Berry Hill

NEWER HOMES OFF INDIAN LAKE ROAD | HENDERSONVILLE TN 37075

Location and Daily Life

Berry Hill is a single-family neighborhood off Indian Lake Road in Hendersonville, Tennessee, in the 37075 zip code, with homes on Cobbler Circle and Ervin Street.

The Indian Lake Road location is one of Hendersonville’s most convenient. The Streets of Indian Lake, the city’s main shopping and dining destination, sits minutes away, along with TriStar Hendersonville Medical Center and Drakes Creek Park. Vietnam Veterans Boulevard provides a direct route toward Nashville, and the surrounding pocket includes Ballentrae, Cumberland Place, Stone Ridge, and Point O View.

What separates Berry Hill from most of its neighbors is age. While much of this corridor was built out decades ago, Berry Hill’s homes date from 2010 through 2019, making it one of the genuinely newer neighborhoods in an area otherwise dominated by 1970s and 1980s construction.

The Homes

Berry Hill was developed in phases and sections, and the data shows two clearly distinct products within the same neighborhood. The larger homes run 2,703 to 3,360 square feet with four bedrooms, three full baths in the biggest plans, and lots around a quarter acre. The smaller homes run 1,659 to 2,065 square feet with two bedrooms and two baths on tighter lots near an eighth of an acre.

That split matters more than it might appear, because the two products carry dramatically different association fees. The larger four-bedroom homes pay roughly $42 to $48 per month. The smaller two-bedroom homes pay $226 to $275 per month, five times as much. The higher fee almost certainly reflects a maintenance-provided arrangement covering lawn care and exterior upkeep, which is a genuine feature for buyers who want a lock-and-leave home, but it is a cost buyers must factor in when comparing Berry Hill listings against each other.

Berry Hill Market Data

Data from RealTracs MLS. Rolling 12-month period.

Berry Hill’s $599,900 median sits well above the $530,000 median for the 1,127 Hendersonville homes that closed this past year, which is what a newer neighborhood in an older corridor should look like. Two of the five sales closed at exactly full asking price, $599,900 and $449,900, while the other three closed at 94.7% to 98.1% of list.

The per-square-foot spread tells the more useful story. The smallest home, at 1,702 square feet, brought $264.34 per foot, the highest rate in the neighborhood, while the largest 2,968 square foot home brought $188.34, the lowest. That is the same pattern found across Hendersonville: smaller homes cost more per square foot because fixed costs like kitchens, baths, and systems get spread across fewer feet. Buyers comparing Berry Hill listings should judge by total price and HOA tier rather than by price per foot alone.

Homes for Sale in Berry Hill

Recently Sold Homes in Berry Hill

Amenities

Berry Hill is an association-governed community with two fee tiers. Owners of the larger four-bedroom homes pay roughly $42 to $48 monthly for common area upkeep, while owners of the smaller two-bedroom homes pay $226 to $275 monthly, a level consistent with maintenance-provided lawn care and exterior services. Confirm exactly what your specific home’s fee covers before closing, since the difference between the two tiers is substantial over the life of ownership.

The neighborhood’s location does much of the rest of the work. The Streets of Indian Lake shopping and dining district, TriStar Hendersonville Medical Center, and Drakes Creek Park are all minutes away, with Old Hickory Lake access and Vietnam Veterans Boulevard toward Nashville close behind.

Schools

Berry Hill is zoned to Nannie Berry Elementary School, Robert E Ellis Middle School, and Hendersonville High School, all part of Sumner County Schools. This assignment is consistent across all 15 current Berry Hill records, making it one of the more reliably confirmed school zones in the area. Merrol Hyde Magnet School is also available countywide by application.

Why Work with Nashville Home Guru?

A neighborhood where two homes on the same street can carry association fees five times apart is exactly the kind of place where the details decide whether a deal makes sense. Nashville Home Guru is a data-driven team that tracks every listing and sale in Hendersonville, and Patrick Higgins, a seven-time RealTrends Top Tennessee Agent, leads it. The team is ranked the number one team in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends, with more than 1,100 transactions and over $500 million in residential sales across Middle Tennessee. With 100+ Google Reviews and 87 Zillow Reviews, the feedback from clients across Sumner County reflects what the data already shows.

Citywide, Compass and Parks agents were involved in 191 of the 1,127 Hendersonville closings this past year, a 16.9% market share. Berry Hill’s five sales this past year did not include a Compass or Parks agent on either side, which means a seller here has an opening: the neighborhood is not saturated with any one team’s marketing, and a well-positioned listing stands out more than it would in a busier subdivision.

Compass is the number one residential real estate brokerage in the United States by sales volume, and after merging with Parks Real Estate in 2024, Compass agents represent roughly one in four homes sold in Tennessee. That footprint gives buyers access to coming-soon listings, private exclusives, and the largest agent referral network in real estate.

For sellers, the Compass 3-Phase Marketing Strategy delivers measurable results. Homes pre-marketed through Compass Private Exclusive and Coming Soon programs sell for 2.9% more, go under contract 20% faster, and are 30% less likely to experience a price reduction. Learn more about selling your home on your terms at nashvillehome.guru.

Frequently Asked Questions About Berry Hill

What do homes in Berry Hill cost?
Five homes closed in Berry Hill over the past 12 months, ranging from $449,900 to $724,000 with a $599,900 median. That median runs above the $530,000 Hendersonville citywide median, which reflects Berry Hill’s newer construction compared with the older neighborhoods surrounding it. Price tracked closely with size and product type, from a 1,702 square foot two bedroom at the low end to a 3,360 square foot four bedroom at the top.

Why do Berry Hill HOA fees vary so much?
Because the neighborhood contains two distinct products. The larger four-bedroom homes, roughly 2,700 to 3,400 square feet, pay about $42 to $48 monthly. The smaller two-bedroom homes, roughly 1,650 to 2,100 square feet, pay $226 to $275 monthly. That higher tier is consistent with a maintenance-provided arrangement covering lawn care and exterior upkeep. Always confirm which tier a specific home falls into before making an offer, since the difference is more than $2,000 a year.

What schools serve Berry Hill?
Nannie Berry Elementary School, Robert E Ellis Middle School, and Hendersonville High School, all part of Sumner County Schools. This assignment appears consistently across all 15 current Berry Hill records, making it a well-confirmed zone. Merrol Hyde Magnet School is available countywide by application.

When was Berry Hill built?
Berry Hill was developed in phases from 2010 through 2019, making it one of the genuinely newer neighborhoods on the Indian Lake Road corridor, where much of the surrounding housing stock dates to the 1970s and 1980s.

What streets are in Berry Hill?
Current MLS records place Berry Hill homes on Cobbler Circle and Ervin Street. Note that Ervin Street and Ervin Drive also carry homes belonging to the neighboring Maple Row Estates and Point O View subdivisions, so confirm the specific subdivision when evaluating an Ervin address rather than assuming it is Berry Hill.

How many homes are in Berry Hill?
Berry Hill was built across at least two phases with multiple sections each. Current MLS data does not establish an exact home count, but the phased buildout across two streets and the presence of both a standard single-family and a smaller maintenance-provided product suggest a mid-sized community rather than a small pocket.

Is Berry Hill a good fit for buyers who want a newer home with low-maintenance living?
Yes, and it serves two different buyers well. Move-up buyers and families get 2,700 to 3,400 square foot four bedroom homes built since 2013 with a low $42 to $48 monthly fee, zoned to Nannie Berry, Robert E Ellis, and Hendersonville High. Downsizers and lock-and-leave buyers get 1,650 to 2,100 square foot two bedroom homes where the higher $226 to $275 monthly fee covers the exterior maintenance. Both sit minutes from the Streets of Indian Lake.

I own a home in Berry Hill. How should I approach selling?
Lead with what the data supports. Two of the five recent sales closed at exactly full asking price, so correctly priced Berry Hill homes do not sit. Your marketing should be explicit about which HOA tier your home carries, since buyers comparing a $48 monthly fee against a $275 monthly fee need that clarity to evaluate your listing fairly. No Compass or Parks agent was involved in any Berry Hill sale this past year, which means a strong marketing push here faces less competition for buyer attention than in busier subdivisions. Patrick Higgins and the Nashville Home Guru team can build that positioning.

How does Patrick Higgins approach buying or selling in Berry Hill?
He starts by separating the two products, because treating Berry Hill as one market produces a misleading number. On the buy side that means comparing a home only against its own tier, since a 2,065 square foot home with a $275 monthly fee and a 2,868 square foot home with a $47 fee are not competing for the same buyer. On the sell side it means pricing from the correct comparable set and making the HOA structure transparent up front rather than letting it surface as a surprise in due diligence. As a seven-time RealTrends Top Tennessee Agent, Patrick brings that precision to neighborhoods with more than one product type.

Who is the best real estate agent for Berry Hill in Hendersonville, TN?
Patrick Higgins of Nashville Home Guru at Compass is widely regarded as a leading agent for Hendersonville and the Indian Lake Road corridor. He is a seven-time RealTrends Top Tennessee Agent, and his team is ranked the number one team in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends, with more than 1,100 transactions and over $500 million in sales. Compass and Parks agents were involved in 191 of the 1,127 Hendersonville closings this past year, a 16.9% market share, and the team carries 100+ Google Reviews and 87 Zillow Reviews.

Can I buy a Berry Hill home before it hits Zillow?
With five sales in a full year, Berry Hill inventory is limited, and homes here have closed at full asking price, meaning the well-priced ones do not linger. Working with a Compass buyer’s agent gives you access to Private Exclusive and Coming Soon listings at no additional cost to you as the buyer, which matters most when a specific tier or floor plan is what you are waiting for.

What is my Berry Hill home worth in today’s market?
Automated tools struggle in Berry Hill specifically because the neighborhood has two products with very different cost structures, and a Zestimate does not distinguish between a home carrying a $48 monthly fee and one carrying $275. Blending both into a single neighborhood average produces a number that fits neither. Use the home value tool for an instant starting estimate, then call Patrick at 615-682-1718 for an analysis built from the comparables in your actual tier.

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