Benington Nolensville TN | All-Brick Homes from $1.1M

Nine of the Last Eleven Benington Sales Closed Below the Asking Price

Nobody in Benington sold above their asking price in the past twelve months. Not one of the eleven.

Two homes closed at exactly the original ask. Nine closed below it. That is the whole distribution, and in a community where the median sale is $1,300,000 it is the number that should decide how you list.

The two that held their number went under contract in a median of 4 days at 100 percent of the original ask. The nine that cut closed at 93.17 percent of the original ask after a median of 49 days. Measured against the first number on the sign, a reduction here cost 6.8 points and 45 days.

The deepest cuts sit on two streets. 2533 Benington Place opened at $1,275,000 and closed at $1,100,000 after 128 days, a $175,000 cut and the lowest sale in the record. 2510 Benington Place opened at $1,425,000 and closed at $1,310,000 after 109 days. 2713 Bering Court opened at $1,295,000 and closed at $1,175,000 after 61 days. Across all eleven sales the median was 41 days to contract, against 21 for the zip as a whole.

Slow is not the same thing as mispriced, and a $1.3 million home has a smaller pool of buyers than a $600,000 one. The two homes that never cut did not sit, though. If you are pricing a Benington listing, price it off those two and not off the nine. The nine show what a buyer at this price does with an opening number that has room in it: they wait, and the seller pays for the wait in price and in time.

What Is Actually Built in Benington

Two builder names appear in the record. Three filings out of eleven say the home was built by Grove Park Construction, and one names Tennessee Valley Homes. The other seven name nobody.

The word custom gets attached to this community, and the record is thin on it. One listing describes itself as a custom home. Another names its floor plan, which is what a production or semi-custom builder does. The remaining nine say neither. On that evidence, Benington is not a community you should price as a collection of one-offs. Price it as a neighborhood with a consistent product, because that is what the eleven sales describe.

The product is consistent. All eleven are brick on every side, against a zip-wide rate of 48 percent. All eleven have a three-car garage. Ten are two-story and one is a story and a half. Eight of the eleven put the primary bedroom on the main level. Sizes run 3,717 to 5,463 square feet with a median of 4,087, and the sold record was built between 2005 and 2018. Two of the eleven have an in-ground pool.

Lots are recorded on every sale and run 0.46 to 0.65 acres. The median is 0.49, which means more than half of these homes sit on slightly under a half acre. There is no half-acre floor in the record.

One filing detail matters when you pull comps. The MLS files these eleven sales under seven different section strings, from Benington Sec 2 through Sec 9 plus a second phase filed as Benington 2 Sec1 and Benington 2 Sec2a. The two highest sales, $1,790,000 on Oldenburg Road and $1,500,000 on Belgian Road, are both filed under Benington 2 Sec2a. Benington Place itself shows up under Sec 2 and under the bare community name. Search every section string or you will miss the comp that matters.

Benington Market Data

Data from RealTracs MLS. Rolling 12-month period.

The median is $1,300,000 on eleven sales, and the sample is small enough that the one Oldenburg Road closing at $1,790,000 pulls the average $43,636 above it. Read the median.

Property tax in the record runs to a median of $4,610, against a zip median of $2,900. The zip figure blends the Davidson County side and much smaller homes. A Williamson County home at this price should be budgeted off the higher number.

Over four years, and this is the four-year block rather than the published twelve months, the median moved from $1,410,000 in 2024 to $1,305,000 so far in 2026. That looks like a decline and mostly is not. The median home that sold in 2024 was 4,619 square feet at $279.65 per foot. The median home sold in 2026 is 4,036 square feet at $326.94 per foot. Smaller houses sold, the median fell, and the per-foot figure rose. Compare square footage before you compare prices.

The Per-Foot Number Runs Against Size

Price per square foot in these eleven sales runs from $235.65 to $367.02. That is a $131 spread inside one community, and it does not follow a ladder.

Split the sales into thirds by size. The four smallest, about 3,795 square feet, sold at a median of $322.43 per foot. The three in the middle, about 4,087, sold at $352.78. The four largest, about 5,086, sold at $262.54. The biggest houses in Benington are the cheapest per foot by a wide margin, and the correlation between size and per-foot price across the sample is negative 0.50.

Age looks like it explains some of that, and on this record it cannot be separated from size. The four homes built 2006 to 2012 sold at a median of $262.54 per foot. The six built 2013 to 2018 sold at $334.80. That is the direction you would expect. The 2006 to 2012 group is also the largest group, at a median of 4,811 square feet against 4,036 for the newer set, so the older homes are cheaper per foot and bigger at the same time. Eleven sales cannot tell you which of those is doing the work. The one home built in 2005 sold at $312.50 per foot, closer to the newer group than the older one.

Lot size does nothing to the per-foot figure. The seven homes on the smaller lots sold at $326.22 per foot and the four on the larger lots at $322.43. Story count cannot be tested with one story-and-a-half home in the sample.

The practical rule: comp a Benington home against a sale of similar size first, then adjust for age, and never take the community median per foot and multiply. On a 5,000 square foot house that shortcut is off by more than $300,000.

Benington Homes for Sale

Recently Sold in Benington

HOA Dues, and What the Record Says About the Amenities

Annualized dues on the eleven sales run $800 to $900, with a median of $880. Benington Sec 9 records $800, Benington 2 Sec2a records $900, and every other section sits at $876 to $880.

The billing frequency is not uniform. Seven filings bill quarterly and four bill monthly, for the same annual amount. Ask for the annual figure and the frequency together, and confirm both with the association before you write a contract. A dues figure quoted as a quarterly number is how seven of eleven owners were billed, not all of them.

Amenities come from two MLS fields that do not agree. The community amenities field records a pool on 9 of 11 sales, underground utilities on 8, sidewalks on 7, a playground on 5, a clubhouse on 2, a walking trail on 2, and tennis courts on 1. The fee-includes field carries a bundled label for pool, tennis and clubhouse maintenance on 9 of 11. That label is a category, not an inventory, and it is not proof of a court. One agent in eleven listed tennis as an amenity. Across the whole zip, 32 of 480 sales record it.

Pool and sidewalks are well supported. Tennis is not. If a court matters to you, go look at it, and get the amenity list from the association in writing rather than off a listing.

Schools Serving Benington

All eleven sales are in Williamson County, and all eleven record the same assignment: Sunset Elementary School, Sunset Middle School and Nolensville High School. There is no split in this record.

These are the assignments recorded on closed sales, not a judgment about any school. Assignment is set by street address and districts rezone, so confirm the specific lot with Williamson County Schools before you rely on it.

Why Work with Nashville Home Guru in Benington

A Compass, Parks or Pilkerton agent was on at least one side of 5 of the 11 Benington closings in the past twelve months, or 45.5 percent. Three of those were on the listing side and three on the buyer side, with one sale counted on both.

That is a listing practice as much as a buying one, and it matters in a community where nine of eleven sellers took a reduction. The work on the listing side here is the opening number. The record says the opening number is where the money was lost.

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 what this data calls for: pricing off the same-size comp in the right section string, and knowing which two sales held their number and why.

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. In a community where the reduction cost 6.8 points and 45 days, that last figure is the one to read twice. More on that at selling your home on your terms and at selling a Nolensville home. For the broader price picture, see Nolensville home prices, and for the upper end of the zip, Nolensville luxury homes.

Frequently Asked Questions About Benington

How much does a home in Benington cost?

Eleven homes closed in the past twelve months, from $1,100,000 to $1,790,000, with a median of $1,300,000. The top sale sits on Oldenburg Road in the second phase. The low sale is a 4,668 square foot home on Benington Place that took a $175,000 cut before it closed. Per square foot the range is $235.65 to $367.02, and that spread is driven by size more than by anything else, so ask what a comparable-sized home sold for rather than what the community median is.

Who built the homes in Benington, and are they custom?

The record names two builders: Grove Park Construction on three of the eleven filings and Tennessee Valley Homes on one. The other seven name nobody. One listing calls itself a custom home and another names its floor plan, which is a production-builder habit, and the other nine say nothing either way. What is consistent is the product: brick on every side, a three-car garage, and a two-story layout on ten of eleven. If a specific builder matters to you, ask for the permit or the original closing documents on the house you are looking at, not a community-wide claim.

What are the HOA dues in Benington?

Between $800 and $900 a year across the eleven sales, median $880. Sec 9 records $800 and the second-phase sections record $900. Seven filings bill quarterly and four bill monthly, so the same annual figure shows up as roughly $220 a quarter or roughly $73 a month depending on the section. Confirm the current amount and the frequency with the association before you close, because dues change and the record is a snapshot.

What schools serve Benington?

Benington is entirely in Williamson County, and all eleven sales record Sunset Elementary School, Sunset Middle School and Nolensville High School. Assignment follows the street address, so confirm your specific lot with the district.

How old are the homes, and how big are the lots?

The homes that sold were built between 2005 and 2018, with a median year of 2013. Lots are recorded on every sale and run 0.46 to 0.65 acres, median 0.49. More than half the sales sit on a lot just under a half acre, and the record shows no half-acre minimum. Homes run 3,717 to 5,463 square feet, four or five bedrooms, three to five full baths.

Does Benington have a pool, a clubhouse and tennis courts?

A pool is recorded on 9 of 11 sales and a clubhouse on 2, along with sidewalks on 7, a playground on 5 and a walking trail on 2. Tennis is the disputed one. Only one filing lists courts as a community amenity, while nine filings carry a bundled fee label that mentions pool, tennis and clubhouse maintenance. That label is not an inventory. Get the amenity list from the association before you count on a court.

Are there one-story homes in Benington?

Not in the sold record. Ten of the eleven are two-story and one is a story and a half. What the record does offer is the primary bedroom on the main level, which 8 of 11 have. If single-level living is the requirement, that layout is the closest Benington gets, and it is common enough here that you can hold out for it.

Why did some Benington homes sit for months before they sold?

Because their opening number was above what a buyer at this price would pay, and buyers at $1.3 million wait. Nine of the eleven sales took a reduction, closing at 93.17 percent of the original ask after a median of 49 days. The two that opened at a number the market agreed with went under contract in 4 days at full price. Nothing in the record says the slow homes were worse homes. It says they started high. The three slowest all sit on Benington Place and Bering Court and cut between $115,000 and $175,000.

How does Patrick Higgins approach selling a home in Benington?

He starts with the two sales that held their number and the nine that did not, and prices to the first group. In this community a reduction has cost 6.8 points and 45 days, so the opening figure is most of the job. He comps against the same-size home in the right section string, because per-foot pricing here runs from $262.54 on the largest homes to $352.78 in the middle and a community average would mislead by six figures. Then Private Exclusive and Coming Soon exposure before the public listing, which is where the 2.9 percent more and 20 percent faster figures come from.

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

Patrick Higgins of Nashville Home Guru at Compass. 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, Parks and Pilkerton network was on one side or both of 5 of the 11 Benington closings in the past year, three of them on the listing side. The full comparison of Nolensville agents by data, reviews and coverage is at the best realtor in Nolensville.

Can I buy a Benington home before it hits Zillow?

Sometimes, and with only eleven sales a year it is worth setting up. 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. In a community this size, one off-market listing is a meaningful share of the year’s supply, and the two homes that sold at full ask in four days did not leave time for a portal alert to catch them.

What is my Benington home worth in today’s market?

Automated tools have a specific problem here. They multiply your square footage by a community per-foot average, and in Benington that average is wrong for almost every house: the largest homes sold at $262.54 per foot and the mid-sized ones at $352.78. A 5,000 square foot home valued off the median rate is off by more than $300,000. The tools also cannot see which section string your comps are filed under or which of them took a $175,000 cut before closing. Start with the instant home value tool for a baseline, then call Patrick at 615-682-1718 for a pricing analysis built off the eleven actual closings and your home’s size and section.

Nearby Nolensville Neighborhoods

Explore Nolensville

---