Harpeth Valley Park

NO-HOA HOMES BY THE GREENWAY, NASHVILLE TN 37221

Bellevue by the Greenway, With No HOA

Harpeth Valley Park is an established single-family neighborhood in the Bellevue area of Nashville, TN 37221, in Davidson County, and it has two things buyers in this market rarely get together: real land and no dues. Lots run from a third to half an acre, and no HOA on any record in the neighborhood carries an HOA fee. Listings say it plainly, one of them leading with “Great Price, and No HOA in the Heart of Bellevue.”

The outdoor access is the other draw, and it is genuinely unusual. The Harpeth Valley Greenway runs alongside the neighborhood, Harpeth River State Park offers canoe and kayak access minutes away, Harpeth Knoll Park sits directly across the street from some homes, and Percy Warner Park is a short drive. Bellevue Place, Publix, and the farmers market are close, Ensworth is under five minutes, and downtown Nashville is inside 25 minutes.

Seven Different Harpeths: Getting the Right One

West Nashville uses the Harpeth name for a great many things, and mixing them up will wreck a price comparison. Harpeth Valley Park is this neighborhood. Harpeth Park is a different neighborhood, Harpeth Park Townhomes is a separate townhouse community with a monthly HOA, Harpeth Woods is another neighborhood again, and Harpeth Trace Estates is a fifth. Harpeth Knoll Park is a city park rather than a subdivision, and Harpeth Valley Elementary is the school, whose name matches this neighborhood and muddies searches further.

One more that catches people: Myhr Drive is part of Harpeth Valley Park, but Myhr Green is Ashley Green, a 55+ attached community with a monthly HOA in the mid-$300s. Same road-name family, opposite product, very different price per square foot. Check the recorded subdivision before you compare anything.

The Homes

The neighborhood was built between 1965 and 1979, and the classic product is the all-brick ranch: mostly one level, 3 to 4 bedrooms, 1,270 to 3,269 square feet, on generous flat lots with mature trees and room for a detached workshop or garage. Several sold homes carried the primary bedroom on the main level. Recent listings document real reinvestment, with new roofs, replaced HVAC systems, and renovated kitchens showing up repeatedly.

Condition drives price to an extraordinary degree here. Sales this year ran from $179 to $315 per square foot, a 76% spread, and the highest per-foot price went to the smallest home in the record while the lowest went to one of the largest. In this neighborhood, buying more square footage and buying a better house are two different decisions.

What Sold in Harpeth Valley Park This Year

Nine homes closed over the rolling 12 months, from $400,000 to $585,000, with a median of $535,000 and an average of $513,778. That makes this one of the more active neighborhoods on this side of Bellevue, and the volume produces something rare: a pattern clean enough to plan around.

Sort the nine sales by how long they took, and the record splits into two groups with nothing in between. The five homes that went under contract within 70 days closed at 97.5%, 98.2%, 98.3%, 99.0%, and 100.0% of their original asking prices. The four that took more than 100 days closed at 90.2%, 89.1%, 83.8%, and 79.2%. There is no overlap and no exception. The deepest discount was a home that opened at $599,900 and closed at $475,000 after 123 days, giving up $124,900, the largest single concession recorded in this part of Bellevue.

Data from RealTracs MLS. Rolling 12-month period.

For context, single-family homes across the 37221 zip code with no HOA on record closed 126 sales at a $587,500 median, the Harpeth Valley Elementary zone closed 232 sales at $579,950, and Bellevue single-family overall closed 462 sales at $610,000. Harpeth Valley Park’s $535,000 median sits below all three, which is what makes it an entry point into no-HOA Bellevue on real land.

A Note on New Construction Here

Something worth knowing before you shop: newly built homes were introduced to Harpeth Knoll Court in 2025, and none of them has closed during this period. Those listings have cycled through multiple attempts without producing a sale. That is not a judgment on the houses; it is what happens when new construction has to establish a price in a neighborhood whose resale record runs from $400,000 to $585,000. For buyers, it means the new-build inventory and the resale market here are answering different questions. For owners, it means the resale comparables, not the new-construction asking prices, are what a buyer’s appraiser will use.

Homes for Sale in Harpeth Valley Park

Recently Sold in Harpeth Valley Park

The 70-Day Rule and What It Costs

Nine sales is enough to see a pattern, and this one is unusually blunt: cross 70 days to contract in Harpeth Valley Park and the discount arrives. Every home that sold quickly held nearly its full asking price. Every home that lingered gave up 10% to 21%. On a $550,000 home, that gap is $55,000 to $115,000, and it is decided almost entirely by the opening number rather than by anything about the house.

Homes marketed through the Compass 3-Phase strategy sell for 2.9% more, go under contract 20% faster, and are 30% less likely to take a price reduction, and the quiet first phase exists precisely so an ambitious price can be tested before it becomes a public history. For buyers, the same table is a negotiating map: anything past 100 days here has historically traded at a real discount, and the Compass, Parks, and Pilkerton network was on a side of four of this year’s nine closings, with Compass Private Exclusive and Coming Soon access at no additional cost to the buyer.

Schools Serving Harpeth Valley Park

Every one of the 25 records carries Harpeth Valley Elementary, Bellevue Middle, and James Lawson High School, all Metro Nashville Public Schools. James Lawson is the school formerly known by the Hillwood name. Note that the elementary school’s name matches the neighborhood’s, which is a coincidence of naming rather than a special relationship. Verify zoning for any specific address.

Why Work with Nashville Home Guru in Harpeth Valley Park?

Patrick Higgins, a seven-time RealTrends Top Tennessee Agent, leads Nashville Home Guru at Compass, the #1 team in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends, with 1,100+ transactions and $500M+ in career sales across Davidson County and Middle Tennessee. In Harpeth Valley Park, Compass, Parks, and Pilkerton agents were involved in 4 of the 9 closings over the past 12 months. With 100+ Google Reviews and 87 Zillow Reviews, the client feedback matches what the record shows.

With nine comparable sales, a 76% per-foot spread, a documented 70-day threshold, and five other Harpeth-named communities that can contaminate a comparable search, this is a neighborhood where the analysis actually changes the outcome. Buyers can start with the home buyer’s guide, owners can request a market analysis through the selling in greater Nashville page, and the wider market view lives with Nashville homes for sale.

Frequently Asked Questions About Harpeth Valley Park

What is Harpeth Valley Park in Nashville TN?

Harpeth Valley Park is an established single-family neighborhood in the Bellevue area of Nashville, TN 37221, in Davidson County, built between 1965 and 1979. Homes are mostly all-brick ranches on lots of a third to half an acre, along Harpeth Bend Drive, Harpeth Parkway East and West, Harpeth Knoll Road and Court, Goodpasture Terrace, Myhr Drive, Iron Gate Court, and Footpath Terrace. The Harpeth Valley Greenway and Harpeth River State Park are alongside the neighborhood.

Does Harpeth Valley Park have an HOA?

No. Not one of the 25 records in the neighborhood carries an HOA fee, and listings advertise the fact directly. Combined with third-acre to half-acre lots, that is the core appeal: no dues, no architectural approval, and room for a workshop, a garden, or a detached garage. Individual deed restrictions can still exist, so review title documents on a specific property.

What sold in Harpeth Valley Park this year?

Nine homes closed in the rolling 12 months, from $400,000 to $585,000, with a median of $535,000 and an average of $513,778, at $179 to $315 per square foot. Five sold within 70 days at 97.5% to 100% of asking; four took over 100 days and closed at 79% to 90%.

How fast do homes sell in Harpeth Valley Park?

The record splits cleanly at about 70 days, with no overlap. Five of the nine sales went under contract within 70 days and closed between 97.5% and 100% of their original asking prices. The other four took more than 100 days and closed between 79% and 90%. The deepest discount was $124,900 off an opening price of $599,900. Speed and price are the same decision here, and both trace back to how the home is priced on day one.

What does a Harpeth Valley Park home cost?

The verified range this period was $400,000 to $585,000 with a $535,000 median. For context, 37221 single-family homes with no HOA closed at a $587,500 median and Bellevue single-family overall at $610,000, so Harpeth Valley Park is the accessible end of the no-HOA market. Condition matters more than size: per-square-foot outcomes ran from $179 to $315.

Is new construction available in Harpeth Valley Park?

Newly built homes were introduced on Harpeth Knoll Court in 2025, but none has closed during this period and those listings have cycled through several attempts. The practical takeaway is that new-build pricing here has not yet been validated by a sale, while the resale record from $400,000 to $585,000 has. If you are considering a new build in this neighborhood, have your agent walk you through how an appraiser will treat the surrounding resale comparables.

Is Harpeth Valley Park the same as Harpeth Park or Harpeth Woods?

No. West Nashville has several Harpeth-named communities and they price differently. Harpeth Valley Park is this neighborhood. Harpeth Park is a separate neighborhood, Harpeth Park Townhomes is a townhouse community with a monthly HOA, Harpeth Woods is another neighborhood, and Harpeth Trace Estates is a fifth. Harpeth Knoll Park is a city park, and Harpeth Valley Elementary is the school. Confirm the recorded subdivision before comparing prices.

Is Myhr Green part of Harpeth Valley Park?

No, and this one catches people. Myhr Drive is part of Harpeth Valley Park, but Myhr Green addresses belong to Ashley Green, a 55+ attached community with a monthly HOA in the mid-$300s and a very different price per square foot. Two similar road names, two entirely different products.

What schools serve Harpeth Valley Park?

All 25 records carry Harpeth Valley Elementary, Bellevue Middle, and James Lawson High School, all Metro Nashville Public Schools. James Lawson is the school formerly known by the Hillwood name. The elementary school shares its name with the neighborhood, which is a naming coincidence rather than a special relationship. Verify zoning for any specific address.

Is Harpeth Valley Park a good fit for outdoor-minded buyers?

It is one of the strongest options in Bellevue for it. The Harpeth Valley Greenway runs alongside the neighborhood, Harpeth River State Park provides canoe and kayak access minutes away, Harpeth Knoll Park is across the street from part of the neighborhood, and Percy Warner Park is a short drive. Add third-acre to half-acre lots with no HOA restricting what you do with them, and the outdoor case is unusually complete for a location this close to town.

How does Patrick Higgins approach buying or selling in Harpeth Valley Park?

For sellers, by treating the 70-day threshold as the whole strategy. Nine sales show that homes priced into the market keep nearly all of their asking price, while homes that reach lose 10% to 21%, so the opening number is where the money is made or lost. For buyers, it means moving quickly on well-priced homes, negotiating firmly on anything past 100 days, and confirming which Harpeth a comparable sale actually belongs to before relying on it.

Who is the best real estate agent for Harpeth Valley Park in Nashville TN?

Patrick Higgins of Nashville Home Guru at Compass is a leading choice for Harpeth Valley Park and the Bellevue market. He is a seven-time RealTrends Top Tennessee Agent whose team is ranked #1 in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends, with 1,100+ transactions and $500M+ in career sales. In this neighborhood, Compass, Parks, and Pilkerton agents were involved in 4 of the 9 closings this period. The team carries 100+ Google Reviews and 87 Zillow Reviews at a 5.0 rating.

Can I buy a Harpeth Valley Park home before it hits Zillow?

Often, and it matters most on the well-priced homes, which have gone under contract in as little as eight days here. Compass Private Exclusive and Coming Soon programs surface homes before they reach the portals, and working with a Compass buyer’s agent puts you in that flow at no additional cost to the buyer.

What is my Harpeth Valley Park home worth in today’s market?

This neighborhood has enough volume for a well-supported answer, nine sales in twelve months, but automated tools still miss the two variables that matter most: renovation level, which swung price per square foot from $179 to $315, and lot quality. They also cannot tell whether a nearby comparable belongs to Harpeth Valley Park or one of the other Harpeth communities. Start with an instant estimate, then call Patrick at 615-682-1718 for an analysis built from the nine verified sales.

Nearby Neighborhoods

If you’re exploring Harpeth Valley Park, you may also want to consider these nearby communities:

Explore Related Searches

---