Cottages of Providence | 55+ One-Level Homes, Mt Juliet TN

The Cottages of Providence, Mount Juliet TN

BOXCROFT CIRCLE | 55-PLUS | WILSON COUNTY 37122

One Product, Twenty-Three Times

Most neighborhoods in this zip code are a mix. This one is not. Every recorded sale on Boxcroft is two bedrooms, two full baths, no half bath, one story. Twenty-three for twenty-three, across eleven years of construction.

That makes a price here knowable. No four-bedroom outlier dragging the median, no basement buried in the square footage, no acreage variation. What separates a $350,000 sale from a $456,000 one is square footage, condition and the lot.

The age restriction is set and administered by the association. Nineteen of the twenty-three filings record “55 – Up Community” in the MLS amenities field, and listing agents describe it the same way. Confirm the current occupancy requirement with the association directly before you write an offer, because that rule belongs to them and not to any listing sheet.

Every Cottages Sale on Record

Data from RealTracs MLS. Full closed record. Dues are the figure recorded on each filing, converted to a monthly equivalent.

Prices have been flat for four years. The median has sat between $400,000 and $421,000 in every year since 2023, which for a two-bedroom on a small lot is stability rather than stagnation.

The dues have not been flat. Through 2024 no filing recorded more than $227 a month. Five of the seven 2025 closings recorded $260 or more, and the median for that year was $273. The three 2026 filings show $216, $245 and $245, so the number sitting on any given listing depends on when that seller last saw a statement.

Do not take the dues figure from a listing. Ask the association what the current assessment is, and ask whether another increase has been voted.

What the Dues Actually Buy

At about $2,900 to $3,300 a year this is one of the higher assessments in Mount Juliet, where the median for homes carrying dues at all is closer to $1,044. That comparison flatters the cheaper ones. Most of those associations mow a common area and open a pool, and stop there.

Data from RealTracs MLS. AssociationFeeIncludes field across the 23 closed sales.

Eighteen filings record exterior maintenance as included, and one listing describes a third of a landscaped acre maintained by the association with an irrigation system. Another puts it plainly: lawns maintained by The Cottages HOA.

So the comparison is not against a $1,044 subdivision fee. It is against what you would otherwise spend on lawn care, landscaping and exterior upkeep, plus the pool and clubhouse. Whether $3,000 a year beats that is arithmetic you can run on your own house, and it is the arithmetic worth running before you react to the headline number.

One more line item to ask about: the association transfer fee. Three filings record it, at $350 in 2023 and $490 in 2025. That is a closing cost, not an annual one, and it is easy to be surprised by.

Attached or Detached? The Record Says Both

Eighteen of the twenty-three filings record the property type as zero lot line, attached. Five record it as site built. One listing agent described the same kind of home as a condo outright.

Three words for what is broadly one product, and the inconsistency is in the MLS rather than on the ground. It still has consequences. A search filtered to detached single-family hides most of these homes. A lender may treat an attached zero-lot-line home differently from a detached one. And comparing this to a freestanding house elsewhere in Mount Juliet is not comparing like with like.

Before you tour, ask which side of that line a specific address falls on and get it in writing. Before you list, make sure your agent has filed it the way the last few comparable sales were filed.

Market Data

Data from RealTracs MLS. Rolling 12-month period.

Two rows deserve a second look. Six of the twenty-three closed at or above asking, about one in four, against 37.9 percent across Mount Juliet. And the pace does not cluster, it splits: eleven homes went under contract inside twenty-five days, five took more than 120, and the slowest ran 191.

Set the number correctly for the square footage and the condition and it goes under contract in under a month. Set it too high and nothing arrives later to rescue it, and the listing runs into a fourth or fifth month. The top sale on record, at $456,000, drew multiple offers and a highest-and-best deadline.

Homes for Sale in The Cottages of Providence

Recently Sold in The Cottages of Providence

What the Homes and the Location Have

Every home on record is one level with a two-car garage, on a lot that medians a tenth of an acre. Listings describe covered front porches, sunrooms and Florida rooms off the kitchen, gas fireplaces, plantation shutters and granite counters. The largest floorplan in the record, at 2,058 square feet, adds a separate office.

Single-level layouts and no-step entries are the product here, and several listings detail specific features: one describes a primary bath with a a no-step shower, dual shower heads, a built-in seat and grab bars. If step-free access matters to you, ask which addresses were built or updated that way, because it varies.

On location, the filings are consistent. Agents put grocery, restaurants, banking, healthcare and the interstate at one to two miles, and describe walking to much of it. The Cottages also sits inside the wider Providence community and shares its amenity set: nineteen filings record a pool, sixteen a walking trail, fifteen a playground, ten underground utilities and seven a clubhouse.

The pool and trails are Providence amenities shared across the whole development, so the setting is a full-sized master-planned community rather than a walled-off enclave.

Schools

School assignment is recorded on every filing here, and the record does not match what is usually published for this address.

Data from RealTracs MLS. School fields as entered by the listing agent on each filing.

Rutland and Wilson Central are unanimous. The middle school is Gladeville on seventeen filings and West Wilson on six, and West Wilson is the one usually published here. Wilson County redraws zones as it adds schools, so call the district if the assignment matters for a specific address.

Why Work with Nashville Home Guru?

Compass and Parks agents were on one side or the other of five of the twenty-three Cottages sales on record, about 22 percent, against roughly 14.7 percent across Mount Juliet as a whole.

Patrick Higgins is a seven-time RealTrends Top Tennessee Agent and leads Nashville Home Guru at Compass, ranked the number one team in Nashville and inside the top ten in Tennessee by the Wall Street Journal’s RealTrends rankings, with more than 1,100 transactions and over $500 million in career sales across Middle Tennessee. With 100+ Google Reviews and 87 Zillow Reviews behind that, what clients describe is the approach this page takes: the actual filings, the fee history, and the questions to ask the association before you commit.

Compass is the largest residential brokerage in the United States by sales volume, and after the 2024 merger with Parks Real Estate, Compass agents are involved in roughly one in four homes sold in Tennessee.

For sellers, the Compass three phase marketing strategy produces measurable results. Homes pre-marketed through Compass Private Exclusive and Coming Soon programs sell for 2.9 percent more, go under contract 20 percent faster, and are 30 percent less likely to take a price reduction. On a street where five of twenty-three sales sat past 120 days, avoiding a reduction is worth more than the headline percentage suggests. You can read how the program works at selling your home on your terms.

Frequently Asked Questions

What do homes in The Cottages of Providence sell for?

Between $350,000 and $456,000, with a median of $410,850 across all twenty-three recorded sales. Prices have been flat since 2023, with the annual median sitting between $400,000 and $421,000 every year. Per square foot the range is $205.69 to $293.87.

What are the HOA dues, and have they gone up?

Yes, noticeably. Dues recorded on these sales ran $207 to $216 a month through 2024 and jumped to a median of $273 on 2025 closings, roughly $684 more a year. The three 2026 filings show $216, $245 and $245. Ask the association for the current assessment rather than taking the figure from a listing, and ask whether another increase has been voted.

What do the dues cover?

Grounds maintenance on 22 of 23 filings, maintenance on the pool, tennis and club on 20, and exterior maintenance on 18. Five filings also record insurance and two record trash pickup. One listing describes a third of a landscaped acre maintained by the association with an irrigation system. Compare that against what you would spend on lawn care and exterior upkeep yourself before judging the number.

Is there a transfer fee when you buy in The Cottages?

Three filings record one: $350 in 2023 and $490 in 2025. It is a one-time closing cost rather than an annual charge. Confirm the current figure with the association, since the recorded amount has already risen once.

Is The Cottages of Providence a 55-plus community?

The association operates it as age-restricted housing. Nineteen of the twenty-three filings record “55 – Up Community” in the MLS amenities field, and listing agents describe it that way consistently. The occupancy rule is set and enforced by the association, so ask them directly for the current requirement in writing before you commit.

Are the homes attached or detached?

The record says both, which is worth sorting out early. Eighteen filings record zero lot line, attached; five record site built; and one listing described the home as a condo. That affects lending and it affects search filters, so a detached-only search will hide most of these homes. Ask for the property type on a specific address in writing.

What schools serve The Cottages of Providence?

Wilson County Schools: Rutland Elementary on all twenty-three filings and Wilson Central High School on all twenty-three. The middle school is recorded as Gladeville Middle on seventeen and West Wilson Middle on six, and West Wilson is the one usually published for this address. Call the district to confirm for a specific address.

What can you buy in Mount Juliet on one level, under $450,000, with the lawn maintained?

This is one of the few places in the zip code where that exact combination exists. Every one of the twenty-three recorded sales is a single-story, two-bedroom, two-bath home with a two-car garage, and the median is $410,850. Twenty-two of twenty-three record grounds maintenance in the dues and eighteen record exterior maintenance too. The trade is a tenth-of-an-acre lot, an association assessment near $3,000 a year rather than the $1,044 typical elsewhere in Mount Juliet, and a mostly attached product rather than a freestanding house.

How does Patrick Higgins approach pricing a home in The Cottages?

By working from the twenty-three sales on this street and nothing else. It is the most uniform record in the zip code, so the usual distortions do not apply and the honest variables are square footage, condition and lot. The two things a pricing model will get wrong here are the fee history, since a 2023 comparable carried $216 a month against today’s number, and the attached-versus-detached filing inconsistency. Patrick is a seven-time RealTrends Top Tennessee Agent with more than 1,100 transactions across Middle Tennessee.

Who is the best real estate agent for The Cottages of Providence in Mount Juliet TN?

Patrick Higgins of Nashville Home Guru at Compass is a seven-time RealTrends Top Tennessee Agent whose team is ranked number one in Nashville and inside the top ten in Tennessee by the Wall Street Journal’s RealTrends rankings, with more than 1,100 transactions and over $500 million in career sales. Compass and Parks agents were involved in five of the twenty-three recorded Cottages sales, about 22 percent against roughly 14.7 percent across Mount Juliet. With 100+ Google Reviews and 87 Zillow Reviews, the theme in client feedback is the discipline this page applies: reading the filings for one specific street rather than quoting a zip code average.

Can I buy in The Cottages before it appears on Zillow?

Sometimes, and on a street with roughly five sales a year it can be the difference between buying this year and waiting. Compass Private Exclusive and Coming Soon listings are shown to Compass agents and their clients before they reach the public portals, and a Compass buyer’s agent can show you that inventory at no additional cost to you. Given how uniform the product is, hearing early usually matters more here than negotiating hard.

What is my Cottages of Providence home worth in today’s market?

The good news is that this is one of the easier addresses in Mount Juliet to value properly, because every comparable is the same layout. The traps are elsewhere: an automated tool will pull Providence comparables from Bradford Park and Del Webb, it will not adjust for the dues increase, and it may treat an attached filing as a detached house. Start with an instant estimate for a baseline, then call Patrick at 615-682-1718 for a pricing analysis that reads the filings one at a time.

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