Arbor Lakes Thompson Station | Half-Acre Lots, No HOA

Arbor Lakes in Thompson Station

Arbor Lakes is a small established neighborhood on Blair Park Circle and Learcrest Court in Thompson Station, Tennessee 37179, also written Thompsons Station and Thompson’s Station, in Williamson County. The homes on record were built between 1993 and 1995 and there is no homeowners association.

The name needs disambiguating before anything else, because two much larger communities share most of it. Arbor Valley has 84 recorded sales and sits in Spring Hill. Arbors at Autumn Ridge has roughly 80 and is also in Spring Hill. Arbor Lakes has three, in Thompson’s Station. A price comparison across those three names is a comparison across two towns and two very different kinds of neighborhood.

The Record Is Three Sales

One home has closed here in the last twelve months and three in the last four years. With a record that size, the sales are published individually rather than folded into statistics that would imply more certainty than exists.

The recent sale closed at $429,000 for 1,904 square feet, which works out to $225.32 per square foot. It went under contract after 159 days and closed at 93.26 percent of its original asking price. Across four years the three sales run from $429,000 to $505,000, at a median ratio of 97.64 percent of ask.

A single sale taking 159 days in a zip code whose median is about 18 is an observation, not a pattern. What it does suggest is that a home here is priced against a thin comparable set and should expect a longer market time than a larger community would.

The Land and the Absence of Dues

Lots run 0.49 to 0.77 acres, median 0.53, roughly twice the quarter-acre median across the surrounding zip code. There is no association, no monthly assessment and no shared facility. The amenity record is blank on all three sales, and one listing describes the community simply as a good one with no dues.

The absence of an association is not the same as the absence of recorded covenants, which should be checked for a specific lot.

Arbor Lakes Market Data

Data from RealTracs MLS. Rolling 12-month period.

Active Homes for Sale in Arbor Lakes

Recently Sold Homes in Arbor Lakes

Schools Serving Arbor Lakes

Elementary: Bethesda Elementary School
Middle: Thompson’s Station Middle School
High: Summit High School

All three are unanimous across the three sales on record. Bethesda Elementary is worth a specific note: it is the assignment shared with the acreage communities in the southern part of the zip code rather than with the Heritage cluster closer in, which is not what the location alone would suggest.

All schools named here are Williamson County Schools. Assignment is by address and districts redraw zones, so confirm the specific address with the district before you write an offer.

Working With Nashville Home Guru in Arbor Lakes

Compass and Parks agents were involved in none of the three sales on record. That is stated as it is rather than omitted, and on a three-sale denominator it says very little either way.

What matters on a street this small is that there is no usable comparable set inside it. A home here is priced against the nearest half-acre 1990s streets with the same school assignment, adjusted for condition, rather than against two sales from four years ago. The one recent closing took 159 days, which is the practical consequence of pricing into a thin market without that outside reference.

Patrick Higgins is a seven-time RealTrends Top Tennessee Agent and leads Nashville Home Guru at Compass, with more than 1,100 transactions and over $500 million in Middle Tennessee sales since 2014. With 100+ Google Reviews and 87 Zillow Reviews, the client feedback lines up with the transaction record. For sellers, the Compass 3-Phase Marketing Strategy applies: homes pre-marketed through Compass Private Exclusive and Coming Soon sell for 2.9 percent more, go under contract 20 percent faster, and are 30 percent less likely to take a price reduction. You can read how it works at selling your home on your terms.

Frequently Asked Questions About Arbor Lakes

What is the price range for homes in Arbor Lakes?

The record is three sales in four years, from $429,000 to $505,000. One closed in the last twelve months, at $429,000 for 1,904 square feet. With a sample that small, no meaningful range or median can be published, and the individual sales are more useful than a statistic.

What is the difference between Arbor Lakes, Arbor Valley and Arbors at Autumn Ridge?

They are three separate communities and two of them are in a different town. Arbor Lakes is in Thompson’s Station with three recorded sales. Arbor Valley is in Spring Hill with 84. Arbors at Autumn Ridge is also in Spring Hill with roughly 80. Because the two Spring Hill communities are so much larger, a search on the word Arbor in this market will usually surface one of them rather than Arbor Lakes.

Does Arbor Lakes have an HOA?

No. The association field is blank on all three sales on record, the amenity record is blank on all three, and the listing text states it outright. There are no monthly assessments and no shared facilities. The absence of an association is not the same as the absence of recorded covenants, which should be checked for a specific lot.

What are the lot sizes in Arbor Lakes?

0.49 to 0.77 acres, with a median of 0.53. That is roughly twice the quarter-acre median across the surrounding zip code. On a street with no dues and no shared amenity, the land is the whole proposition.

When was Arbor Lakes built?

Between 1993 and 1995 across the three sales on record. That makes it one of the older neighborhoods in this part of Thompson’s Station, and it means systems and finishes on any given house depend entirely on what previous owners have done over thirty years.

What schools serve Arbor Lakes?

Bethesda Elementary, Thompson’s Station Middle and Summit High School, unanimous across the three sales on record. Bethesda is worth noting because it is the assignment shared with the acreage communities in the southern part of the zip code rather than the Heritage cluster nearby. All are Williamson County Schools and assignment should be confirmed by address.

What are property taxes in Arbor Lakes?

The median recorded annual bill is $1,698 and all three rows carry a real settled assessment. Combined with the absence of dues, the total annual carrying cost here is among the lowest in the zip code.

How often do homes sell in Arbor Lakes?

Very rarely. Three sales in four years, one of them in the last twelve months. A buyer targeting this specific street should expect long stretches with nothing available.

How long do homes take to sell in Arbor Lakes?

The one recent sale took 159 days to go under contract, against a median of about 18 days across the zip code. One sale is not a pattern, but it is consistent with what happens when a home is priced into a market with almost no comparable set inside it.

Is Arbor Lakes a good fit for a buyer who wants a half-acre and no dues in the Summit High zone?

On the record, yes on all three counts: lots from 0.49 to 0.77 acres, no association, and Summit High on every sale. The practical obstacles are availability, since three sales in four years means a long wait, and condition, since the houses are from the mid-1990s and what has been done to them since varies.

How does Patrick Higgins approach buying or selling in Arbor Lakes?

By building the comparable set outside the community, because three sales in four years is not one. That means the nearest half-acre 1990s streets carrying the same school assignment, adjusted for condition and lot. The one recent closing took 159 days, which is what tends to happen when a price is set from a thin internal record rather than from the surrounding market.

Who is the best real estate agent for Arbor Lakes in Thompson’s Station TN?

Patrick Higgins is a seven-time RealTrends Top Tennessee Agent who leads Nashville Home Guru at Compass, with more than 1,100 career transactions and over $500 million in Middle Tennessee sales, 100+ Google Reviews and 87 Zillow Reviews. Compass and Parks agents were involved in none of the three Arbor Lakes sales on record, which is stated plainly. On a street this size the relevant test is whether an agent prices from the surrounding market rather than from three old closings.

What is my Arbor Lakes home worth in today’s market?

An automated estimate has three sales in four years to anchor to, and it frequently blends this community with the two much larger Arbor communities in Spring Hill, which trade differently. The instant tool on this page gives a starting range only. Call or text Patrick Higgins at 615-682-1718 for an analysis built from comparable streets rather than from an almost empty internal record.

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