Bluegrass Landing

LOW-MAINTENANCE HOMES OFF BRITTAN STREET | HENDERSONVILLE TN 37075

Location and Daily Life

Bluegrass Landing is a single-family neighborhood off Brittan Street in Hendersonville, Tennessee, in the 37075 zip code, with homes on Belmont Circle and Newport Circle.

The neighborhood sits in the Bluegrass corridor alongside Bluegrass Estates, Bluegrass Meadows, and Bluegrass Downs, within a short drive of Indian Lake Boulevard shopping, TriStar Hendersonville Medical Center, and Old Hickory Lake access. Vietnam Veterans Boulevard provides the route toward Nashville.

There is one thing about Bluegrass Landing that every buyer here needs to know before anything else, and it is not price. The neighborhood is split between two entirely different school feeder patterns depending on which street a home sits on. That is covered in detail in the Schools section below, and it is the single most consequential fact on this page.

The Homes

Bluegrass Landing was built between 2003 and 2006, and the product is consistent: homes of roughly 2,060 to 2,650 square feet, all three bedrooms with two full baths and a half bath, on compact lots between 0.11 and 0.18 acres. That is a deliberately small footprint, the kind that keeps yard work to a minimum without stepping down to a townhome or condo.

The association fee runs $125 to $135 per month, roughly $1,500 to $1,620 a year. For a neighborhood of detached single-family homes on small lots, that is a middle-of-the-road figure: higher than the token dues charged by older Hendersonville subdivisions with no amenities, and well below the maintenance-provided fees that can run $250 or more monthly elsewhere in the city.

Bluegrass Landing Market Data

Data from RealTracs MLS. Rolling 12-month period.

Three sales inside a $20,100 band makes this one of the more readable small neighborhoods in Hendersonville. All three closed within a few thousand dollars of the $445,000 median, and each sold at 97 to 99% of asking, so the market here is neither soft nor overheated.

The per-square-foot spread is where the nuance sits. The smallest home, 2,064 square feet, brought $210.71 per foot while the largest, 2,649 square feet, brought $171.76. That is the familiar pattern of smaller homes carrying a higher rate, and it means total price in Bluegrass Landing moves far less than square footage does. Buyers get meaningfully more space for nearly the same money at the top of the range.

Against the wider market, the $445,000 median runs below the $530,000 citywide figure across 1,127 sales, below the $515,000 median for the 207 Hendersonville homes on lots of 0.2 acres or less, and well below the $545,000 median for the 135 homes built between 2000 and 2008. For a 2000s-built home in this size range, Bluegrass Landing represents genuine value on price, with the monthly association fee being the offsetting cost buyers should weigh.

Homes for Sale in Bluegrass Landing

Recently Sold Homes in Bluegrass Landing

Amenities

Bluegrass Landing carries an association fee of $125 to $135 per month for common area upkeep. Paired with lots of roughly an eighth to a fifth of an acre, the practical effect is a detached single-family home with substantially less exterior work than a traditional suburban lot demands. Confirm exactly what the fee covers with the association before closing.

The surrounding area supplies the rest. Indian Lake Boulevard shopping and dining, TriStar Hendersonville Medical Center, and Old Hickory Lake access are all a short drive out, with Vietnam Veterans Boulevard offering a direct route toward Nashville.

Schools

Bluegrass Landing is split between two completely different school feeder patterns, and the split runs through all three levels. This is unusual and it materially affects which home a family should buy.

Data from RealTracs MLS. Rolling 12-month period.

Both sets are Sumner County Schools, and both are solid, but they are entirely separate paths from kindergarten through graduation. A family that assumes Bluegrass Landing means Hendersonville High could buy on the wrong street and land at Station Camp instead. Verify the assignment for the exact address with the district before you make an offer, without exception. Merrol Hyde Magnet School is also available countywide by application.

Why Work with Nashville Home Guru?

A neighborhood where two streets a few hundred feet apart feed entirely different high schools is exactly the kind of place where a generic listing description costs a family years of inconvenience. 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. None of Bluegrass Landing’s three sales involved a Compass or Parks agent, which means a seller here is not competing against a saturated field for buyer attention, and a listing that markets the correct school zone clearly has room to stand out.

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, which matters when a buyer is waiting for a home on one specific street.

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 Bluegrass Landing

What do homes in Bluegrass Landing cost?
Three homes closed in Bluegrass Landing over the past 12 months, ranging from $434,900 to $455,000 with a $445,000 median. That is a tight $20,100 band, and each home sold at 97 to 99% of asking. The median runs below the $530,000 citywide figure and below the $545,000 median for the 135 Hendersonville homes built between 2000 and 2008, making this a value position for 2000s construction.

Do all Bluegrass Landing homes go to the same schools?
No, and this is the most important thing to know about the neighborhood. Belmont Circle homes are zoned to Nannie Berry Elementary, Robert E Ellis Middle, and Hendersonville High. Newport Circle homes are zoned to Jack Anderson Elementary, Knox Doss Middle at Drakes Creek, and Station Camp High. That is a different elementary, middle, and high school depending on the street. Verify the exact address with Sumner County Schools before you make an offer.

What is the HOA fee in Bluegrass Landing?
Between $125 and $135 per month, roughly $1,500 to $1,620 annually, covering common area upkeep. For detached single-family homes on compact lots that is a moderate figure, above the token dues of older Hendersonville subdivisions but well below maintenance-provided communities charging $250 or more monthly. Confirm exactly what the fee covers before closing.

When was Bluegrass Landing built?
Recorded homes date to 2003 through 2006, a consistent mid-2000s buildout rather than a development spread across decades. That means systems and layouts across the neighborhood are broadly of the same generation.

What streets are in Bluegrass Landing?
Current MLS records place Bluegrass Landing homes on Belmont Circle and Newport Circle. Brittan Street and Radcliff Lane have sometimes been published as part of this neighborhood, but no MLS record exists for either street, so confirm before relying on them in a search. The neighborhood also appears in MLS under both Bluegrass Landing and a Bluegrass Landing Village variant.

How big are the lots in Bluegrass Landing?
Recorded lots run 0.11 to 0.18 acres, roughly an eighth to a fifth of an acre. These are intentionally compact lots that keep yard maintenance low while still delivering a detached single-family home rather than an attached townhome.

Is Bluegrass Landing a good fit for buyers who want a newer home with minimal yard work?
Yes, that is its core appeal. Buyers get 2003 to 2006 construction, three bedrooms with two and a half baths, 2,060 to 2,650 square feet, and a small lot with common area upkeep handled, all around $445,000, well under the citywide median. It suits busy professionals, families who would rather not spend weekends on a large yard, and downsizers who still want full-sized square footage. Anyone who wants a large yard or acreage should look elsewhere.

I own a home in Bluegrass Landing. How should I approach selling?
State your school zone explicitly and prominently. Because the neighborhood splits across two feeder patterns, a listing that just says the subdivision name leaves buyers guessing, and buyers who guess wrong walk away later in the process. Beyond that, pricing is straightforward: three sales inside a $20,100 band give a firm anchor, and each closed at 97 to 99% of asking, so a correctly priced home transacts. No Compass or Parks agent was involved in any of those sales, meaning a well-marketed listing here faces less competition for attention. Patrick Higgins and the Nashville Home Guru team can build that positioning.

How does Patrick Higgins approach buying or selling in Bluegrass Landing?
He starts with the street, not the subdivision, because in this neighborhood the street determines the school. On the buy side that means confirming the feeder pattern for a specific address before a client falls in love with a house, and weighing whether the Hendersonville High or Station Camp High path fits the family. On the sell side it means leading marketing with the correct zone rather than burying it, then pricing from the tight three-sale band. As a seven-time RealTrends Top Tennessee Agent, Patrick treats that kind of detail as the job rather than the fine print.

Who is the best real estate agent for Bluegrass Landing in Hendersonville, TN?
Patrick Higgins of Nashville Home Guru at Compass is widely regarded as a leading agent for Hendersonville and the Bluegrass 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 Bluegrass Landing home before it hits Zillow?
It helps considerably here, because a buyer who needs a specific school zone effectively needs a specific street, which narrows available inventory to a fraction of an already small neighborhood. 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, plus someone monitoring both streets and confirming the zoning before you tour.

What is my Bluegrass Landing home worth in today’s market?
The recent sales are tightly clustered, which helps, but automated tools have a specific blind spot here: a Zestimate treats the whole subdivision as one market and cannot account for the school-zone split between Belmont Circle and Newport Circle, which is a genuine value factor for family buyers. It also will not weigh the monthly association fee. Use the home value tool for an instant starting estimate, then call Patrick at 615-682-1718 for an analysis that accounts for your street specifically.

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