Brittain Downs Nolensville | Brick, WCS Schools, from $910K

Two Prices Under One Name

Brittain Downs closed seven sales over the past twelve months, and the neighborhood median of $1,125,000 describes none of them.

Three of the seven are Brittain Downs East, the new-construction section on Hibiscus Lane and Eden Rose Place. Those three were built in 2025 and closed at $1,300,000, $1,400,000 and $1,500,000. The other four are resales in the original phases, on Corbin Court, Plumeria Place and Queen Annes Court, built between 2013 and 2018. They closed at $910,000, $935,000, $935,000 and $1,125,000, a median of $935,000.

That is a $465,000 gap between the two halves of one subdivision name. The combined figure lands in the space between them where nothing sold.

If you own on the original side, price against the four resales. If you are shopping East, price against the three builds. Do not use the neighborhood median for either job.

Brittain Downs Market Data

Data from RealTracs MLS. Rolling 12-month period.

Seven sales is a small record. Every figure in that table splits by section, and the split matters more than the headline. For context only, the four-year median across 28 sales is $1,084,900, which sits 3.7 percent under the trailing-twelve figure and, like it, blends two products. Read the range, then read the next section before you price anything.

Resale and East, Per Square Foot

The four resales, built 2013 to 2018, closed at a median of $284.10 per square foot on a median 3,248 square feet. The three East homes, built 2025, closed at $342.47 per foot on a median 4,068 square feet. Age is the line, and it is worth $58.37 a foot.

Size does not explain it. Across the seven, the relationship between square footage and per-foot price is close to zero. The East homes are about 820 square feet larger and cost more per foot anyway, which runs against the pattern in much of the zip, where bigger homes go cheaper per foot.

Lot size does not explain it either. The two largest lots in the record sold at the lowest per-foot figures, $270.55 against $319.57 on the other five. That is two sales, so treat it as a caution against paying a lot premium here rather than as a price rule.

The practical use: a resale owner who applies the East per-foot figure to a 3,250-square-foot house overprices it by about $190,000. Use the figure for your side.

Homes for Sale in Brittain Downs

Recently Sold in Brittain Downs

Every Sale Closed Below Its Opening Number

Seven sales. Zero closed at the original asking price. Zero closed above it. All seven closed below, at a median of 97.59 percent of the original list price.

They did not sit. Median time to contract was 10 days against a zip median of 21. Three of the four resales went under contract in ten days or fewer and still gave back money at the table. The fourth, 101 Corbin Court, took 21 days and closed at $910,000 against a $925,000 opening number.

The deepest cuts are in East. 1105 Hibiscus Lane opened at $1,369,900 and closed at $1,300,000 after 45 days. 1128 Hibiscus Lane opened at $1,549,900 and closed at $1,500,000 after 57 days. 1493 Eden Rose Place closed at $1,400,000 against a $1,424,900 ask and went under contract the day it listed, which reads as a builder contract negotiated before the listing went live.

Two things follow. A fast contract in Brittain Downs does not mean a full-price contract, so measure any offer against the original list price and not against a number after a reduction. And a cut of 2 to 5 percent on a home that goes under contract inside two weeks is not a mispricing. It is what the last seven sellers here accepted. Set the opening number knowing that.

HOA Dues: One Figure, Two Billing Cycles

The original phases pay the same thing. Brittain Downs Ph1 Addition records $768 a year. Ph2 Sec1 records $768. The two Ph3 Sec2 sales record $756. That is a $12 spread across three phases, and it does not vary in any way that should change a decision.

What varies is the billing cycle. Four of the seven filings bill monthly, which puts the original-phase figure at about $63 to $64 a month. Two bill annually. One records no frequency at all. A dues figure quoted without its cycle is not a dues figure, so ask which one applies to the house you are looking at.

The one filing that says what the dues cover lists grounds maintenance. Nothing in the record lists a pool, a clubhouse or courts, and the dues are sized accordingly.

East is different. Two of the three East filings record $0 in dues and the third leaves the field blank. A zero on a new section tells you the filing did not carry a figure. It does not tell you there are no dues. If you are buying in East, get the amount, the cycle and the start date from the builder in writing before you sign.

What You Are Buying

Every one of the seven homes is brick. Four record all brick and three record all brick with hardboard accents. Across the full zip, 48 percent of closed sales are all-brick, so this is a signature of the neighborhood rather than a coincidence of seven sales.

All seven have a three-car garage, and all seven are two stories. Three put the primary bedroom on the main level and four put it upstairs, so if a main-level primary is a requirement, fewer than half the homes here will meet it. Bedrooms run four to five, full baths three to five. Lots are recorded on all seven and run 0.28 to 0.5 acres with a median of 0.34. Every home is on public sewer, and six record a crawl space.

One builder is named in the record. Celebration Homes appears on one filing, the Queen Annes Court sale in Ph2 Sec1. The three East filings do not name a builder. Three of the seven filings reference a named floor plan or model, which is what a production or semi-custom subdivision looks like in the remarks. No other builder is supported by this record.

The amenity fields record sidewalks and underground utilities and nothing else. No filing shows a pool, a clubhouse or tennis, and since 32 of the 480 sales in the zip do record tennis, the field works when the amenity exists. If you want a neighborhood pool, this is not the subdivision for it.

Streets with a closed sale in the past year: Corbin Court, Hibiscus Lane, Queen Annes Court, Plumeria Place and Eden Rose Place. Hibiscus and Eden Rose are East. The other three are original phases. Ask which section a listing sits in before you read its comps.

Schools Serving Brittain Downs

All seven sales sit in Williamson County. Zip 37135 crosses three counties, and some Nolensville subdivisions straddle a line, but this record does not. Every filing records Sunset Elementary School, Sunset Middle School and Nolensville High School in Williamson County Schools. Seven of seven on each.

Assignment follows the street address rather than the subdivision name, and districts rezone. Confirm the specific lot with Williamson County Schools before you rely on it.

Why Work with Nashville Home Guru in Brittain Downs

A Compass, Parks or Pilkerton agent was involved in five of the seven Brittain Downs closings over the past twelve months, or 71.4 percent. Two of those were on the listing side. Three were on the buying side.

Seven sales is a small base and the share will move with the next few closings. What it shows is that our network has been at the table on both sides of this subdivision in the past year, in a place where most of the pricing information never reaches a portal.

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, the work here is specific: pricing a resale off the four resale closings rather than the neighborhood median, and setting an opening number that anticipates the 2 to 5 percent every seller here has given back.

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 subdivision where all seven of the last sales closed below the opening number, that last figure is the one to ask about. More at selling your home on your terms. For the wider picture, see the Nolensville home prices page, and for the rest of the market East belongs to, the Nolensville new construction page.

Frequently Asked Questions About Brittain Downs

How much does a home in Brittain Downs cost?

It depends on which side of the subdivision you mean. Over the past twelve months the four resales in the original phases closed between $910,000 and $1,125,000, with three of the four at or under $935,000. The three new builds in Brittain Downs East closed at $1,300,000 to $1,500,000. Quote the side, not the blended $1,125,000 median, or you will be off by hundreds of thousands in one direction or the other.

What is the difference between Brittain Downs and Brittain Downs East?

East is the new-construction section, and its three sales in the record are all 2025 builds on Hibiscus Lane and Eden Rose Place, with a median of 4,068 square feet. The original phases, filed as Ph1 Addition, Ph2 Sec1 and Ph3 Sec2, were built between 2013 and 2018, and the homes that sold ran a median of 3,248 square feet. Both sides share the name, the schools and the brick exteriors. They do not share a price, a per-foot figure or, on the current filings, a dues amount.

Who built the homes in Brittain Downs?

The record names one builder: Celebration Homes, on a single filing in Ph2 Sec1. The three East filings do not name a builder at all, and no other name appears anywhere in the seven sets of remarks. Three filings mention a named floor plan, which is the mark of a production or semi-custom community. If a listing or a website attaches another builder to Brittain Downs, ask for the closing documents that show it.

What are the HOA dues in Brittain Downs?

In the original phases, $756 to $768 a year, which is $63 to $64 a month, and the amount barely moves from one phase to the next. Four filings bill monthly and two bill annually, so confirm the cycle for the specific house. The East filings record $0 or leave the field blank, which means the record does not carry a figure for the new section. Get the East dues from the builder in writing rather than reading a zero as free.

What schools are Brittain Downs homes zoned for?

Williamson County Schools on all seven sales: Sunset Elementary, Sunset Middle and Nolensville High. Brittain Downs sits entirely in Williamson County even though zip 37135 also reaches into Davidson and Rutherford. Assignment goes by street address, so confirm the exact lot with the district.

When was Brittain Downs built, and how large are the homes?

The homes that sold in the past year were built between 2013 and 2025, with the original phases at 2013 to 2018 and East at 2025. Square footage ran 3,148 to 4,609 with a median of 4,000. Bedrooms run four to five and full baths three to five. Lots are recorded on every sale and range from 0.28 to half an acre, median 0.34.

Does Brittain Downs have a pool or a clubhouse?

Not according to any of the seven filings. The amenity fields record sidewalks and underground utilities, the one filing that itemizes dues lists grounds maintenance, and no filing records a pool, clubhouse or tennis. The low dues match that. If a pool is on your list, the Nolensville homes with pools page covers private pools across the zip.

Are there one-story homes in Brittain Downs?

None sold in the past year. All seven closings are two-story homes. What you can find is a main-level primary bedroom, which three of the seven have, so ask for that specifically rather than for a ranch. Every home in the record also has a three-car garage, which is not something you have to hunt for here.

How does Patrick Higgins approach selling a home in Brittain Downs?

He starts from the fact that all seven of the last sales closed below their original asking price, at a median of 97.59 percent, while going under contract in a median of ten days. That combination means the opening number here is doing the work, not the reduction. He prices a resale against the four resale closings and their $284.10 per foot, not against East, and he sets the ask so the expected give-back lands where you want to be. Patrick has 1,100+ career transactions behind that approach.

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

Patrick Higgins of Nashville Home Guru at Compass is among the most active agents in Brittain Downs. 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 and Parks network was involved in five of the seven Brittain Downs closings over the past twelve months, two on the listing side and three on the buying side.

Can I buy a Brittain Downs home before it hits Zillow?

Sometimes, and in a subdivision with seven sales a year it is the difference between getting a house and reading about it. Compass Private Exclusive and Coming Soon listings are shared inside the 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 to you. Three of the last four resales here went under contract within ten days of listing. If you are waiting for a portal alert, you are late.

What is my Brittain Downs home worth in today’s market?

Automated tools have a specific problem in Brittain Downs. Seven sales carry the same subdivision name at two different prices, and a model that averages a 2016 Corbin Court resale with a 2025 Hibiscus Lane build will hand you a number that neither house would sell for. The gap is $58 a foot, which on a 3,250-square-foot house is close to $190,000. For a starting figure, use the instant home value tool, then call Patrick at 615-682-1718 for a pricing analysis built from the four closings on your side of the subdivision.

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