Top Real Estate Agent Hendersonville TN: Ryan Beals on 1,101 Sales, a $535,000 Median and the Beech vs Hendersonville High Split (2026)

Hendersonville closed 1,101 homes in the past 12 months at a median of $535,000. The Beech zone looked $127,580 more expensive than the Hendersonville High zone, but compare resale houses on both sides and the gap shrinks to $38,650.

Most people looking for a real estate agent in Hendersonville TN start with a ranking or a review count. A better test is whether the agent can explain the market you are about to buy or sell in. Over the 12 months ending September 25, 2026, Hendersonville closed 1,101 homes at a median of $535,000 and $229.48 per square foot, and that single number hides a city that runs from a $155,000 house to a $5,450,000 lakefront estate.

The split that matters most is the school zone line. Homes zoned to Beech High School closed at a median of $585,000, and homes zoned to Hendersonville High School at $457,420. Most buyers read that as the price of the zone. It is mostly the price of a different mix of houses, and the difference changes how you should search.

I grew up in Hendersonville and Gallatin, and this page is how I read the city for clients. If you want these numbers applied to your budget, timeline and commute, reach out directly and I will pull the closed sales that match your search, not the city average.

What Hendersonville Homes Sold For Over the Past 12 Months

The 1,101 closings cover every property type with a Hendersonville address, from Station Camp-zoned new builds to townhomes near Indian Lake Village. The average sale was $606,473, pulled above the median by the top of the market: 260 homes sold for $700,000 or more, 23.6 percent of all sales, at a median of $880,000, and 90 sold for $1,000,000 or more.

New construction was 17.6 percent of sales. The 194 new homes closed at a median of $659,295 against $503,000 for the 907 resales, a $156,295 difference that sits behind almost every comparison in this city. More than half of all sales, 57.6 percent, carried an HOA, at a median of about $83 a month. Sellers received a median of 99.3 percent of their final list price.

Data from RealTracs MLS. Rolling 12-month period (September 26, 2025 to September 25, 2026) compared with the prior 12 months. Closed sales only, Hendersonville city, all property types. School zones are the MLS high school assignment. Lakefront means the listing marks Lake Front.

Hendersonville Homes for Sale Now: Active, Coming Soon & Under Contract

Recently Sold in Hendersonville (Past 12 Months)

How Hendersonville Prices Moved Year Over Year

A year ago Hendersonville was closing at a median of $542,250 on 1,110 sales. Today that number is $535,000 on 1,101. That 1.3 percent dip tells you less about prices than about mix, because price per square foot rose 1.5 percent over the same stretch, from $226.10 to $229.48.

The reason is new construction. It fell from 24.5 percent of sales to 17.6 percent, and new homes sell above resales here, so fewer of them pulls the blended median down. Compared on their own, resales went from $499,900 to $503,000 and new homes from $631,069 to $659,295. Sales at $700,000 and up rose from 226 to 260, with the median moving from $849,450 to $880,000.

Gallatin, measured the same way across all property types, closed 1,516 sales at a median of $435,000, up 6.1 percent from $410,000. The gap between the two cities narrowed from $132,250 to $100,000 in a year. If you are weighing both, this breakdown of how Hendersonville prices compare with Gallatin goes further, and so does the side-by-side on what $400K buys in Gallatin vs Hendersonville.

Beech vs Hendersonville High: The Real Price Split

By MLS assignment, 455 Hendersonville sales were zoned to Beech High School at a median of $585,000, 425 to Hendersonville High School at $457,420, 192 to Station Camp High School at $599,000 and 22 to Liberty Creek High School at $547,000. On those medians, Beech looks $127,580 more expensive than Hendersonville High.

The two zones sell different houses. 23.5 percent of Beech sales were new construction against 7.3 percent in the Hendersonville High zone, and the Hendersonville High side carries more of the city's older stock, condos and townhomes. Compare only resale, site-built homes and the Beech median is $529,900 on 327 sales against $491,250 on 336 in the Hendersonville High zone, a $38,650 gap.

A question I hear often from buyers moving up within Hendersonville is whether the Beech zone is worth stretching for. I do not answer it with a zone median. I pull resale homes of similar size and age on both sides of the line, and the difference usually turns out smaller than the buyer expected, because new construction is carrying much of the headline gap. Once that is on the table, the decision comes down to commute, lot and the house itself, which is where it belongs.

School assignment follows the address, not the subdivision name or the ZIP code, and lines can change. Verify any specific home with Sumner County Schools before you write an offer.

Old Hickory Lake and Indian Lake: What Lakefront Really Means

Only 28 of the 1,101 sales were marked Lake Front, and they closed at a median of $1,612,500 and $411.01 per square foot, far above the city's $229.48. None of them were in the Beech zone: 21 were zoned to Hendersonville High and 7 to Station Camp. A year earlier, 20 lakefront sales closed at a median of $1,206,250, a small enough group that one or two estates move the number.

The words in a listing matter more on the lake than anywhere else in town. "Lake view" can mean a winter glimpse through the trees, and "lake access" can mean a community ramp down the street. I walk the lot line and the shoreline before a buyer pays a lakefront price. The difference between lakefront and lake access in Hendersonville is worth reading first, and the Old Hickory Lake waterfront market breaks the shoreline down further.

Away from the water, the Indian Lake area off Vietnam Veterans Boulevard is where much of daily Hendersonville happens, with Indian Lake Village shopping, dining and offices a short drive from most of the city's south side neighborhoods.

Hendersonville Neighborhoods Worth Knowing

New construction on the Beech side drives much of the upper middle of the market. Durham Farms was the busiest community in this set with 97 sales at a median of $640,000, 29 of them new. Mansker Farms closed 56 at $567,035, 31 of them new. Norman Farm closed 14 at $639,574, 13 of them new, and Laurel Park closed 9 at $783,073, 7 of them new. All four are Beech-zone communities; only two Durham Farms sales were assigned elsewhere. For a lower entry point into the same zone, Colonial Acres, an established neighborhood with no new construction in this window, closed 36 at $377,500, with most of its sales zoned to Beech.

On the Hendersonville High side, Anderson Park closed 18 sales at a median of $393,500, 15 of them new, and Waterford Village closed 8 resales at $332,500.

For a budget-first view, see what $500K buys in Hendersonville. For the top of the market, the Hendersonville homes at $700K and above guide covers the 260 sales at that level.

Getting Around Hendersonville, and Who Is Buying Here

Vietnam Veterans Boulevard, State Route 386, is the spine. From most of Hendersonville it runs straight to I-65, and downtown Nashville is typically 40 to 50 minutes most mornings. Main Street, US 31E, is the slower alternative through Madison. Vanderbilt University Medical Center and HCA Healthcare are the big downtown and Midtown destinations, and TriStar Hendersonville Medical Center is close to 386 for anyone working locally.

Buyers on the north and east side, or anyone splitting a commute toward Gallatin, should drive the east end of 386 at rush hour before you commit, since that stretch is where the corridor slows.

Most Hendersonville buyers fall into a few groups: move-up buyers already in Sumner County trading toward new construction on the Beech or Station Camp side, relocating households who want Nashville access without Nashville prices, downsizers looking at townhomes or the lake, and first-time buyers working the older stock and attached homes on the Hendersonville High side.

Buying a Home in Hendersonville

Where you have leverage depends on the house. Resales closed at a median of 97.4 percent of their original list price, while new construction closed at 100 percent, so with builders the conversation is usually about incentives, upgrades and closing costs rather than price. Lakefront homes closed at a median of 93.4 percent of final list, which is where patience pays most.

Through Compass, I also have access to Private Exclusives and Coming Soon listings, homes that are available before or without a public listing. When the right resale in the right zone comes up, seeing it early is a real advantage.

Selling a Home in Hendersonville

A 99.3 percent median sale-to-list ratio means well-priced homes sell close to asking, and overpriced ones are the ones that end up cutting. Your price has to come from the right comparables: a resale is not competing with a new build down the road at $659,295, and a Hendersonville High-zone home is not priced off the Beech median. Timing matters too, and the data on the best month to list a home in Hendersonville shows when buyers are most active. Before you set a price, read what Hendersonville sellers get wrong.

Why Work with Ryan Beals

I was born and raised in Hendersonville and Gallatin. I know which neighborhoods feed Beech and which feed Hendersonville High, which streets have real lake views and which ones only have marketing language, and how the drive changes from one end of 386 to the other. I take the time to explain what the numbers mean before anyone signs anything.

I work on the Nashville Home Guru team at Compass, ranked number 1 in Nashville and number 7 in Tennessee by the Wall Street Journal's RealTrends rankings, with 1,100+ transactions. If you are also looking north and east, here is how I approach the Gallatin market. To talk through your Hendersonville plans, call me at 629-263-0248.

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