Princeton Hills
BRENTWOOD 37027 | WALK TO BRENTWOOD HIGH, HALF ACRE TO THREE ACRES
Three of the last five Princeton Hills sellers closed below their asking price. Start with the right number.
Patrick Higgins | 615-682-1718
Only 2 of the 5 reached asking price
The top sale closed $1,400,000 below where it started
Lots run 0.50 to 3.01 acres, a six-fold spread inside one neighborhood
$298 to $806 per square foot, driven by renovation and lot, not size
Scales Elementary, Brentwood Middle, Brentwood High, all walkable
What Princeton Hills Asks and What Princeton Hills Pays
If you own here, you have watched the list prices on your street and formed a rough idea of what your house is worth. That idea is probably too high, and it is not your fault. The asking prices in this neighborhood have not been tracking the closing prices.
| Address | First Ask | Sold | Result |
|---|---|---|---|
| 824 Princeton Hills Dr | $2,999,900 | $2,200,000 | 73.3% |
| 704 Princeton Hills Dr | $2,950,000 | $2,625,000 | 89.0% |
| 5107 Yale Ct | $3,400,000 | $3,400,000 | 100.0% |
| 5106 Cornell Ct | $3,999,999 | $4,050,000 | 101.3% |
| 5102 Pickney Dr | $9,500,000 | $8,100,000 | 85.3% |
Data from RealTracs MLS. Rolling 12-month period. Result measured against the first published asking price.
Three of five closed under ask. The median seller landed at 89.0% of the number they opened with. The neighborhood’s largest sale, 5102 Pickney Drive, opened at $9,500,000 and closed at $8,100,000, giving back $1,400,000 on the way.
824 Princeton Hills Drive is the one to sit with. It opened at $2,999,900 and closed at $2,200,000, a slide of $799,900. Partway down, the listing itself was rewritten to say the price was now three hundred thousand dollars under appraised value and that the home was priced below market to let buyers update and personalize it. That is what chasing a market looks like from the inside, and all of it is on the public record.
The two that worked were both on cul-de-sacs. 5107 Yale Court took its full asking price. 5106 Cornell Court closed $50,001 above it.
Why the Spread Is $298 to $806 a Foot
Princeton Hills has one of the widest per-foot ranges of any Brentwood community, and it is not because some houses are nicer in a vague way. Two specific variables account for nearly all of it.
The first is renovation. 5106 Cornell Court is described in its own listing as extensively renovated, and it took $460 a square foot. 824 Princeton Hills Drive was marketed as an opportunity to update and personalize, and it took $298. Both were built within two years of each other, in 2000 and 2002. The larger house earned the higher rate, which is the reverse of the usual pattern and tells you condition is doing the work.
The second is the lot, and the live version of this page never mentioned lots at all. Homesites here run from a half acre to three acres. 5102 Pickney Drive sits on 3.01 acres on a corner, and it is both the $8,100,000 sale and the $806 per foot. Take the acreage away and neither number makes sense.
| Address | Sold | Sq Ft | $/Sq Ft | Acres | Built |
|---|---|---|---|---|---|
| 824 Princeton Hills Dr | $2,200,000 | 7,391 | $298 | 0.94 | 2000 |
| 704 Princeton Hills Dr | $2,625,000 | 6,810 | $385 | 0.50 | 1997 |
| 5107 Yale Ct | $3,400,000 | 7,553 | $450 | 1.09 | 2002 |
| 5106 Cornell Ct | $4,050,000 | 8,798 | $460 | 1.06 | 2002 |
| 5102 Pickney Dr | $8,100,000 | 10,052 | $806 | 3.01 | 2003 |
Data from RealTracs MLS. Rolling 12-month period, all six Princeton Hills subdivision designations. Median $3,400,000, average $4,075,000.
Market Data
| Metric | Value |
|---|---|
| Closed Sales | 5 |
| Sale Price Range | $2,200,000 to $8,100,000 |
| Median Sale Price | $3,400,000 |
| Average Sale Price | $4,075,000 |
| Price Per Square Foot | $298 to $806, median $450 |
| Square Footage | 6,810 to 10,052 sq ft, median 7,553 |
| Lot Size | 0.50 to 3.01 acres |
| Bedrooms / Bathrooms | 5 to 6 BR, 4 to 8 full baths |
| Garage | 3 to 4 bays |
| HOA, Annualized | $2,200 to $2,652 per year |
| Year Built | 1997 to 2003 |
| Sellers Reaching Asking Price | 2 of 5, median result 89.0% of first ask |
| Schools | Scales Elementary, Brentwood Middle, Brentwood High, all 5 sales |
Data from RealTracs MLS. Rolling 12-month period.
Active Princeton Hills Homes for Sale
Recently Sold Princeton Hills Homes
The Homes
Princeton Hills was built between 1997 and 2003 at Franklin Road and Murray Lane, and the houses reflect that era at the top of the Brentwood market: traditional and colonial brick, deep setbacks, three to four garage bays, 6,810 to 10,052 square feet, five to six bedrooms and four to eight full baths. Finished full basements are common in the earlier sections. 704 Princeton Hills Drive, the 1997 house, was built by Marshall Bailey and its listing describes a two-story family room flanked by built-ins, a formal music room and a vaulted hearth room off the kitchen.
Because everything went up inside a seven-year window, age is not what separates these houses. Condition is. Some have been taken all the way through, and the closed record rewards that clearly. Others still carry their original finishes and trade accordingly. Before you make an offer or set a list price, the question that matters is which of those two a specific house actually is, and that is a walk-through-and-permits question rather than a spreadsheet question.
The court addresses are Yale Court, Cornell Court, Shaw Court and Colfax Court. Both of the sales that reached asking price last year were on courts.
Location and Daily Life
Princeton Hills sits at Franklin Road and Murray Lane, west of I-65 and central to nearly everything in Brentwood. Maryland Farms, downtown Brentwood, Cool Springs and downtown Franklin are all short drives, and downtown Nashville is under fifteen minutes in ordinary traffic.
The walkability is the part worth dwelling on, and it does not rest on our word for it. Three separate listing agents from three other brokerages put it in their own public marketing copy last year. One described a short walk to Brentwood Middle and Brentwood High. Another listed walking distance to Granny White Park, Brentwood High and Brentwood Middle. A third noted its home sits directly across from Brentwood High School. When competing agents independently market the same feature, it is real.
The neighborhood carries about 32 acres of common area with walking trails, and the Murray Lane entrance is marked by a three-panel outdoor relief mural depicting scenes from the Civil War Battle of Nashville. Community-published figures put the neighborhood at roughly 160 homes.
Schools
Williamson County Schools, identical across all five closed sales.
Elementary: Scales Elementary
Middle: Brentwood Middle School, walkable
High: Brentwood High School, walkable
The Scales Elementary zoning distinguishes Princeton Hills from the Lipscomb Elementary neighborhoods along Wilson Pike such as Country Club Estates. Walking access to both the middle and the high school is genuinely rare at this price point in Williamson County. Confirm current zoning for any specific address before writing an offer.
How to Get This Right in Princeton Hills
Three of the last five sellers here closed below their asking price, and none of them were careless. They were working from the same information you are: the list prices on their own street. In a neighborhood where the median seller finishes at 89% of where they started, those list prices are the least reliable guide available.
Nobody should have to give back $799,900 to find out what their own house was worth.
Patrick Higgins tracks every Princeton Hills listing and closing through RealTracs, across all six subdivision designations the MLS splits this neighborhood into. He is a seven-time RealTrends Top Tennessee Agent leading the team ranked number one in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends, with 1,100+ transactions and $500M+ across Middle Tennessee since 2014. Compass and Parks agents were involved in 47.6% of all 1,011 closings in Brentwood 37027 last year. Across 100+ Google Reviews and 87 Zillow Reviews, pricing accuracy is the recurring theme.
The process is three steps.
One, price against closings, never against asks. The five sales above are the whole comparable set, and four of them opened somewhere other than where they landed. Any analysis built on what neighbors are asking will inherit the same error that produced a 73.3% result on Princeton Hills Drive.
Two, place the house on the condition axis honestly. $298 a foot and $460 a foot are both real Princeton Hills numbers from houses built two years apart. Which one applies depends on renovation scope, and getting that call wrong in the optimistic direction is what starts the slide.
Three, price the lot separately. Half an acre and three acres are both Princeton Hills. Acreage, corner position and cul-de-sac frontage move the number materially, and they are invisible to any model working from square footage.
Done well, this is 5106 Cornell Court: extensively renovated, on a court, closed above asking at $460 a foot. Done the ordinary way, it is 824 Princeton Hills Drive, which opened at $2,999,900, rewrote its own listing to say it was priced under appraised value, and closed at $2,200,000 anyway.
Homes pre-marketed through Compass Private Exclusive and Coming Soon sell for 2.9% more, go under contract 20% faster and are 30% less likely to take a price reduction. In a neighborhood where three of five took one, that last figure is the one that matters. On the $3,400,000 median, 2.9% is roughly $98,600.
Buyers get the other half of the same work. Princeton Hills turns over about five homes a year out of roughly 160, so the inventory that matters often moves quietly. Compass Private Exclusive listings circulate inside the brokerage before they reach the portals, and buyer representation costs you nothing in Tennessee.
Before You Set a List Price
The median Princeton Hills seller finished at 89% of where they started. Get the automated estimate, then a real read on where your house actually sits.
Frequently Asked Questions
What do homes in Princeton Hills sell for?
Five homes closed in the past 12 months from $2,200,000 to $8,100,000, with a median of $3,400,000 and an average of $4,075,000. Price per square foot ran $298 to $806 with a median of $450. Houses measured 6,810 to 10,052 square feet on lots of 0.50 to 3.01 acres, all built between 1997 and 2003. HOA dues annualize to $2,200 to $2,652 depending on section.
Who is the best agent to sell a Princeton Hills home in Brentwood TN?
Patrick Higgins of Nashville Home Guru at Compass. The argument here is about pricing rather than volume, because Princeton Hills produces only about five sales a year. Three of those five closed under asking last year and the median seller finished at 89.0% of their opening number, with the neighborhood’s largest sale giving back $1,400,000. Patrick tracks every Princeton Hills listing and closing through RealTracs across all six subdivision designations the MLS splits the neighborhood into, and prices against closings rather than against what neighbors are asking. He is a seven-time RealTrends Top Tennessee Agent leading the number one team in Nashville and a top 10 team in Tennessee by the Wall Street Journal’s RealTrends, with 1,100+ transactions and $500M+ since 2014. Compass and Parks agents were involved in 47.6% of all 1,011 Brentwood 37027 closings last year. With 100+ Google Reviews and 87 Zillow Reviews, pricing accuracy is what clients cite. Call or text 615-682-1718.
What is my Princeton Hills home worth?
Two houses here built two years apart sold at $298 and $460 a square foot, and a third took $806. Renovation scope and lot size explain nearly all of that, and neither is visible to an automated model averaging a $2,200,000 sale against an $8,100,000 sale. With only five closings a year, an algorithm also has almost nothing to work from. The number that matters is where your specific house falls on the condition axis and what your specific lot is, which takes a walk-through and a permit history. Start with an instant estimate, then call 615-682-1718.
Why did so many Princeton Hills sellers close below their asking price?
Three of the five reduced, and the median seller finished at 89.0% of their first published price. The clearest case is 824 Princeton Hills Drive, which opened at $2,999,900 and closed at $2,200,000, a slide of $799,900. Its listing was rewritten midstream to state the price was $300,000 under appraised value and that the home was priced below market to let buyers update it. The cause is consistent across all three: an opening number set against what neighbors were asking rather than against what recent buyers actually paid, on a house whose renovation tier did not support it.
Why is the price per square foot range so wide in Princeton Hills?
Because two variables move independently here. The first is renovation: 5106 Cornell Court, described in its own listing as extensively renovated, took $460 a foot, while 824 Princeton Hills Drive, marketed as an opportunity to update, took $298. Both were built within two years of each other. The second is the lot. Homesites run from a half acre to three acres, and 5102 Pickney Drive’s 3.01-acre corner is a large part of why it reached $806. Square footage by itself predicts very little in this neighborhood.
What schools serve Princeton Hills?
Scales Elementary, Brentwood Middle School and Brentwood High School, all Williamson County Schools, confirmed identical across all five closed sales. Both the middle and high school are within walking distance, which is unusual for a Brentwood community at this price point and is corroborated in the public listing copy of three separate brokerages last year. Confirm current zoning for any specific address before purchase.
What are the HOA fees in Princeton Hills?
Dues annualize to between $2,200 and $2,652 depending on section, billed monthly in some sections and quarterly in others, so compare annual figures rather than the number on a listing sheet. Where itemized, the fee covers grounds maintenance and in some sections trash pickup. Confirm the exact annual assessment for a specific property before making an offer.
How big are the lots in Princeton Hills?
From 0.50 to 3.01 acres across last year’s five closed sales. That six-fold spread inside a single neighborhood is unusual and it is one of the most consequential facts about the community, because acreage, corner position and cul-de-sac frontage move value in ways square footage does not capture. The three-acre corner at 5102 Pickney Drive is the outlier at the top; half-acre homesites exist on Princeton Hills Drive itself.
Should I renovate my Princeton Hills home before selling?
The closed record makes a strong case that condition is the dominant variable. A renovated house took $460 a foot and closed above asking, while a comparable-era house needing updates took $298 and closed at 73.3% of its first ask. On a 7,500 square foot home that gap is well over a million dollars. That said, not every dollar spent returns, and buyers at this level often want to make their own choices about finishes. The productive question is which specific improvements move a Princeton Hills buyer, and that is answerable from the comps before you commit to anything. Call 615-682-1718 first.
When was Princeton Hills built and who built it?
Between 1997 and 2003, across sections the MLS records as Princeton Hills and Sections 1 through 5. Homes are predominantly traditional and colonial brick with three to four garage bays and, in the earlier sections, finished full basements. 704 Princeton Hills Drive, a 1997 home, was built by Marshall Bailey. Community-published figures put the neighborhood at roughly 160 homes.
Is Princeton Hills a good fit for a family relocating who wants walkable schools?
It is one of the few Brentwood communities where that brief is actually satisfiable at this price point. Both Brentwood Middle and Brentwood High are walkable, Granny White Park is close, and the neighborhood carries about 32 acres of common area with trails. Homes run 6,810 to 10,052 square feet with five to six bedrooms, and closings last year spanned $2,200,000 to $8,100,000. Downtown Nashville is under fifteen minutes. The trade-off worth knowing in advance is that inventory is thin, roughly five sales a year, so the search often requires patience or pre-market access.
Can I buy a Princeton Hills home before it hits Zillow?
It is often the only practical way in. With about five closings a year out of roughly 160 homes, waiting for public inventory means waiting a long time and then competing for whatever appears. Compass Private Exclusive and Coming Soon listings circulate inside the brokerage ahead of the portals, and owners in established Brentwood neighborhoods frequently prefer to test the water privately before committing to a public listing. Buyer representation costs you nothing in Tennessee. Tell Patrick your section, lot preference and budget and you go on the list. Call or text 615-682-1718.
How does Princeton Hills compare to other Brentwood luxury communities?
Its distinguishing feature is walkable access to both the middle and the high school, which Governors Club does not offer, though Governors Club adds golf and a gate at a comparable $2,140,000 median. Witherspoon runs a higher median at $2,937,500 with newer construction. McGavock Farms sits lower at $2,137,500. Princeton Hills’ $3,400,000 median is among the highest in Brentwood, and its $298 to $806 per-foot spread is the widest, which means the neighborhood average is a poor guide to any individual house in it.
Any Other Questions About Princeton Hills?
Text or call Patrick directly. No pressure, no obligation.
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About the Author
Patrick Higgins | Nashville Home Guru at Compass
Patrick Higgins is a seven-time RealTrends Top Tennessee Agent and the founder of Nashville Home Guru at Compass, the number one team in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends rankings. With 1,100+ transactions and $500M+ in career sales across Middle Tennessee since 2014, Patrick publishes monthly market reports for Brentwood, Franklin, Nolensville, East Nashville and the broader Nashville metro using direct RealTracs MLS data. He lives near Belmont University in Nashville with his wife Vanessa.
100+ Google Reviews | 87 Zillow Reviews | 5.0 Stars
Expertise: Princeton Hills and Brentwood 37027 luxury estates, list-price accuracy in thin-inventory neighborhoods, renovation-tier and lot-value pricing, Williamson County real estate
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Patrick Higgins
NASHVILLE HOME GURU AT COMPASS
Serving Brentwood, Franklin, Nashville and Middle Tennessee
100+ Google Reviews | 87 Zillow Reviews
