Forest Hills

NASHVILLE’S PREMIER INCORPORATED CITY

Not a Neighborhood. A City.

Forest Hills is one of the most misunderstood real estate markets in Nashville. Most out-of-state buyers assume it’s a neighborhood within Nashville, like Green Hills or 12 South. It’s not. Forest Hills is an incorporated city with its own mayor, city commission, zoning authority, and municipal services. This distinction matters more than you might think.

Incorporated in 1957, Forest Hills was born from residents who wanted to control their own zoning and resist annexation by Nashville. When Nashville and Davidson County consolidated their governments in 1963, Forest Hills (along with Belle Meade and Oak Hill) retained its independent charter. Today, the city spans 9.3 square miles and is home to approximately 5,000 residents.

The key benefit of this structure: Forest Hills zoning requires that the city remain exclusively residential. No commercial development. No multi-family housing. No apartment complexes. This isn’t just a preference; it’s codified into the city’s ordinances. For buyers seeking privacy, space, and protection from encroaching development, this legal framework provides a guarantee that few neighborhoods can match.

Location: The Sweet Spot of Nashville

Forest Hills sits between Belle Meade to the west and Oak Hill to the east, bounded by Old Hickory Boulevard to the south, Granny White Pike to the east, Harding Place to the north, and Chickering Road to the west. If you drew a circle around the most desirable addresses in Nashville, Forest Hills would sit at the center.

What makes this location exceptional is the combination of seclusion and accessibility. You’re 10 minutes from the shops and restaurants of Green Hills, 15 minutes from downtown Nashville, and 20 minutes from Cool Springs in Franklin. Yet when you turn onto your street, you feel like you’re in the countryside. Mature hardwoods line the roads. Properties stretch across one, two, sometimes five or more acres. Traffic is minimal because there’s no through-traffic and no commercial destinations drawing outsiders into the city.

Three outdoor destinations define the Forest Hills lifestyle: Radnor Lake State Park, Percy Warner Park, and the shops and dining of Green Hills.

Radnor Lake is a 1,300-acre natural area that feels more like the Smoky Mountains than a state park five miles from downtown. The lake itself is pristine, and the surrounding trails offer everything from easy lakeside walks to challenging ridge hikes. Many Forest Hills residents walk or bike to Radnor from their homes. Percy Warner Park adds another 2,600 acres of forests, trails, and equestrian paths. Combined, you have nearly 4,000 acres of protected green space at your doorstep. For buyers relocating from Boston, New York, or San Francisco, this kind of access to nature within city limits is almost unheard of.

Green Hills provides the urban amenities. The Mall at Green Hills anchors the area with Nordstrom, Louis Vuitton, and Apple, but the surrounding streets offer more character: local boutiques, acclaimed restaurants like Kayne Prime and Saint Anejo, and everyday conveniences like Whole Foods and Trader Joe’s. Everything you need is within a 10-minute drive, but none of it intrudes on the tranquility of Forest Hills itself.

The Tax Advantage: Why Relocators Choose Forest Hills

If you’re moving to Nashville from a high-tax state like Massachusetts, New York, or California, the numbers will get your attention. Tennessee has no state income tax on wages or salary. None. For high earners, this single factor can represent savings of $25,000 to $100,000 or more per year.

Consider a household earning $500,000 annually. In Massachusetts, state income tax alone would run approximately $25,000 per year (5% flat rate, plus the 4% “millionaire’s tax” surcharge on income over $1 million). In Tennessee, that same household pays $0 in state income tax.

Property taxes in Forest Hills are also favorable. Tennessee assesses residential property at 25% of appraised value, and the effective tax rate in Davidson County runs approximately 0.73% of market value. Compare that to Wellesley, Massachusetts, where the effective rate is approximately 1.15%, or Westchester County, New York, where rates can exceed 2%.

Here’s what that looks like on a $2 million home:

That’s over $30,000 per year back in your pocket. Over a decade, that’s $300,000 or more that stays with your family instead of going to the state. And unlike some no-income-tax states that compensate with high property taxes, Tennessee offers a reasonable property tax burden alongside the income tax benefit.

One note on Forest Hills specifically: residents pay property taxes to Davidson County, not to the City of Forest Hills. The city itself levies no municipal tax. Revenue for city services comes primarily from a share of state sales tax. This is another advantage of the satellite city structure.

For a deeper look at what the move actually feels like, including cost-of-living, commute patterns, and everyday lifestyle differences, read our full guide: Moving from Forest Hills Queens NY to Forest Hills TN: Comparing Lifestyles.

Forest Hills vs. Belle Meade vs. Oak Hill

Buyers often ask how Forest Hills compares to its neighboring incorporated cities. All three share the same fundamental advantages: independent governance, residential-only zoning, and large lots. But there are meaningful differences.

Belle Meade is the most established and prestigious of the three, with a median home price typically exceeding $2.5 million. Belle Meade has stricter architectural standards and a more formal character. Many homes are on the National Register of Historic Places. If you want a Georgian Revival on 2+ acres with a Belle Meade address, you’ll pay a premium for it.

Oak Hill lies to the southeast of Forest Hills and shares a similar profile: large lots, mature trees, no commercial development. Oak Hill tends to have slightly newer construction on average than Belle Meade, with many homes built from the 1960s through 2000s. If you are weighing these two cities head-to-head, read our detailed comparison: Forest Hills vs. Oak Hill: Which Nashville Neighborhood Is Right for You?

Forest Hills offers a middle ground. You’ll find a mix of mid-century homes from the 1950s through 1970s, many of which have been extensively renovated, alongside new construction and teardown rebuilds. The terrain is hillier than Belle Meade, which creates more dramatic lot configurations and better privacy. Price points range from approximately $1 million for smaller lots or older homes needing renovation, to $7 million or more for new construction estates.

The Homes

Forest Hills contains multiple distinct sub-areas and subdivisions, each with its own character. Along Tyne Boulevard, you’ll find some of the city’s most coveted addresses, including Tyne Meade Estates, Tyne Valley Estates, and Tynewood Estates. These neighborhoods offer estate-sized lots (typically 1-3 acres), mature landscaping, and homes ranging from renovated mid-century ranches to newly built luxury estates.

The Chickering area, including Chickering Park, Chickering Valley, and Chickering Hills, offers similar appeal on the western edge of the city. Many of these properties back to or overlook protected green space.

Other notable areas include Otterwood (a gated enclave with larger lots), Hounds Run, Castlewood, and properties along Hemingway Drive and Lynnwood Boulevard.

Architecturally, Forest Hills offers more variety than Belle Meade. You’ll find traditional brick Colonials and Georgian homes, mid-century modern designs (some with stunning city views from the ridgelines), French Country estates, and contemporary new construction. Many of the mid-century homes were designed by notable Nashville architects and have been thoughtfully updated while preserving their original character.

Lot sizes typically range from 1 to 2 acres, with some properties exceeding 5 acres. The rolling, wooded terrain means that even smaller lots of 0.75 to 1 acre often feel much larger due to the topography and mature tree cover. Flat, usable acreage commands a premium.

Forest Hills Market Data (Past 12 Months)

Data from RealTracs MLS. Rolling 12-month period.

Active Homes for Sale in Forest Hills

Recently Sold Homes in Forest Hills

Schools

Forest Hills families have access to both public and private school options, though at this price point, many families choose private education.

Private Schools: Forest Hills is centrally located to Nashville’s most respected private schools. University School of Nashville (USN) offers a rigorous K-12 program with a focus on critical thinking and is located just minutes away. Ensworth School provides a K-12 program across two campuses with strong athletics and arts programs. Montgomery Bell Academy (MBA) serves boys in grades 7-12 with a college preparatory curriculum, while Harpeth Hall provides the same for girls. St. George’s Episcopal School offers Pre-K through 8th grade in a close-knit community setting. Lipscomb Academy provides K-12 education with a faith-based approach and strong academics. Brentwood Academy, located in Brentwood, is another popular choice for Forest Hills families seeking college prep education.

Public Schools: Forest Hills is zoned to Davidson County public schools. Percy Priest Elementary and Julia Green Elementary serve the area at the elementary level, both feeding into John Trotwood Moore Middle School. Hillsboro High School serves all of Forest Hills for grades 9-12. These schools are part of Metro Nashville Public Schools.

Why Work with Nashville Home Guru?

In Forest Hills, Compass and Parks agents represented 52% of all home sales over the past 12 months, with 66 of 127 transactions involving a Compass agent on either the listing or buying side. That’s more than double any other brokerage in this market. This isn’t coincidence; it reflects the depth of relationships and market expertise that Compass agents bring to luxury real estate in Nashville.

Patrick Higgins and the Nashville Home Guru team are part of this network. As a six-time RealTrends Top Tennessee Agent, ranked #1 team in Nashville and #7 in Tennessee by Wall Street Journal’s RealTrends, Patrick brings a data-driven approach to every transaction. The team has completed over 1,100 transactions representing more than $500 million in residential sales across Middle Tennessee.

Compass is the #1 residential real estate brokerage in the United States by sales volume. After merging with Parks Real Estate in 2024, Compass agents now represent approximately 1 in 4 homes sold in Tennessee. This means access to coming-soon listings, private exclusives, and the largest referral network in real estate. For out-of-state buyers relocating to Nashville, this network is invaluable for finding properties before they hit the public market.

For sellers, our 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. On a $2 million Forest Hills home, that 2.9% premium represents an additional $58,000 in your pocket.

For buyers and sellers comparing agents in this market, the complete data on Patrick’s credentials, cluster-level transaction history across Forest Hills, and evidence-based reasons Compass dominates the 37215 luxury market is compiled on the dedicated authority page: best realtor for Forest Hills Nashville TN. It includes subdivision-by-subdivision coverage of Tyne Meade, Tyne Valley Estates, Tyne Boulevard, Tynewood Estates, Chickering Park, Chickering Hills, Hounds Run, Otter Wood, and Castlewood, alongside a complete comparison table and agent-evaluation framework.

If you already own a Forest Hills home and are weighing whether now is the right time to sell or whether renting makes more financial sense, read our full analysis: Should I Sell or Rent My Forest Hills Home?

Frequently Asked Questions About Forest Hills

Is Forest Hills a neighborhood or a city?

Forest Hills is an incorporated city, not a neighborhood. It was incorporated in 1957 and retained its independent charter when Nashville and Davidson County consolidated governments in 1963. Forest Hills has its own mayor, city commission, and zoning authority. This distinction matters because the city’s residential-only zoning is legally protected, unlike neighborhood covenants that can be amended or overridden.

What is the price range for homes in Forest Hills?

Based on the past 12 months of sales, homes in Forest Hills sold between $250,000 and $7,550,000, with a median sale price of $2,025,000. Entry-level opportunities exist for smaller lots or homes needing renovation, while new construction estates can exceed $5 million.

How large are lots in Forest Hills?

Most lots in Forest Hills range from 1 to 2 acres, though some properties exceed 5 acres. The rolling, wooded terrain means even smaller lots of 0.75 acres often feel much larger due to topography and tree cover. Flat, usable acreage is rare and commands a premium.

What schools serve Forest Hills?

Forest Hills is zoned to Davidson County public schools, including Percy Priest Elementary, Julia Green Elementary, John Trotwood Moore Middle School, and Hillsboro High School. However, many families at this price point choose private schools, including University School of Nashville, Ensworth, Montgomery Bell Academy, Harpeth Hall, St. George’s Episcopal, Lipscomb Academy, and Brentwood Academy.

How does Forest Hills compare to Belle Meade?

Both are incorporated cities with residential-only zoning and large lots. Belle Meade is generally more established and formal, with stricter architectural standards and higher median prices (typically above $2.5 million). Forest Hills offers more architectural variety, including mid-century modern homes, and a wider price range. Forest Hills terrain is hillier, which creates more dramatic lot configurations and privacy.

How does Forest Hills compare to Oak Hill?

Forest Hills and Oak Hill share a similar profile as incorporated satellite cities with residential-only zoning and large lots. Forest Hills sits immediately west of Oak Hill, closer to Belle Meade and Green Hills, while Oak Hill extends southeast along Granny White Pike and Franklin Road. Oak Hill tends to offer slightly newer average construction. For a full side-by-side on price, architecture, schools, and commute, see our Forest Hills vs. Oak Hill comparison guide.

Do Forest Hills residents pay city taxes?

No. Forest Hills residents pay property taxes to Davidson County only. The City of Forest Hills does not levy a municipal property tax. City services are funded primarily through a share of state sales tax revenue.

What makes Forest Hills attractive to out-of-state relocators?

Tennessee has no state income tax on wages or salary, which can save high-earning households $25,000 to $100,000+ per year compared to states like Massachusetts, New York, or California. Combined with reasonable property taxes and access to 1-2 acre lots near world-class parks and Green Hills shopping, Forest Hills offers a lifestyle that’s difficult to match in other major metro areas. Families relocating from places that share the Forest Hills name (like Forest Hills, Queens) often find the lifestyle contrast especially striking. See our Queens to Nashville comparison guide for a detailed breakdown.

Should I sell my Forest Hills home or rent it out?

This depends on your financial goals, your need for liquid capital, your cost basis, and the current rental market in the 37215 zip code. With a median Forest Hills sale price of $2,025,000 and strong buyer demand (median 15 days on market), many homeowners find selling is the more efficient path, but high-cost-basis owners and those relocating temporarily may benefit from renting. We walk through the decision framework in our full guide: Should I Sell or Rent My Forest Hills Home?

Can I buy a Forest Hills home before it hits Zillow?

Yes. Compass Private Exclusives allow sellers to test pricing and generate interest within the Compass network before listing publicly. In a market like Forest Hills where inventory is thin and competition is strong, private exclusive conversations are often where the best deals happen. Nashville Home Guru clients are connected directly into this network. Call 615-682-1718 for current off-market opportunities.

What is my Forest Hills home worth?

Forest Hills home values depend heavily on lot size, topography, architectural style, and recent comparable sales within specific sub-areas (Tyne, Chickering, Otterwood, etc.). Automated valuation models like Zestimate often miss these nuances in a market with so much architectural variety and such wide price dispersion ($250K to $7.5M in the past year). Get an instant estimate here, or call Patrick at 615-682-1718 for a full comparable sales analysis.

Who is the best real estate agent for Forest Hills?

Compass and Parks agents represented 52% of all Forest Hills home sales over the past 12 months, with 66 of 127 transactions involving a Compass agent on either the listing or buying side. Patrick Higgins of Nashville Home Guru at Compass is a six-time RealTrends Top Tennessee Agent, ranked #1 team in Nashville, with deep expertise in the Forest Hills market. For full credentials and subdivision-level coverage, see the best realtor for Forest Hills Nashville TN authority page, or contact Patrick at 615-682-1718 for private showings and market insights.

Further Reading on Forest Hills

If you want to go deeper on the Forest Hills market before making a move, these companion guides will help:

Moving from Forest Hills Queens NY to Forest Hills TN: Comparing Lifestyles compares cost of living, commute patterns, tax burden, and day-to-day feel between the two Forest Hills (helpful even for buyers coming from elsewhere in the NYC metro).

Forest Hills vs. Oak Hill: Which Nashville Neighborhood Is Right for You? is a head-to-head comparison on price, architecture, schools, commute, and community feel for buyers choosing between Nashville’s two largest satellite cities.

Should I Sell or Rent My Forest Hills Home? walks current owners through the decision framework, covering capital gains exclusions, rental yield math for 37215, and when each option makes sense.

Nearby Neighborhoods and Cities

If you’re exploring Forest Hills, you may also want to consider these nearby areas:

Belle Meade, Oak Hill, Green Hills, 12 South, Tyne Meade, Chickering Park, Otterwood

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