Arrington Retreat Nolensville TN | Homes from $855,000

The Nolensville Address That Is Not Zoned to Nolensville High

Every one of the 13 Arrington Retreat homes that closed in the past twelve months sits in Williamson County. Not one of them is assigned to Nolensville High School.

All 13 record Fred J Page Middle School and Fred J Page High School. Elementary is not unanimous: 10 record Arrington Elementary and 3 record College Grove Elementary. Most of the Williamson County side of 37135 is zoned to Nolensville High. Arrington Retreat is not, and if you have been searching the zip on the assumption that a Williamson address means Nolensville High, this community breaks the assumption.

The second field to read is the sewer line. Twelve of the 13 sales run on a STEP system, a tank on the lot that pumps to a shared collection line. One is on public sewer. Neither fact shows up in a photo.

What the record does show: 13 closings from $855,000 to $1,574,900, a median of $940,000, a median of 8 days to contract against a zip-wide median of 21, and a three-car garage on 12 of the 13.

Pull the school and sewer fields on the specific address before you write. Both go by lot, not by subdivision.

Arrington Retreat Market Data

Data from RealTracs MLS. Rolling 12-month period.

Thirteen sales is a small record. It is also the complete record for the window, and a small clean sample beats a wide blurry one. As a check, the community closed 41 homes over the past four years and the median across all four years is also $940,000, so the twelve-month figure is not an accident of timing.

The tax line is worth one sentence. The median recorded bill is $2,910, in line with the zip-wide median of $2,900, on a home that closes well above the zip’s typical price. Confirm the current assessment on the specific parcel before you budget off it.

Price Per Foot Falls as the House Grows

The per-foot number moves with size here, and it moves in the direction that punishes anyone pricing a big house off a small one.

The five smallest homes, around 3,066 square feet, closed at a median of $301.61 per foot. The four in the middle, around 3,238 feet, closed at $301.21. The four largest, averaging 4,252 feet, closed at $267.30. The step from the middle to the top is $34 a foot, and the correlation between size and per-foot price across all 13 is minus 0.55.

The two ends of the record show it. 220 Rock Cress Rd, 4,868 square feet and built in 2019, closed at $1,574,900 and $323.52 per foot after 2 days. It is the newest home in the record and the top of it on both price and per-foot cost. 791 French River Rd, 5,717 feet on three stories, closed at $1,227,100 and $214.64 per foot after 87 days and a $72,900 cut from its original ask. Same community, same twelve months, $109 apart per foot.

Lot size carries its own premium. Split the 13 at the median lot and the six larger lots closed at a median of $989,495 on homes around 3,281 feet, against $901,500 on the seven smaller lots at around 3,073 feet. The house sizes are close enough that most of the $88,000 gap is the ground. Lots run 0.32 to 0.68 acres, so a larger lot here means about half an acre.

If you are pricing a 4,000-plus-foot home, use the large-tertile number. If you are pricing a 3,000-foot home on one of the bigger lots, use the lot split. The community median will be wrong for both.

Arrington Retreat Homes for Sale

Recently Sold in Arrington Retreat

What a Price Cut Cost Here

Of the 13 sales, 4 closed at exactly the original asking price, 2 closed above it and 7 closed below. The seven below are where the money moved.

The six homes that never went below their original ask closed at 100.75 percent of it, in a median of 6 days to contract. The seven that took a reduction closed at 96.43 percent of the original number, in a median of 11 days. A reduction cost 4.3 points and most of a week. On a $940,000 home, 4.3 points is roughly $40,000.

The three deepest cuts were all in Section 1. 516 Emerson Hill Rd opened at $950,000 and closed at $868,000 after 98 days. 791 French River Rd opened at $1,300,000 and closed at $1,227,100 after 87 days. 409 Secret Mountain Pass opened at $924,900 and closed at $855,000 after 68 days, the lowest price in the record.

Slow on its own does not prove a home was mispriced. But all three of those homes opened above the number the market later paid, and once they reduced, the offers came in at the reduced number rather than climbing back toward the original one. That is how a bidding war works after a cut: it bids up to the new price, not the old one.

If you are selling, the opening number is the whole decision. Six of thirteen sellers got it right and were under contract in under a week.

Who Built Arrington Retreat

The record names two builders, each once. Turnberry Homes appears in one Section 3 remark. Meritage Homes appears in one Section 5 remark. No other builder is named on any of the 13 sales, and Drees does not appear at all.

Three of the 13 remarks name a floor plan or model, which is what production and semi-custom building looks like in a listing. The homes were built between 2012 and 2019, and every sale in the window was a resale. There was no new-construction closing here in the past twelve months. The record does not say how many homes the community holds in total, so this page does not either.

Two product facts do come straight from the fields. Twelve of the 13 homes have a three-car garage. Eleven of the 13 are all brick, some with stone or fiber cement accents, which is 85 percent against a zip-wide all-brick rate of 48 percent. Brick is the signature of this community. The builders’ names are not.

If a listing here attributes the house to a builder, ask for the plan name and the permit. The remark record is thin enough that the claim needs something behind it.

HOA Dues and What the Fee Field Actually Says

Annualized dues run $780 to $900 with a median of $900, recorded on all 13 sales. Twelve filings bill monthly and one bills quarterly, so quote the annual figure and not the monthly one. The single Section 4 sale records $780. Every other section records $900.

Amenities need both MLS fields read, because they disagree. The community amenities field records a pool on 10 filings, underground utilities on 9, a walking trail on 6, a playground on 5, a park on 3 and sidewalks on 1. The fee-includes field says the dues cover maintenance on pool, tennis and club on 11 filings. That is a stock label, and it is the only place tennis or a clubhouse appears anywhere in the record. The amenities field records tennis on zero of 13, while across the zip that same field does record tennis on 32 of 480 sales, so agents here use it when it applies.

The pool is supported on both fields. Tennis and a clubhouse are supported on one label. Verify both with the association before you count them in the price.

The Homes Themselves

Eleven of the 13 are two-story. One is a story and a half, 516 Emerson Hill Rd, and one is three stories, 791 French River Rd. There is no single-story home in the record. The primary bedroom is on the main level on 8 of the 13. Bedrooms run 4 to 6 and full baths 2 to 6, and the typical home carries 4 and 3.

Foundations are crawl space on 11, and one records a finished basement. Style is filed as Traditional on 6, Contemporary on 2 and Craftsman on 1, with 4 left blank. One home has an in-ground pool of its own. For everyone else, the community pool is the pool.

The sewer field is the one to act on. Twelve of 13 are on a STEP system and one is on public sewer. A STEP tank is on your lot, it has a pump, and it is inspected and serviced differently from a gravity line. Put it on the inspection list and ask the seller for the service history.

If you need one level, this is not the community. If you need the primary on the main, 8 of the last 13 had it, so filter for it rather than assuming it.

Schools Serving Arrington Retreat

All 13 sales are in Williamson County, and every one records Fred J Page Middle School and Fred J Page High School. Elementary splits: Arrington Elementary on 10 and College Grove Elementary on 3. These are the assignments recorded on the closed sales, not a judgment about any school.

Assignment goes by street address rather than by subdivision, and districts rezone. Confirm the specific lot with Williamson County Schools before you rely on the split above, and do not assume the Nolensville High zone reaches here, because on the record it does not.

Why Work with Nashville Home Guru in Arrington Retreat

A Compass, Parks or Pilkerton agent was involved in 4 of the 13 Arrington Retreat closings over the past twelve months, or 30.8 percent. Three of those were on the listing side. One was on the buyer’s side.

That is a listing-side footprint in a community where the opening number decided the outcome on every sale. The six homes that never reduced were under contract in a median of 6 days. The seven that reduced gave up 4.3 points. Knowing which number to open at, in a community with 13 comps a year and a $109 per-foot spread, is the job.

Patrick Higgins is a seven-time RealTrends Top Tennessee Agent and leads the number one team in Nashville, with 1,100+ transactions and $500M+ in career sales across Middle Tennessee. With 100+ Google Reviews and 87 Zillow Reviews behind that record, what clients describe is the work this data points at: picking the opening number off the right tertile, reading the sewer and school fields before the offer, and knowing which of the thirteen comps is the one that applies.

Compass is the largest residential brokerage in the United States by sales volume, and following the 2024 merger with Parks Real Estate, Compass agents are involved in roughly one in four homes sold in Tennessee. That footprint is what surfaces Private Exclusive and Coming Soon inventory before it reaches the public portals.

For sellers, the Compass 3-Phase Marketing Strategy is measurable: homes pre-marketed through 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. More on that at selling your home on your terms. For the price picture across the whole zip, see the Nolensville home prices page.

Frequently Asked Questions About Arrington Retreat

How much does a home in Arrington Retreat cost?

Over the past twelve months, 13 homes closed between $855,000 and $1,574,900, with a median of $940,000 and a median of $296.31 per square foot. The per-foot figure drops as the house gets bigger, so a 4,000-plus-foot home prices closer to $267 a foot and a 3,000-foot home closer to $301. Use the size band, not the community median.

Who built the homes in Arrington Retreat?

The closed-sale record names Turnberry Homes once and Meritage Homes once. No other builder appears. Three listings name a floor plan, which is the mark of production or semi-custom building rather than custom. The homes were built between 2012 and 2019, and nothing in the past year sold as new construction.

What are the HOA dues, and what do they actually cover?

Annualized, $780 to $900, with $900 on every section except Section 4. Twelve filings bill monthly and one quarterly. The fee-includes field says pool, tennis and club maintenance, but the amenities field records only a pool, walking trail, playground and park, and never tennis. Ask the association what the courts and clubhouse situation is before you count them.

What schools are Arrington Retreat homes zoned for?

Williamson County on all 13 sales. Every one records Fred J Page Middle School and Fred J Page High School, not Nolensville High. Elementary is split: Arrington Elementary on 10 and College Grove Elementary on 3. Assignment is by address, so confirm the specific lot with the district.

Is Arrington Retreat still being built, and how big is it?

Every home in the twelve-month record was built between 2012 and 2019 and sold as a resale. There was no new-construction closing in the window. The MLS record does not give a total home count, so any number you see for the size of the community is coming from somewhere other than the sales record.

Does Arrington Retreat have a community pool and tennis courts?

A pool, yes, recorded on 10 of 13 filings in the amenities field. Tennis appears only inside a stock fee label on 11 filings and on zero of 13 in the amenities field, which is the field agents in this zip use when courts exist. Treat the pool as confirmed and the courts as something to verify with the association.

Are there one-story homes in Arrington Retreat?

Not in the past year’s record. Eleven of 13 sales were two-story, one was a story and a half, and one was three stories. What the record does offer is a primary bedroom on the main level on 8 of the 13, so if stairs are the concern rather than the second floor itself, filter for a main-level primary and you have options.

Do homes in Arrington Retreat sell for asking price?

About half do. Four closed at exactly the original ask and two above it. Seven closed below, and those seven averaged 96.43 percent of the original number after a median of 11 days, while the six that never reduced closed at 100.75 percent in 6 days. The three deepest cuts ran $69,900 to $82,000, all in Section 1.

How does Patrick Higgins approach selling a home in Arrington Retreat?

He sets the opening number off the comp that matches your size band and lot half, not the community median, because the large homes here close $34 a foot under the mid-sized ones and the bigger lots carry about $88,000 over the smaller ones. Then he pre-markets through Private Exclusive and Coming Soon before the public listing, since the six sellers who opened at the right number were under contract in a median of 6 days and the seven who did not gave up 4.3 points.

Who is the best real estate agent for Arrington Retreat in Nolensville TN?

Patrick Higgins of Nashville Home Guru at Compass is among the most active agents in Arrington Retreat. He is a seven-time RealTrends Top Tennessee Agent leading the number one team in Nashville, with 1,100+ transactions and $500M+ in career sales across Middle Tennessee, and he carries 100+ Google Reviews and 87 Zillow Reviews at a 5.0 average. His Compass and Parks network was involved in 4 of the 13 Arrington Retreat closings over the past year, three of them on the listing side.

Can I buy an Arrington Retreat home before it hits Zillow?

Sometimes, and in a community that closes 13 homes a year it is the only edge that matters. Compass Private Exclusive and Coming Soon listings are shared inside the Compass network before they syndicate to the public portals, and working with a Compass buyer’s agent gives you access to both at no additional cost. The six homes here that never reduced went under contract in a median of 6 days, which is not enough runway if you are waiting to see them on a portal.

What is my Arrington Retreat home worth in today’s market?

An automated estimate struggles here for three reasons that are specific to this community. There are 13 comps a year, the per-foot spread inside those 13 runs $109, and the algorithm pulls comps from across a zip whose other side of the county line sells at half the price. It also cannot see the lot premium or the three-car garage on 12 of 13. For a starting figure use the instant home value tool, then call Patrick at 615-682-1718 for a pricing analysis built off the actual closings in your section.

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