Patterson

SMYRNA’S PREMIER NEW CONSTRUCTION COMMUNITY

Location & Daily Life

Patterson sits off Spring Hill Drive in Smyrna, Tennessee 37167, tucked into a wooded hillside setting that backs up to mature trees along much of the rear property line. The community shares its address with Rocky Fork Elementary and Rocky Fork Middle School, so school drop-off is about as short a trip as Smyrna offers. From Interstate 24, residents exit at Sam Ridley Parkway West, which keeps the commute to Nashville, Murfreesboro, and the surrounding employment corridor straightforward.

Sam Ridley Parkway puts grocery stores, restaurants, and everyday retail within about five minutes. Smyrna’s town center, the Nissan North American assembly plant, and Smyrna Airport are all a short drive away. For residents commuting into Nashville, I-24 typically runs 30 to 35 minutes outside of peak hours. The sloped, wooded lots give Patterson a more natural feel than the flat-terrain subdivisions common elsewhere in Smyrna, and deer sightings in the backyards are a regular occurrence rather than a rare one.

The Homes

Patterson is an Ole South Properties community, and it stands out among their Smyrna developments because every home is built with four-sided brick or full brick with stone accents. Full-perimeter brick construction at this price point is increasingly hard to find, and it delivers the kind of long-term durability and curb appeal that fiber cement and vinyl-sided neighborhoods simply cannot match.

Ole South offers several floor plans at Patterson, ranging from roughly 2,000 to 2,543 square feet. The most requested plan comes in at 2,151 square feet, with three bedrooms on the main level, a bonus room and full bath above the garage, cathedral ceilings in the great room and covered back porch, and a large quartz island kitchen. The 2,282 and 2,296 square foot plans step up to four bedrooms with side-entry garages. The largest available plan, at 2,543 square feet, adds a three-car garage and a covered, screened side porch with a wood-burning fireplace.

Standard features across the community include smooth and trey ceilings, insulated and painted garages, stainless steel kitchen appliance packages with gas cooktops, laminate flooring in the main living areas, carpet in bedrooms, two- and three-car attached garages, and covered back patios or porches. Several lots include wood-burning fireplaces on the covered porch. Lot sizes run approximately 79 by 135 feet on standard lots, with larger corner lots available at a premium. The hillside grade means many backyards run straight to the tree line. Ole South has built homes in Middle Tennessee since 1986 and ranks among the Top 100 Home Builders nationally by Builder Magazine.

Patterson Market Data

The table below reflects closed sales from the rolling 12-month period. Active listings and pending sales are excluded to keep the figures stable over time.

Data from RealTracs MLS. Rolling 12-month period.

Active Homes for Sale in Patterson

Recently Sold Homes in Patterson

Amenities

Patterson is a single-family residential neighborhood without a community pool or clubhouse, which keeps the HOA fee among the lowest in this price range at just $65 a month. The tradeoff is a quieter, lower-density feel than the larger master-planned communities nearby. The neighborhood’s location next to the Rocky Fork school campus means the schools themselves function as de facto green space, and the wooded, sloped lots provide natural privacy along the rear property lines.

Within a short drive, residents have access to Long Hunter State Park on Percy Priest Lake for hiking, fishing, and picnicking. Smyrna’s recreational facilities include Sam Ridley Park and the Smyrna Greenway system. The Sam Ridley Parkway corridor has expanded its retail and dining options considerably over the past several years, with grocery stores, coffee shops, and a growing restaurant scene all close by.

Schools

Patterson is zoned to Rutherford County Schools, verified from MLS data across all closed sales in the community. Students attend Rocky Fork Elementary School (PK-5, located just steps from the neighborhood at 200 Thunderstorm Lane), Rocky Fork Middle School (6-8, 100 Thunderstorm Lane), and Smyrna High School for grades 9 through 12.

Rocky Fork Middle School carries a B+ rating on Niche and a Gifted and Talented program is available. The proximity of the elementary and middle school campuses to Patterson is a genuine advantage for families, particularly those whose kids will walk or ride the bus just a short distance rather than face a longer commute.

Why Work with Nashville Home Guru

Patterson is a new construction community where every home is listed and sold through Ole South Realty. That means if you walk through the model or contact the builder directly, the agent representing you at the closing table works for the seller, not for you. Having your own buyer’s agent at Patterson costs nothing out of pocket and gives you professional representation, help navigating upgrade selections, and someone reviewing the contract on your behalf before you sign.

Based on closed sales data from this 12-month rolling period, no Compass-affiliated agent appeared on either side of any of the 7 closed transactions at Patterson, since Ole South Realty handled the listing side directly. Across Smyrna as a whole, Compass agents represented 7.6% of the 1,015 closed sales citywide, roughly 77 transactions. That citywide presence still gives Patrick’s buyers earlier access to off-market and coming-soon homes, and it gives sellers of resale homes in Patterson a wider pool of qualified buyers through Compass’s referral network.

Patrick Higgins leads the Nashville Home Guru team at Compass, a six-time RealTrends Top Tennessee Agent and the leader of the number one real estate team in Nashville and a top 10 team in Tennessee according to the Wall Street Journal’s RealTrends rankings. The team has completed over 1,100 transactions totaling more than $500 million in career residential sales across Middle Tennessee, backed by 100+ Google Reviews and 87 Zillow Reviews from clients across Rutherford County. Compass is the number one residential real estate brokerage in the United States by sales volume, and following the 2024 merger with Parks Real Estate, Compass agents now represent approximately one in four homes sold in Tennessee.

For sellers of resale homes in Patterson or neighboring Smyrna communities, Compass’s Three Phase Marketing Strategy consistently delivers stronger results. Homes pre-marketed through this approach close at 2.9% higher prices, go under contract 20% faster, and are 30% less likely to experience a price reduction. Learn more about how the Three Phase Marketing Strategy works.

Phase 1, Compass Private Exclusive, lets you quietly test your price with a select buyer audience and collect feedback before going public. Phase 2, Compass Coming Soon, launches your home on Compass.com without accumulating days on market or price history. Phase 3 takes the listing fully public across the MLS and every third-party platform with maximum built-up demand already in place.

Frequently Asked Questions About Patterson in Smyrna TN

What is the price range for homes in Patterson?
Closed sales over the past 12 months in Patterson ranged from $489,000 to $594,523, with a median price of $515,000 and an average of $536,084. Price per square foot ran from $230 to $250, a range driven mostly by lot premiums, garage size, and which of Ole South’s floor plans a buyer chooses.

Who built the homes in Patterson?
Every home in Patterson is built by Ole South Properties, a Murfreesboro-based builder that has constructed new homes in Middle Tennessee since 1986. Ole South ranks among the Top 100 Home Builders nationally and is independently owned, which gives buyers more flexibility on lot selection and options than many large national production builders offer. Four-sided brick or full brick with stone accents is standard on every home in the community.

What are the HOA fees in Patterson?
The HOA fee in Patterson is $65 per month, or about $780 per year, based on data from all closed sales in the community. There is also a one-time $250 transfer fee at resale. That is a relatively low HOA for a new construction community in Rutherford County, and it reflects the fact that Patterson does not have a pool or clubhouse that would require higher ongoing maintenance costs.

What schools serve Patterson, and what county is it in?
Patterson is in Rutherford County and zoned for Rutherford County Schools. Students attend Rocky Fork Elementary School (PK-5) and Rocky Fork Middle School (6-8), both located on Thunderstorm Lane immediately adjacent to the neighborhood, and Smyrna High School (9-12). Patterson is one of the few Smyrna subdivisions where students can walk or bike to both the elementary and middle school campuses.

What floor plans and features are available in Patterson?
Ole South offers floor plans from roughly 2,000 to 2,543 square feet at Patterson, with 3 to 4 bedrooms and 2 to 3 full bathrooms. The most requested plan is the 2,151 square foot layout with three bedrooms down and a bonus room above the garage. Standard features include smooth and trey ceilings, quartz kitchen islands, stainless steel gas-cooktop appliance packages, and covered back porches, with several lots offering wood-burning fireplaces on the porch.

How large are the lots in Patterson, and does the community have a pool?
Standard lots run about 79 by 135 feet, with larger corner lots available at a premium. Patterson does not have a community pool, clubhouse, or fitness center. The hillside, wooded lots provide natural privacy instead, and residents looking for pool access typically use nearby public facilities. Long Hunter State Park on Percy Priest Lake is about 15 minutes away for swimming, hiking, and boating.

Is Patterson a good fit for families and move-up buyers?
Yes. With 3 to 4 bedroom floor plans between 2,000 and 2,543 square feet, a walkable distance to Rocky Fork Elementary and Middle School, and direct I-24 access from Sam Ridley Parkway, Patterson works well for families with school-age children and for professionals commuting to Nashville, Murfreesboro, or the Smyrna-La Vergne industrial corridor. Move-up buyers and first-time new construction buyers also do well here, since Ole South’s incentive programs have kept closing costs low for early purchasers in the community.

How does Patrick Higgins approach buying in Patterson?
Patrick prices and evaluates Patterson purchases against the community’s own closed sales rather than broad Smyrna averages, since price per square foot on the seven most recent closings ranged from $230 to $250, a $20 spread driven mostly by lot premiums and which floor plan a buyer selects. A six-time RealTrends Top Tennessee Agent, Patrick uses that kind of plan-by-plan and lot-by-lot data to help buyers understand which upgrades add resale value and which builder incentives are worth negotiating for at Patterson specifically.

Who is the best realtor for Patterson in Smyrna TN?
Patrick Higgins and the Nashville Home Guru team at Compass are consistently ranked among the top-performing teams in Rutherford County. Recognized six times as a RealTrends Top Tennessee Agent, Patrick leads the number one team in Nashville and a top 10 team in Tennessee by sales volume, with over $500 million in career sales, Compass’s 7.6% share of closed Smyrna sales citywide, and 100+ Google Reviews and 87 Zillow Reviews backing that track record. Call 615-682-1718 for a no-pressure conversation about Patterson or any Smyrna new construction.

Can I access a Patterson home before it hits Zillow?
Yes. Through Compass Private Exclusive and Coming Soon programs, Nashville Home Guru clients sometimes see resale homes in Patterson and surrounding Smyrna subdivisions before they reach Zillow, Redfin, or the public MLS. There is no added cost to buyers for this access. For new construction directly from Ole South, Patrick can also set up notifications so you hear about upcoming lot releases and price changes before the general public does.

What is my Patterson home worth in today’s market?
Automated valuation tools tend to underperform in a community like Patterson, where only seven homes have closed in the past 12 months and pricing still depends heavily on which of Ole South’s floor plans a home matches and whether it sits on a premium corner or wooded lot. That small comparable pool leaves an algorithm with little to work from. Use the Hifello home value tool above for a starting estimate, then call Patrick at 615-682-1718 for a full comparative market analysis specific to your lot, floor plan, and upgrades.

We’re relocating to Tennessee for a job. Is Patterson a good fit for buying without visiting in person first?
Patterson is one of the easier Smyrna communities to purchase remotely, because every home follows one of a handful of standardized Ole South floor plans with well-documented finishes, so photos and video walkthroughs give an accurate picture of what you are buying. Families relocating from Georgia, Michigan, Illinois, Virginia, Florida, Texas, and Wisconsin regularly choose Patterson for the combination of a top-rated, walkable school zone and pricing that is competitive with what they left behind. Patrick’s team has guided remote and relocating buyers through the full purchase process, from lot selection through final walk-through, without requiring an in-person visit until closing.

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