Beals grew up in Gallatin and Hendersonville, works the Sumner County market daily, and will show you the closed sale history before talking about price rather than after. If you own here and are thinking about selling, the listing history in this community is the most important thing to see first, because the reported days on market figure will mislead you about how long your unit will take.

Frequently Asked Questions

Is The Towns at Red River in Gallatin TN sold out?

Effectively yes. RealTracs records 84 addressed units and 81 have closed at least once. The builder's final new construction closing was November 26, 2025, and every closing since has been an owner resale. As of late August 2026 there were two active listings, both resales, and no builder inventory.

What did townhomes at The Towns at Red River sell for in 2026?

Fourteen closed in the twelve months ending August 31, 2026 at a median of $264,900, ranging $249,900 to $285,000. That is up 1.9 percent from the prior twelve months, when 45 units closed at $259,900. Median price per square foot rose from $191.24 to $194.92.

How long did homes at The Towns at Red River really take to sell?

Reported days on market was 13 in both periods, but that resets each time a listing is withdrawn and re-entered. Measured from a unit's first ever list date to its closing, the median was 79 days in the prior period and 129 days in the most recent one. Thirty-six of the 81 units that closed carried two or more MLS listings, and several carried five or six.

Do the townhomes at The Towns at Red River have garages?

No. Across all 157 MLS listings in the community, garage spaces are recorded as zero and parking as two open spaces per unit. Most competing Gallatin townhome communities do include a garage, so this is a real difference when comparing on price.

How many bedrooms do the townhomes have, and does it change the price?

Units are two or three bedrooms, all with three full baths and no half bath, inside the same 1,359 square foot shell. Bedroom count does not drive price. Across all 82 closings the 50 two bedroom units carried a median of $263,945 and the 32 three bedroom units carried $263,445.

What does the HOA cover at The Towns at Red River?

The $125 monthly fee covers grounds maintenance and trash pickup. There is no pool, clubhouse or fitness center. A $400 transfer fee applies at closing. Pets are permitted and long term rentals are allowed. At $125 it is the lowest fee of any Gallatin attached community with three or more sales in the past year.

Are the bedrooms upstairs at The Towns at Red River?

Yes. The plan splits 670 square feet on the main floor and 689 upstairs, and every listing records the primary bedroom as not on the main level. Buyers wanting single level living or planning to age in place should know this before touring.

What school zone is The Towns at Red River in?

Guild Elementary, Rucker Stewart Middle and Gallatin Senior High School. It is not in the Station Camp or Liberty Creek zones. Verify current assignments directly with Sumner County Schools.

How does The Towns at Red River compare to other Gallatin townhome communities?

It is the least expensive attached community in Gallatin by total price, roughly $50,000 below Windsong Townhomes at $314,983. Per square foot the gap nearly closes: $194.92 here against a citywide attached median of $198.64. It is cheaper because the units are smaller, 1,359 square feet against a 1,745 square foot attached median, not because the space is discounted.

What is my townhome at The Towns at Red River worth in today's market?

A Zestimate or similar automated tool usually misses here, because it pulls detached comparables from the surrounding area and because every unit shares the same 1,359 square foot plan. The honest comparison set is small: three owner resales have closed, at $270,000, $270,000 and $285,000. Use the home value tool above for an estimate built on the actual closed sales in this community, or call Ryan directly at 629-263-0248 to walk through where your specific unit sits.