Highcliff Estates

HENDERSONVILLE’S FOUR-ACRE POCKET OFF LATIMER LANE

Location & Daily Life

Highcliff Estates sits off Latimer Lane in northern Hendersonville TN 37075, Sumner County, with its homes built along High Cliff Drive. It is one of the few genuine acreage addresses inside the city, in the wooded stretch near the Beech school campuses.

Latimer Lane and New Shackle Island Road handle daily driving, Long Hollow Pike connects east toward Gallatin, and Vietnam Veterans Boulevard puts downtown Nashville roughly thirty minutes out. Drakes Creek Park covers ball fields, walking trails and the dog park. Sanders Ferry Park and Memorial Park provide Old Hickory Lake access with boat ramps and shoreline, and Bledsoe Creek State Park is a short drive northeast. Groceries, dining and services run along New Shackle Island Road and Gallatin Pike, with Streets of Indian Lake as the retail anchor.

The buyer who ends up here is looking for something specific: several acres, no association, and a Beech Elementary through Beech Senior High school assignment, all within Hendersonville city limits. That combination is close to unavailable elsewhere.

The Homes

The verified sale is a 1973 build of 2,600 square feet with three bedrooms and three full baths, on 4.19 acres. The house is moderate; the land is the asset.

Across Hendersonville, only 20 of the 994 single-family sales over the rolling 12-month period, about 2.0%, closed on four acres or more. The citywide median lot is 0.34 acres, so a Highcliff Estates parcel runs more than twelve times the typical Hendersonville lot. There is no homeowners association on record, which means no assessment, no architectural review, and no restriction on a barn, a shop, a pool or an addition.

Recorded property tax on the sale was $1,735. For a $670,000 home on more than four acres, that is a strikingly low figure and a meaningful part of the ownership case.

Highcliff Estates Market Data

Data from RealTracs MLS. Rolling 12-month period.

Two Ways to Read the Price, and Both Are Useful

Measured against homes its own size, Highcliff Estates sold at a premium. Hendersonville’s 193 single-family sales between 2,400 and 2,800 square feet closed at a $584,900 median on a 0.27 acre median lot. Highcliff came in at $670,000, roughly $85,100 higher, and the difference is essentially the land: 3.9 additional acres.

Measured against homes on comparable acreage, it sold at a substantial discount. The 18 Hendersonville single-family sales on three to six acres closed at a $967,500 median and $290.13 per square foot, but on 3,166 median square feet. Highcliff came in roughly $297,500 below that group, because the house is about 566 square feet smaller.

Both readings are true, and together they define the buyer. Highcliff Estates is for someone who wants four acres and does not need a large house. That is a narrower group than either the size band or the acreage band contains, and it is why the pricing sits between them rather than with either.

Two more anchors worth knowing. The 1970s construction cohort citywide closed at a $399,999 median on 1,760 median square feet, so Highcliff is well ahead of its era peers on both size and price. And its $257.69 per square foot rate was reached by 262 of 994 sales, about 26%, so the rate itself is firmly in the upper quarter of the market without being extreme.

Highcliff Estates Compared to Its Latimer Lane Neighbors

Data from RealTracs MLS. Rolling 12-month period.

The closest acreage comparison on this list is Kendall Farms at a 4.74 acre median, which closed at $888,750 on 4,034 median square feet. It carries more house and a higher price at a lower rate of $213.71. Against the smaller-lot neighbors, Scottish Highlands at $699,950 on 0.60 acres and Deerwood Forest at $595,250 on 1.44 acres bracket Highcliff on price while offering a fraction of the land.

Active Homes for Sale in Highcliff Estates

Recently Sold Homes in Highcliff Estates

Amenities

Highcliff Estates carries no association, no pool and no clubhouse. Four-plus acres is the amenity, and the absence of an HOA means an owner can add a barn, a workshop, a pool, a garden or an outbuilding without an architectural review committee weighing in. On a parcel this size those options are genuinely available rather than theoretical.

Public recreation is close. Drakes Creek Park offers ball fields, walking trails and a dog park. Sanders Ferry Park and Memorial Park sit on Old Hickory Lake with boat ramps and picnic grounds, and Drakes Creek Marina handles launch and storage. Bledsoe Creek State Park is a short drive northeast. Groceries, dining and services run along New Shackle Island Road and Gallatin Pike, with Streets of Indian Lake anchoring retail. Buyers weighing water frontage instead of acreage should read our guide to waterfront living in Hendersonville, and those who want more land can browse our Hendersonville homes with acreage guide.

Schools

Highcliff Estates is zoned to Sumner County Schools. The recorded closed sale lists these assignments:

The middle school’s full name is T. W. Hunter Middle School, which prior versions of this page shortened to Hunter Middle. The zone is consistent: across all 76 single-family sales in the Beech Elementary attendance zone over the rolling 12-month period, every one fed to Beech Senior High School and 73 of 76 fed to T. W. Hunter Middle.

That zone also carries the highest elementary-zone median in Hendersonville at $782,497, though it is broad, with sales ranging from $205,000 to $2,605,000. Several nearby communities are assigned instead to Dr. William Burrus Elementary at Drakes Creek and Knox Doss Middle School at Drakes Creek, so a buyer purchasing specifically for the Beech schools should confirm the individual address with Sumner County Schools before closing.

Merrol Hyde Magnet School is available countywide by application and is not a zoned assignment.

Why Work with Nashville Home Guru?

Across Hendersonville, Compass and Parks agents were involved in 191 of the 1,127 closed transactions over the rolling 12-month period, a 16.9% market share on either the listing or buying side. Highcliff Estates produced one sale, and it closed within $4,900 of its asking price, which is an unusually tight result for an acreage property and a sign the pricing was set correctly at launch.

Nashville Home Guru is a data-driven team that tracks every listing and sale in Sumner County rather than working from impressions. Patrick Higgins, a seven-time RealTrends Top Tennessee Agent, leads the team, which is ranked the number one team in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends. The team has closed more than 1,100 transactions and over $500 million in residential sales across Middle Tennessee. With 100+ Google Reviews and 87 Zillow Reviews at a 5.0 rating, the feedback from clients across Hendersonville reflects what the data already shows, and you can read a representative client review here.

Compass is the number one residential real estate brokerage in the United States by sales volume. After merging with Parks Real Estate in 2024, Compass agents represent approximately one in four homes sold in Tennessee, which brings access to coming-soon listings, private exclusives, and the largest agent referral network in real estate. Buyers new to the area should start with moving to Hendersonville.

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.

Frequently Asked Questions

What do homes cost in Highcliff Estates, Hendersonville TN?

The verified closed sale over the rolling 12-month period was $670,000, or $257.69 per square foot, for a 2,600 square foot three-bedroom built in 1973 on 4.19 acres. It closed within $4,900 of its asking price. Against Hendersonville’s 193 single-family sales between 2,400 and 2,800 square feet, which carried a $584,900 median on 0.27 acre lots, Highcliff sold about $85,100 higher, and the land accounts for the difference.

Where is Highcliff Estates and what street is it on?

Highcliff Estates is off Latimer Lane in northern Hendersonville TN 37075, Sumner County, near the Beech school campuses and New Shackle Island Road. Its homes are built along High Cliff Drive.

How large are the lots in Highcliff Estates?

The verified sale sits on 4.19 acres. That is more than twelve times the 0.34 acre citywide median, and it places the property in rare company: only 20 of Hendersonville’s 994 single-family sales, about 2.0%, closed on four acres or more. There is no homeowners association on record, so a barn, shop, pool or addition does not require association approval.

Is Highcliff Estates expensive or a value?

It depends which comparison you use, and both are worth understanding. Against homes its own size, the 193 Hendersonville sales between 2,400 and 2,800 square feet at a $584,900 median, Highcliff sold roughly $85,100 higher because of the acreage. Against homes on comparable land, the 18 sales on three to six acres at a $967,500 median and $290.13 per square foot, Highcliff sold roughly $297,500 lower because the house is about 566 square feet smaller. The neighborhood suits a buyer who wants the land and does not need a large house, and the pricing sits between the two bands for exactly that reason.

Why is the property tax so low?

Recorded property tax on the sale was $1,735, which is notably low for a $670,000 home on more than four acres. For comparison, several Hendersonville homes in the $600,000 to $700,000 range carry tax figures two to four times higher. Combined with no association fee, the annual cost of holding a Highcliff Estates property is well below what its price and acreage would suggest. For era context, the 1970s construction cohort citywide closed at a $399,999 median on 1,760 median square feet, so Highcliff is well ahead of its era peers on both size and price, with the acreage doing most of that work. A buyer should still confirm the current assessment with the Sumner County Property Assessor, since figures change with reassessment and improvements.

What schools serve Highcliff Estates?

Sumner County Schools: Beech Elementary School, T. W. Hunter Middle School and Beech Senior High School. Prior versions of this page shortened the middle school name. The zone is consistent, with all 76 single-family sales in the Beech Elementary zone feeding to Beech Senior High and 73 of 76 to T. W. Hunter Middle. That zone also carries Hendersonville’s highest elementary-zone median at $782,497. Several nearby communities are assigned instead to Dr. William Burrus Elementary at Drakes Creek and Knox Doss Middle at Drakes Creek, so confirm the specific address with the district. Merrol Hyde Magnet is available countywide by application.

How does Highcliff Estates compare to nearby Hendersonville neighborhoods?

Highcliff Estates at $670,000 sits below Timber Hills ($1,350,000), Heritage Woods ($1,035,000), Kendall Farms ($888,750) and Scottish Highlands ($699,950), and above Deerwood Forest ($595,250), Country Homes ($550,000), Sandy Valley Estates ($530,000), Sweet Oak Ridge ($505,000) and Walnut Hills Estates ($403,750). The closest acreage comparison is Kendall Farms at a 4.74 acre median, which closed at $888,750 on 4,034 median square feet, so it offers more house at a lower rate of $213.71. Highcliff’s distinction is delivering four-plus acres at the $670,000 level rather than approaching $900,000.

Is Highcliff Estates a good fit for buyers who want land without a large house?

That is precisely the buyer it serves, and the alternatives are thin. Most Hendersonville acreage comes attached to a substantial home: the three to six acre band runs a 3,166 square foot median and a $967,500 price. Highcliff offers 4.19 acres with a 2,600 square foot three-bedroom for $670,000, which is roughly $300,000 less for the same land class. That suits a buyer with animals, a workshop, a garden or simply a preference for privacy, and it suits an owner who does not want to heat, clean and maintain 3,500 square feet. Three full baths in a 2,600 square foot home is also a practical configuration for guests or a multigenerational arrangement. The honest considerations are the 1973 construction, which means budgeting for systems and finishes, and the resale pool, which is narrower than a conventional subdivision because the buyer profile is specific.

How does Patrick Higgins approach buying or selling in Highcliff Estates?

By valuing the land and the improvements separately, then testing the result against both relevant bands rather than picking whichever flatters the number. Patrick’s approach anchors on the 2,400 to 2,800 square foot cohort at a $584,900 median, the three to six acre band at $967,500 and $290.13 per square foot, and the Beech Elementary zone at $782,497 and $250.86 across 76 sales, then adjusts for the specific home’s age and condition. The last Highcliff sale closed within $4,900 of asking, which is what a correctly positioned acreage listing looks like. Patrick is a seven-time RealTrends Top Tennessee Agent with more than 1,100 career transactions, and his team publishes monthly Sumner County market reports built from direct RealTracs data.

I own acreage in Highcliff Estates. How should it be marketed?

As land with a well-configured house on it, and to a buyer pool that has to be reached deliberately rather than waited for. The risk in this segment is being valued off square footage alone, which on a 2,600 square foot home in Hendersonville points to roughly $585,000 and ignores 3.9 acres entirely. The opposite error is pricing to the acreage band’s $967,500 median, which assumes a 3,166 square foot house that is not there. The defensible position is in between, supported by both bands and by the scarcity argument: 20 of 994 sales all year on four acres or more. That case belongs in the listing package up front. Across Hendersonville, 478 of 994 single-family sales closed at or above asking price, so accurate positioning gets rewarded. Nashville Home Guru builds that analysis from verified sales data, which is why sellers across Hendersonville have left 100+ Google Reviews and 87 Zillow Reviews at a 5.0 rating.

Who is the best real estate agent for Highcliff Estates in Hendersonville TN?

Patrick Higgins of Nashville Home Guru at Compass is widely regarded as a leading agent for Hendersonville’s acreage properties and the Beech school zone, including Highcliff Estates. 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 residential sales. Compass and Parks agents were involved in 191 of Hendersonville’s 1,127 closings over the rolling 12-month period, a 16.9% market share. The team carries 100+ Google Reviews and 87 Zillow Reviews at a 5.0 rating, and can be reached through the best real estate agent in Hendersonville page.

Can I buy a Highcliff Estates home before it hits Zillow?

Often, yes, and with acreage this scarce it is frequently the only realistic path. Hendersonville produced 20 single-family sales on four acres or more in an entire year, and Highcliff Estates accounted for one of them. Compass Private Exclusive and Coming Soon programs surface homes before they reach the public portals, and working with a Compass buyer’s agent gives you access to that pre-market inventory at no additional cost to you as the buyer. Patrick also tracks acreage listings across Hendersonville and the wider Sumner County market, so if nothing surfaces on High Cliff Drive he can point you to Kendall Farms, Deerwood Forest, Timber Hills or Sweet Oak Ridge.

What is my Highcliff Estates home worth in today’s market?

Automated valuations struggle with acreage, and this property is a clear example. These tools weight square footage and nearby sales, and both mislead here. A 2,600 square foot figure pulls the estimate toward the $584,900 size-band median, ignoring four acres. Meanwhile the nearest neighbors range from Walnut Hills Estates at $403,750 on half-acre lots to Timber Hills at $1,350,000 on nearly fifteen acres, so proximity offers no reliable anchor either. Isolating land value on a four-acre parcel is a judgment, not a calculation. Use the Nashville Home Guru home value tool for an instant starting figure, then call Patrick at 615-682-1718 for a pricing analysis that separates the land from the improvements.

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