Black Hawk

CUSTOM ESTATES ON ARRINGTON’S LARGEST LOTS

Homes for Sale in Black Hawk

There are no homes for sale in the Black Hawk subdivision right now. Zero active listings, zero under contract, zero coming soon, as of August 20, 2026. The live sheet below is the authoritative one — if it is empty, the neighborhood is empty. Across all of zip code 37014 there are 43 active listings and 41 under contract; none of them are in Black Hawk.

This is normal here. Six homes changed hands in Black Hawk in twelve months out of a neighborhood of roughly 20 to 25 houses. At that rate you should expect stretches with nothing available. If you want this one, the move is to be on the list before a listing goes live, not to check back weekly.

Every Black Hawk Sale in the Last 12 Months

Six closings, August 2025 through August 2026, from RealTracs MLS. This is the entire sold record for the neighborhood in that window — not a sample, not the highlights.

Source: RealTracs MLS, all closed Black Hawk sales with closing dates between August 26, 2025 and August 4, 2026. Retrieved August 20, 2026. “% of Ask” is sale price divided by the final list price.

Three things in that table are worth stopping on. Not one of the six sold above asking price. One matched it exactly and five closed below it, at a median of 94.5% of ask. The two fastest sales were the two cheapest — four days at $2,200,000 and ten days at $2,000,000 — while the two most expensive both sat for about 100 days and the $2,700,000 house took 127. And square footage barely predicts price here. The 4,408-square-foot house on Prairie Falcon sold for $2,200,000 at $499 per foot; the 6,013-square-foot house on Marsh Hawk sold for less per foot, $356, despite being newer and half again as large. In Black Hawk you are buying the lot, the finish level and the privacy, not the floor plan’s square count.

Recently Sold in Black Hawk

Live sold data from RealTracs for the Black Hawk neighborhood, updated automatically.

What the Failed Listings Tell You About Pricing Black Hawk

Five Black Hawk listings were cancelled in this period without selling. Here is the part that matters: all five belong to just two houses, and both of those houses eventually sold — for well under what they had been asking. That makes Black Hawk one of the clearest pricing lessons in Arrington, because we can watch the same property get repriced in public.

The pattern is consistent and it is worth taking seriously if you own here. Black Hawk buyers are not bidding. In twelve months, across six closings and five cancellations, no home in this neighborhood sold for more than its asking price. Days on market is not a slow-and-steady 61 for everybody — it is 4 or 10 days for correctly priced houses and 98 to 127 days, or a cancellation, for the rest. There is no middle. If you are thinking about selling in Black Hawk, the first list price is very close to the whole game.

How Black Hawk Compares to the Rest of Arrington

Zip code 37014 recorded 138 closings in the last twelve months at a median of $1,516,153. Black Hawk sits at the very top of it. Communities below are the six Arrington neighborhoods with four or more sales in the period.

Source: RealTracs MLS, closed sales in zip 37014, twelve months ending August 20, 2026. Neighborhoods with fewer than four closings are omitted because a median on one or two sales is not meaningful. Retrieved August 20, 2026.

Black Hawk leads all three columns. Its median price is 29% above Hardeman Springs, the next highest, and 62% above the zip code median. Its median lot is 4.6 times the next largest — 2.21 acres against 0.48 — which is really the whole explanation for the other two numbers. And there is one more distinction the data makes cleanly: Black Hawk is the only Arrington neighborhood where every single sale in the period closed above $2 million. Zip 37014 recorded 32 sales at $2,000,000 or more; six of them were in Black Hawk, and those six are the entire neighborhood’s sold record. Kings Chapel had 17 sales over $2 million, but out of 54 closings.

Lots, Septic, HOA Dues and What Black Hawk Actually Costs to Own

Lots ran from 1.01 to 3.39 acres with a median of 2.21. Nothing else in Arrington is close — the neighborhoods with the next-largest median lots, Hardeman Springs and Kings Chapel, come in under half an acre. Homes ranged from 4,408 to 6,923 square feet (median 6,072), with four or five bedrooms, three to five full baths, and garages of three, four or five spaces. In-ground pools were on three of the six that sold. Construction years ran 2008 to 2022, so this is an established neighborhood, not a build-out — there is no new construction in Black Hawk and none coming.

Every property in Black Hawk is on septic. All eleven records in the MLS export confirm it. Water is city water on nine records and utility district water on two. If you are coming from a Franklin or Brentwood subdivision on public sewer, budget for septic inspection at purchase and routine pumping thereafter, and understand that septic is part of why the lots are this size in the first place.

Black Hawk HOA dues on the six homes that sold worked out to $1,128 to $1,428 per year, median $1,207. That number takes some care to read: the raw MLS entries mix monthly billing ($94 to $119 a month) with semi-annual billing ($575 to $632 twice a year), and comparing those figures without annualizing them first will be off by a factor of six. Annualized, Black Hawk’s dues are modest for the price point — roughly 0.05% of the median sale price — which is what you would expect from an association that maintains common areas and gates rather than a club, a pool complex or a golf course. Confirm the current amount and what it covers with the association before you write an offer.

Recorded property taxes on the six sales ran $4,494 to $7,373, median $6,756 — the highest median of any Arrington community measured here. Williamson County reassesses periodically and a recorded tax figure reflects the prior owner’s assessment, not necessarily what you will pay. Treat it as a floor for budgeting, not a quote.

Schools Serving Black Hawk

All eleven Black Hawk property records list Arrington Elementary School and Fred J. Page Middle School. Every one of the six closed sales lists Fred J. Page High School. Arrington Elementary is one of the newer Williamson County elementary schools; Page Middle and Page High sit on a shared campus on Thompson’s Station Road West.

One caution, because the MLS is not perfectly clean on this: two cancelled listings for a single Black Hawk address show Franklin High School instead of Page, while that same address’s closed record shows Page. That looks like a data-entry inconsistency on one property rather than a boundary running through the neighborhood, but school zoning in Williamson County does change, and it is the one thing on this page I would not have you take my word for. Confirm the assignment for the specific address with Williamson County Schools before you buy.

The Streets in Black Hawk

You will see the neighborhood written both ways — Black Hawk and Blackhawk — and searches for either land in the same place. Three street names appear in the Black Hawk MLS record: Hawks Landing Drive (five records), Marsh Hawk Court (four) and Prairie Falcon Drive (two). The MLS files the neighborhood under four subdivision labels — Black Hawk, Black Hawk Sec 2, Black Hawk Sec3 and Black Hawk Sec4 — which is why a search on any single one of them will show you only part of the neighborhood. The sheets on this page search all four.

Two of the three top prices in the last year were on Hawks Landing Drive and Prairie Falcon Drive, and the largest lot to sell — 3.39 acres at 5521 Hawks Landing — was also the highest price at $3,250,000. But the sample is six houses, and I would not read a street-by-street hierarchy into it. What is real is the lot size range: 1.01 acres at the small end and 3.39 at the large end is a genuine three-fold spread inside one neighborhood, and it matters more to value here than any address.

Who Is Actually Selling Black Hawk

Six sales, five different listing brokerages: Onward Real Estate listed two, and Keller Williams Nashville/Franklin, Tim Thompson Premier REALTORS, Hodges and Fooshee Realty and Partners Real Estate listed one each. No brokerage owns this neighborhood.

I will state my own share plainly, because every other neighborhood page on this site does: Compass and Parks were on neither side of any Black Hawk sale in this period. Zero of six. What I bring to Black Hawk is not a transaction record inside these three streets — it is the Arrington market around them, where I do work constantly, and the fact that I have read every line of the neighborhood’s twelve-month record closely enough to tell you that nothing sold over ask and that two of its houses failed five times before closing. If you want an agent who overstates their footprint, that is easy to find. This is the honest version.

Black Hawk Questions, Answered

Everything below is drawn from the RealTracs MLS record for Black Hawk as of August 20, 2026, covering the twelve months prior. Where a figure is my judgment rather than the data, I say so.

Where is the Black Hawk subdivision?

Black Hawk is a custom-home neighborhood in Arrington, Tennessee, zip code 37014, in eastern Williamson County, about 30 minutes southeast of downtown Nashville and roughly 20 minutes from downtown Franklin. Its streets are Hawks Landing Drive, Marsh Hawk Court and Prairie Falcon Drive. If you are searching for it as one word — Blackhawk Arrington TN — that is the same neighborhood; the MLS files it as two words across four section labels.

Are there any homes for sale in Black Hawk right now?

No. As of August 20, 2026 there are zero active listings, zero homes under contract and zero coming soon in Black Hawk. That is not a glitch in the search results — the neighborhood is genuinely empty. Six homes sold here in the last twelve months out of roughly 20 to 25 houses, so gaps with no inventory are the normal state. Call 615-682-1718 and I will tell you when the next one is coming.

What do homes in the Black Hawk neighborhood sell for?

Six Black Hawk homes closed in the twelve months ending August 20, 2026, totalling $15,275,500. The median was $2,450,000 and the average $2,545,917, with sales ranging from $2,000,000 to $3,250,000. Price per square foot ran $356 to $515, median $436. That median is the highest of any community in zip code 37014 and 62% above the zip-wide median of $1,516,153 across 138 sales.

How much are Black Hawk HOA dues?

Annualized, the six homes that sold carried HOA dues of $1,128 to $1,428 per year, median $1,207. The MLS records them inconsistently — some as $94 to $119 monthly, some as $575 to $632 semi-annually — so the raw figures cannot be compared without converting them to an annual number first. At about 0.05% of the median sale price these are light dues for the price point, consistent with an association maintaining common areas rather than a club or golf amenity. Verify the current amount and what it includes with the association before you write an offer.

How big are the lots in Black Hawk?

Lots on the six sales ran 1.01 to 3.39 acres, median 2.21 acres — the largest median lot of any Arrington community with four or more sales, and about 4.6 times the next largest (Hardeman Springs at 0.48 acres). Every property in the neighborhood is on septic, which is a large part of why the lots are sized this way. Water is city water on most records and utility district water on a few.

Do homes in Black Hawk sell above asking price?

No. Not one of the six sales in the last twelve months closed above its asking price. One closed at exactly the asking price and five closed below it, at a median of 94.5% of ask. Five additional listings were cancelled without selling. If you are buying here, the data does not support the assumption that you need to bid over list. If you are selling here, it says your first list price matters more than almost anything else you will do.

How long does it take to sell a home in Black Hawk?

The median was 61 days, but that number is misleading because there is no middle here. The two lowest-priced sales went in 4 days and 10 days. The two highest-priced sales took 98 and 99 days, and one took 127. And two houses failed a combined five times, spending several hundred days on market across those attempts, before finally selling under their asking prices. In a neighborhood this small, a home is either priced right and gone in a week, or it sits.

What schools serve Black Hawk in Arrington TN?

All Black Hawk MLS records list Arrington Elementary School and Fred J. Page Middle School, and all six closed sales list Fred J. Page High School. Two cancelled listings for one address show Franklin High School instead, which reads as a data-entry inconsistency on a single property rather than a boundary split — but Williamson County zoning does change, so confirm the assignment for the specific address with Williamson County Schools before you buy.

Is there new construction in Black Hawk?

No. Black Hawk is fully built out. Every record in the export is an existing or renovated home, built between 2008 and 2022, and there are no builder inventory homes, no to-be-built listings and no lots on the market. If you want a new home in Arrington, that is a different set of neighborhoods — of the 52 new-construction closings in zip 37014 this year, 24 were in Kings Chapel and 17 in High Park Hill.

How does Black Hawk compare to Kings Chapel or Hardeman Springs?

Black Hawk is more expensive and far more private; the other two are larger, more active and more amenity-driven. Median sale price: Black Hawk $2,450,000 on 6 sales, Hardeman Springs $1,899,900 on 15, Kings Chapel $1,850,000 on 54. Median lot: 2.21 acres versus 0.48 and 0.45. Black Hawk is the only one of the three where every sale cleared $2 million, and the only one with nothing at all currently for sale. The trade you are making is acreage and quiet against selection, amenities and liquidity.

Nearby Communities

Black Hawk sits at the top of the Arrington market on price and lot size. These are the other communities in and around zip code 37014, each with its own twelve-month sold record, current inventory and live MLS sheets.

Explore Arrington Real Estate

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