Blackberry Estates Homes For Sale | Thompsons Station TN 37179

Blackberry Estates in Thompson’s Station

Blackberry Estates is a small custom-home community off Berry Patch Road along the Lewisburg Pike corridor in southern Thompson’s Station, Tennessee 37179, also written Thompsons Station and Thompson Station, near the Franklin line in Williamson County. Its two streets are Berry Patch Road and Blackberry Estates Drive.

It is one of the smallest residential developments in the zip code and it trades rarely. No home closed here in twelve months, and only three have closed in the last four years. This page publishes those three individually, because with a record this size an average would hide more than it shows.

The Three Sales on Record

Data from RealTracs MLS. Rolling 12-month period.

All three are four-bedroom custom homes built in 2012 and 2013 on lots of one acre or slightly more, each with a three-car garage. Median price $1,100,000, median $260.49 per square foot.

The column worth reading is the third one. All three sold well below ask: by $49,990, by $149,999, and by $295,000. The median sale closed at 88.00 percent of its opening number, against 99.51 percent across the zip code. On a street with three sales in four years there is no comparable set to price against, and each of those three opening numbers was set by hope rather than evidence. The market took between 25 and 154 days to correct them.

Blackberry Estates Market Data

Data from RealTracs MLS. Rolling 12-month period.

Active Homes for Sale in Blackberry Estates

Recently Sold Homes in Blackberry Estates

Custom Homes on an Acre

Nothing here repeats. Each home was individually designed and built, and the record shows it: the three sales span 3,591 to 4,690 square feet at the same price, which is what happens when the lot and the finish carry the value rather than the floor plan. Exteriors are brick. Lots are a full acre, against a quarter-acre median for the zip code, and the community backs onto open countryside rather than another subdivision.

HOA and Amenities

Blackberry Estates has a homeowners association with dues of $350 a year, recorded on all three sales. It funds common-area upkeep and nothing else, because there is nothing else: no pool, no clubhouse, no fitness center. The dues are among the lowest of any community in Thompson’s Station at any price, and at a $1.1 million median they are a rounding error against the property tax, which runs $3,369 to $3,734 a year on the homes that have sold.

Schools Serving Blackberry Estates

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

All three sales carry the same three Williamson County school assignments. Assignment is by address and should be confirmed with the district.

Working With Nashville Home Guru in Blackberry Estates

A Compass or Parks agent was on one side or the other of all three Blackberry Estates sales on record, and listed one of them. On three sales that is a count rather than a market share, and this page does not present it as one.

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.

What a community this size needs is not market share, it is pricing judgment, and the record shows exactly where it was missing: three opening prices, three reductions, one of them nearly $300,000. For sellers, the Compass 3-Phase Marketing Strategy is built for this. 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, and testing a $1.1 million number privately before the public clock starts is worth more here than almost anywhere. You can read how it works at selling your home on your terms.

Frequently Asked Questions About Blackberry Estates

What is the price range for homes in Blackberry Estates?

No home closed in the last twelve months. The three sales on record over four years closed at $1,080,000, $1,100,000 and $1,100,000, on 3,591 to 4,690 square feet and lots of one acre or slightly more, built 2012 and 2013, each with a three-car garage.

Does Blackberry Estates have an HOA?

Yes. Dues are $350 a year, recorded on all three sales, covering common-area upkeep. There are no amenities: no pool, clubhouse or fitness center.

What schools serve Blackberry Estates?

Bethesda Elementary, Thompson’s Station Middle and Summit High School, all Williamson County Schools, on all three sales on record. Assignment is by address and should be confirmed with the district.

How many homes are in Blackberry Estates?

The MLS records transactions rather than a lot count, so any figure would be an estimate. It is a two-street community, Berry Patch Road and Blackberry Estates Drive, and among the smallest in Thompson’s Station; three homes have sold in four years.

Where is Blackberry Estates?

Off Berry Patch Road along the Lewisburg Pike corridor in southern Thompson’s Station, near the Franklin line in Williamson County. Cool Springs and Franklin are north on Lewisburg Pike and I-65 is reached via the Lewisburg Pike interchange.

How big are the lots in Blackberry Estates?

One acre to 1.05 acres on the three sales on record, against a quarter-acre median for the zip code. The homes are custom built on those lots and back onto open countryside.

How close to asking price do Blackberry Estates homes sell?

Well below it. All three sales on record closed under their original asking price, by $49,990, $149,999 and $295,000, for a median of 88.00 percent of ask against 99.51 percent zip-wide. They took 25, 30 and 154 days to go under contract.

What are property taxes in Blackberry Estates?

Recorded annual property tax on the three sales ran from $3,369 to $3,734. These are settled bills on homes built in 2012 and 2013.

Is Blackberry Estates a good fit for a buyer who wants a custom home on an acre near Franklin?

That is precisely what it is: individually built homes of 3,600 to 4,700 square feet on acre lots, at about $1.1 million, with $350 a year in dues and the Summit High zone. The consideration is scarcity. With three sales in four years, waiting for a listing is the normal experience, and when one appears its opening price deserves close scrutiny given the record.

How does Patrick Higgins approach buying or selling in Blackberry Estates?

By treating the opening price as the whole problem, because the record says it is. Three homes, three reductions, one of them nearly $300,000, on a street with no comparable set to anchor to. The work is building a defensible number from the lot, the build and the nearest acre communities, and testing it privately before it is public.

Who is the best real estate agent for Blackberry Estates in Thompson’s Station TN?

Patrick Higgins is a seven-time RealTrends Top Tennessee Agent leading Nashville Home Guru at Compass, with 1,100+ career transactions and $500M+ in Middle Tennessee sales, 100+ Google Reviews and 87 Zillow Reviews. A Compass or Parks agent was involved in all three Blackberry Estates sales on record, which on three sales is a count rather than a share; the relevant test at this price is pricing judgment with almost no comparables.

What is my Blackberry Estates home worth in today’s market?

This is one of the hardest valuations in the zip code: three sales in four years, every home custom, and every opening price on record set too high. An automated estimate has nothing reliable to anchor to. The instant tool on this page gives a starting range only. Call or text Patrick Higgins at 615-682-1718 for a full analysis.

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