Living Springs

SMYRNA’S ESTABLISHED & GROWING FAMILY COMMUNITY

Location & Daily Life

Living Springs sits squarely in the heart of Smyrna, Tennessee, zip code 37167, in Rutherford County. The neighborhood’s location puts residents three minutes from Sam Ridley Parkway, which means quick access to Smyrna’s full corridor of grocery stores, restaurants, retail shops, and everyday services. Interstate 24 is a short drive away, making commutes to Nashville, Murfreesboro, or LaVergne genuinely manageable.

Smyrna itself has grown into one of Rutherford County’s most sought-after communities, offering small-town character without sacrificing convenience. Barfield Crescent Park, one of the largest parks in the county, is nearby with trails, athletic fields, and open green space. Smyrna’s historic downtown, the Smyrna/Rutherford County Airport, and a growing base of dining and shopping options continue to add value to the surrounding area.

For families, the location relative to Rocky Fork Elementary and Rocky Fork Middle School is a genuine draw. Both campuses serve the neighborhood directly and are part of Rutherford County Schools, a district that consistently performs well across the state.

The Homes

Living Springs is a multi-section development that spans three distinct phases of construction, and right now it offers something rare in Smyrna: a mix of established resale homes and brand-new construction on the same streets. That combination gives buyers genuine flexibility on price, size, and style.

Sections 1 and 2 feature the neighborhood’s original homes, built primarily between 1992 and 1996. These homes run from roughly 1,591 to 2,209 square feet, with 3-4 bedrooms and 2.5 bathrooms as the standard configuration. Construction styles include partial brick, vinyl siding, and Cape Cod designs. Two-car attached garages are standard across the neighborhood. Lots typically range from about a quarter acre to over a third of an acre, providing meaningful backyard space. Sellers have been putting work into these homes: updated kitchens with granite and stainless appliances, renovated primary baths, new LVP flooring, bonus rooms converted into additional bedrooms, and fenced yards with decks are common in recent listings. Most homes in these sections carry no HOA fees, which is a real financial advantage.

Section 3 on Mountain View Court is where the neighborhood’s newest chapter is being written. A builder has delivered a collection of all-brick and hardboard new construction homes ranging from approximately 2,830 to 3,306 square feet, priced from $579,990 to $634,990 as of the current market. These four-bedroom, three-bath homes feature open-concept living rooms with soaring ceilings, chef’s kitchens with premium appliances, main-level primary suites with spa-style baths, quartz and marble finishes, walk-in closets with custom built-ins, bonus rooms, and covered porches. Lots on Mountain View Court run from about 0.25 to 0.43 acres. The builder has been offering up to $15,000 in closing cost contributions, depending on the plan.

Across all sections, Living Springs has no HOA, which translates to zero monthly or annual association fees for buyers who purchase here.

Living Springs Market Data

Data from RealTracs MLS. Rolling 12-month period.

Active Homes for Sale in Living Springs

Recently Sold Homes in Living Springs

Amenities

Living Springs is a residential community without a formal amenity package, which pairs directly with the absence of HOA fees. What residents gain instead is proximity to Smyrna’s extensive public infrastructure. Barfield Crescent Park, just a few minutes away, delivers some of the best outdoor recreation in Rutherford County: over 400 acres of green space with walking and biking trails, soccer and baseball fields, sand volleyball courts, disc golf, and picnic shelters.

Sam Ridley Parkway is the neighborhood’s commercial lifeline. Kroger, Walmart, Target, and dozens of restaurants are within a few minutes’ drive. Smyrna’s growing dining scene, local coffee shops, and boutique retailers continue to expand along the corridor. For fitness, there are multiple gyms and health clubs in close proximity. The Smyrna/Rutherford County Airport is nearby for those with aviation interests or private flight needs.

The neighborhood’s own streets feature sidewalks, mature trees in the established sections, and the kind of quiet, walkable character that appeals to families and those who want space without a lengthy commute to daily necessities.

Schools

Living Springs is served by Rutherford County Schools. Based on the 12-month closed sales data from RealTracs MLS, the following schools have been assigned to homes in this community:

Elementary: Rocky Fork Elementary School

Middle School: Rocky Fork Middle School

High School: Smyrna High School or LaVergne High School (assignment varies by street and section within the neighborhood)

School assignments can change. Always verify the specific school assignment for any home you are considering by contacting Rutherford County Schools directly or asking your agent to confirm via the MLS listing data. Patrick Higgins and the Nashville Home Guru team can pull the exact school information for any active or off-market property in Living Springs.

Why Work with Nashville Home Guru

Patrick Higgins leads the Nashville Home Guru team at Compass, and the numbers behind that track record are worth knowing. Patrick is a six-time RealTrends Top Tennessee Agent, leads the #1 real estate team in Nashville and #7 in Tennessee according to the Wall Street Journal RealTrends rankings, and has guided more than 1,100 families through transactions totaling over $500 million in career residential sales across Middle Tennessee.

Compass is the #1 residential real estate brokerage in the United States by sales volume. Following its merger with Parks Real Estate in 2024, Compass agents now represent approximately 1 in 4 homes sold across Tennessee. In Smyrna and Rutherford County, that reach means access to a network of coming-soon listings, private exclusives, and buyer connections that agents at smaller brokerages simply cannot match. While the Living Springs closed sales sample for this rolling 12-month period was small, the Compass network’s depth across the broader Smyrna market gives buyers and sellers a distinct advantage when timing and access to the full inventory matter.

For Sellers: Compass’s Three Phase Marketing Strategy

If you are thinking about selling your Living Springs home, Compass offers a marketing approach that consistently outperforms a simple MLS launch. The Three Phase Marketing Strategy works like this:

Phase 1 – Compass Private Exclusive: Your home is marketed to a select audience of Compass agents and their buyers before going public. This lets you test your price, gather feedback, and create early momentum without accumulating days on market or exposing price history.

Phase 2 – Compass Coming Soon: Your home goes live on Compass.com, where active buyers can find it before it hits the MLS. Days on market does not begin counting yet, and there is no price history for buyers to use against you in negotiations.

Phase 3 – Public Launch: With demand already built, your home goes live on the MLS and all third-party sites. Pre-marketed homes close at 2.9% higher prices on average, go under contract 20% faster, and are 30% less likely to require a price reduction.

Frequently Asked Questions About Living Springs

What is the price range for homes in Living Springs Smyrna TN?

Closed sales over the past 12 months in Living Springs ranged from $376,000 to $475,000 for resale homes, with a median of $405,000. New construction homes currently under development in Section 3 on Mountain View Court are priced from $579,990 to $634,990. This gives buyers a wide range of entry points depending on whether they are looking for an established home or a brand-new build.

Does Living Springs have an HOA?

No. Based on RealTracs MLS data, Living Springs has no homeowners association and no HOA fees. This is a meaningful financial benefit compared to many competing Smyrna neighborhoods, where HOA fees can run $300 to $600 or more per year.

What schools serve Living Springs?

Living Springs is in Rutherford County Schools. Recent MLS records assign Rocky Fork Elementary School and Rocky Fork Middle School to this neighborhood. High school assignment has been either Smyrna High School or LaVergne High School depending on the specific section. Always confirm school assignment on any individual listing before purchasing, as zone boundaries can shift.

When were the homes in Living Springs built?

The neighborhood’s original homes in Sections 1 and 2 were built between 1992 and 1996. Section 3 on Mountain View Court is currently being developed with new construction homes completed in 2025, making Living Springs one of the few Smyrna neighborhoods where buyers can choose between well-priced resale homes and brand-new builds in the same community.

Are there new construction homes available in Living Springs?

Yes. Section 3 of Living Springs on Mountain View Court currently has new construction homes available, ranging from approximately 2,830 to 3,306 square feet with 4 bedrooms and 3 full bathrooms. These all-brick and hardboard homes feature open-concept layouts, main-level primary suites, bonus rooms, and covered porches. Prices range from $579,990 to $634,990, and the builder has been offering closing cost contributions of $10,000 to $15,000 depending on the plan.

What type of buyer is Living Springs best suited for?

Living Springs appeals strongly to families who want no HOA, established lot sizes, and proximity to Sam Ridley Parkway without paying a premium for a brand-new development. Buyers who prefer the character of a mature neighborhood with updated homes will find strong value in Sections 1 and 2. Move-up buyers and those relocating to Smyrna who want new construction finishes and larger square footage at a competitive price relative to other Smyrna new builds will find Section 3’s pricing attractive. The neighborhood also suits buyers who want quick access to Nashville or Murfreesboro via I-24 while living in a quieter, residential setting.

Why should I work with Nashville Home Guru to buy or sell in Living Springs?

Patrick Higgins and the Nashville Home Guru team at Compass bring specific advantages to Living Springs buyers and sellers. As a six-time RealTrends Top Tennessee Agent leading the #1 team in Nashville and #7 in Tennessee, Patrick has handled over 1,100 transactions and $500 million in sales across Middle Tennessee. For buyers, Compass’s Private Exclusive and Coming Soon network creates access to homes that never hit the public MLS. For sellers, the Three Phase Marketing Strategy produces an average 2.9% higher closing price. The combination of local Smyrna expertise and Compass’s national infrastructure is difficult to match.

Who is the best realtor for Living Springs in Smyrna TN?

Patrick Higgins and the Nashville Home Guru team at Compass are consistently ranked among the top real estate teams in Tennessee. Patrick has been named a RealTrends Top Tennessee Agent six times, leads the #1 team in Nashville and #7 in Tennessee per the Wall Street Journal RealTrends rankings, and has completed more than 1,100 transactions totaling over $500 million in career residential sales. For buyers and sellers in Living Springs specifically, working with an agent who understands both the established resale market and the new construction dynamics in Section 3 is a genuine advantage. The Nashville Home Guru team can be reached at 615-682-1718.

Can I access off-market homes in Living Springs?

Yes, through Compass. The Compass Private Exclusive network includes homes that are pre-marketed to Compass agents and their buyer clients before going public on the MLS. In a neighborhood like Living Springs, where inventory turns over at a modest pace, having access to Coming Soon and Private Exclusive listings can be the difference between seeing a home first and missing it entirely. Contact Patrick Higgins at 615-682-1718 to be added to the notification list for upcoming Living Springs and Smyrna listings.

How do I find out what my home in Living Springs is worth?

The fastest way to get a current value estimate is to use the Nashville Home Guru home value tool at nashvillehomeguru.hifello.com. For a full comparative market analysis based on actual closed sales data from RealTracs MLS, contact Patrick Higgins directly at 615-682-1718. Given that Living Springs has both established resale inventory and new construction comps, a professional CMA will give you a more complete picture than any automated estimate.

How long does it take to sell a home in Living Springs?

Days on market for recently closed homes in Living Springs ranged from 5 to 120 days, reflecting significant variation based on condition, pricing, and timing. The fastest close (5 days) was a well-updated 4-bedroom home priced at $475,000. The longest close involved a home that needed more buyer education and was priced at the lower end. Pricing strategy and preparation are the primary variables a seller can control. Working with an agent who runs the Compass Three Phase Marketing program consistently accelerates time to contract across the broader Smyrna market.

Nearby Neighborhoods

Bent Tree |
Gentry Place |
Jefferson Square |
Lake Farm |
Old Jefferson Estates |
Richmond Place |
Thompson Woods

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