Saratoga Hills

TWO SALES, BOTH AT $344 A FOOT, NO HOA

Saratoga Hills at a Glance

What do homes cost in Saratoga Hills?

Two homes closed over the past 12 months, at $1,400,000 and $1,610,000, on Chesapeake Drive in Brentwood 37027. Both sit on acre-plus lots, both were built between 1985 and 1997, both have five bedrooms, and neither pays an HOA fee.

The striking part is what they closed at per square foot: $343.87 and $344.91. Two homes twelve years apart in vintage, 623 square feet apart in size, one all brick and one partial brick, landing within about a dollar a foot of each other.

That number turns out to matter more than it first appears, and the section below explains why. Patrick Higgins of Nashville Home Guru at Compass tracks every Brentwood closing directly from RealTracs and is reachable at 615-682-1718.

Which Saratoga is this?

This one is Saratoga Hills in Brentwood, Tennessee 37027, on Chesapeake Drive, Saratoga Drive and Saratoga Place, near Crockett Park. It is not the Saratoga subdivision in Murfreesboro, a separate Tennessee community about 40 minutes away. It is also not Saratoga Drive in Nashville 37205, which is a genuinely different street of the same name in another city, zoned to Eakin Elementary and Hillsboro High rather than Edmondson and Brentwood High. And it is not Saratoga Hills in Austin, Texas, or Saratoga, California.

Both Sales, and What They Reveal

Data from RealTracs MLS. Rolling 12-month period. Of Ask is measured against the original asking price. Days shown are list to contract.

Two things here were never published and both favour sellers. 9316 closed above asking, one of only three sales out of thirty-eight in its whole price band to manage that. And both homes went under contract fast: 9 and 20 days, a median of 14.5, against a band median of 41.5. Homes in this pocket contract roughly three times faster than their peers.

The $344 Ceiling, and Why It Is Not a Coincidence

It is tempting to read two sales landing a dollar apart per foot as a quirk of a small sample. The wider data says otherwise, and the answer is more useful than the coincidence would have been.

Across 38 closed sales in Edmondson-zoned Brentwood between $1.2 million and $1.8 million, the median price per square foot is $344.19.

Data from RealTracs MLS. Rolling 12-month period.

Saratoga Hills is not unusually consistent. It is priced almost exactly at the going rate for its school zone and price band, to within about a dollar a foot on both sides. The two sales straddle the band median.

For a seller, that is the single most actionable number on this page. Multiply your square footage by roughly $344 and you have a defensible opening position, then adjust for lot, condition and layout. For a buyer, it means an asking price meaningfully above that figure needs to be justified by something you can point at.

And the ceiling has been tested. One of these two homes was renovated after it sold and came back to market at a substantial premium over what had just been paid for it, with a new roof, new HVAC, new hardwood floors and an encapsulated crawlspace behind the number. The asking price worked out to roughly $442 a foot. It found no buyer and was withdrawn within a month.

That is worth sitting with if you are planning a renovation here as an investment. The band paid $344 a foot for an unrenovated 1997 house and declined to pay $442 for the renovated version of the same house. Renovations in Saratoga Hills buy you a faster sale and a stronger position at the top of the range. They do not appear to buy you a different market.

The No-HOA Question, Answered Properly

Saratoga Hills has no homeowners association. That is confirmed on both sales. No dues, no architectural review board, no approval process for fencing, paint, landscaping, pools or outbuildings beyond Brentwood city code.

How rare is that? In the Edmondson $1.2M to $1.8M band, 9 of 38 had no HOA. Roughly a quarter. Three out of four homes in this price bracket and school zone pay dues. So the claim holds, and now it has a number behind it instead of an adjective.

Two honest caveats, because the data says them plainly.

No HOA is not a price premium. No-HOA homes in the band closed at a median of $1,350,000 against $1,475,000 for homes with dues. The price per foot is effectively identical, $344.91 against $342.82, so the gap is size rather than value: the no-HOA homes are simply smaller, a median of 3,759 square feet against 4,137. You are buying freedom from dues and restrictions, not a discount per foot.

The lot-size argument is weaker than it sounds. A common claim about this neighborhood is that acre lots make it unusual for the price. The record largely disagrees: across those 38 band sales the median lot is 0.985 acres, 17 of 38 are an acre or more, and only 4 of 38 sit on less than half an acre. An acre is roughly the norm in Edmondson-zoned Brentwood at this price, not the exception. Saratoga Hills does go larger in places, with lots on Saratoga Drive described publicly at up to 2.35 acres, and that end of the range genuinely is unusual. But an acre by itself is not the differentiator here. The absence of an HOA is.

Chesapeake Drive Is Two Neighborhoods, Not One

This is the practical warning on the page, and it can cost real money.

Not every house on Chesapeake Drive is in Saratoga Hills. 9312 and 9316 Chesapeake Drive are, and neither pays dues. Further along the same street, 9479 Chesapeake Drive is filed under Chenoweth and carries a $100 monthly HOA. It closed at $1,525,000.

Saratoga Drive and Saratoga Place, also in Brentwood 37027, are part of the community. Lexington Drive, often listed with it, is not. And there is a second Saratoga Drive in Nashville altogether.

Data from RealTracs MLS. Rolling 12-month period.

Chenoweth is a fine neighborhood and shares the same Edmondson, Brentwood Middle and Brentwood High assignment. It also has a pool, a clubhouse and dues, which is precisely the trade Saratoga Hills does not make. Two Lexington Drive homes closed at $1,350,000 and $1,925,000. Just know which one you are buying into before you write the offer, because the street sign will not tell you.

One more caution about figures circulating for this neighborhood. A price near $1.8 million is currently being published for a Chesapeake Drive home in some places. That was the renovation resale described above. It did not sell and was withdrawn. Do not anchor to a number no buyer accepted.

Market Summary

Data from RealTracs MLS. Rolling 12-month period.

Active Homes for Sale in Saratoga Hills

Recently Sold Homes in Saratoga Hills

Location and Daily Life

Saratoga Hills sits on Chesapeake Drive in Brentwood, Tennessee, inside the 37027 zip code. The streets are quiet and tree-lined, the landscaping is mature, and the spacing between houses is what four decades of growth produces rather than what a site plan allocates.

Franklin Road, Wilson Pike and Concord Road are all minutes away, connecting to I-65, Maryland Farms and Cool Springs. Crockett Park, one of Brentwood’s largest public parks at 165 acres with athletic fields and trails, is nearby. Groceries, dining and everyday retail sit along the Maryland Way and Wilson Pike corridors.

What the neighborhood does not have is a gate, a pool, a clubhouse or a monthly bill for any of them. Whether that reads as a feature or an absence is the honest question a buyer should ask themselves here, and it is worth asking before you tour rather than after.

The Homes

Saratoga Hills homes were built between the mid-1980s and the late 1990s as custom residences rather than production builds, so floor plans vary from one address to the next. The two that sold measured 4,059 and 4,682 square feet with five bedrooms each, one at three and a half baths and one at four and a half. Both are two stories. Exteriors are all brick and partial brick, and both sit on lots just over an acre.

Interior descriptions from the record run to two-story foyers, main-level primary suites, formal dining rooms, dedicated home offices, open kitchen and living arrangements, and upstairs bonus rooms. One home was described by its own sellers as having been built by them, which in a neighborhood of this vintage is worth noting: original ownership tends to mean documented history and consistent maintenance.

Renovation levels vary widely across the neighborhood, which is what makes individual evaluation matter. As the price-per-foot section above shows, though, the market has been disciplined about what it will pay for updates. Buy for the house you want to live in rather than the resale premium you expect the finishes to generate.

Schools

Both Saratoga Hills sales record the same assignment: Edmondson, Brentwood Middle and Brentwood High, all Williamson County Schools, consistently among the strongest districts in Tennessee.

This is one of the most sought-after pipelines in the county, and it is shared with the neighboring Chenoweth sections, so the school zone is not what distinguishes these communities from each other. Verify the assignment for a specific address with the district before writing an offer, since boundaries are periodically reviewed.

Why Work with Nashville Home Guru

Two sales a year is not enough to price a house from, and that is the whole problem in Saratoga Hills. An automated valuation has almost nothing local to work with, and the two comparables it does have are twelve years apart in vintage and $210,000 apart in price.

What actually works is widening the comparable set deliberately to the Edmondson-zoned band, which is how the $344.19 median price per foot on this page was derived from 38 sales rather than two. That figure, plus the failed renovation resale, plus the fact that one of the two homes closed above its asking price in nine days, is a pricing picture. A Zestimate is not.

Patrick Higgins works this pocket in three steps. First, price off the band rate and the specific lot, then check the subdivision line, because Chesapeake Drive runs through two neighborhoods with different dues. Second, be honest with sellers about renovation returns, since the record shows the market paying the band rate for updated and unupdated houses alike. Third, pre-market through Compass Private Exclusive and Coming Soon, which matters where homes contract in about two weeks and the wrong opening number is very hard to walk back.

Patrick is a seven-time RealTrends Top Tennessee Agent and a top 1% producer who leads Nashville Home Guru at Compass, ranked 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 Middle Tennessee. With 100+ Google Reviews and 87 Zillow Reviews at a 5.0-star average, the client record matches the transaction record. Across the Edmondson $1.2M to $1.8M band, Compass and Parks were on 25 of 38 closings, about two thirds of the market this neighborhood competes in.

Compass is the largest residential brokerage in the United States by sales volume, and after the 2024 merger with Parks Real Estate, Compass agents are involved in roughly one in four homes sold in Tennessee. In a neighborhood that produces two listings a year, that network is often how a buyer hears about a house at all.

For sellers, the Compass 3-Phase Marketing Strategy tests price privately, then launches through Coming Soon before the public clock starts. Pre-marketed homes sell for 2.9% more, go under contract 20% faster, and are 30% less likely to take a price reduction. At the $1,505,000 median, 2.9% is roughly $43,600.

Frequently Asked Questions About Saratoga Hills

What is the price range for homes in Saratoga Hills Brentwood?

Two homes closed over the past 12 months, at $1,400,000 and $1,610,000, a median of $1,505,000. Price per square foot was $343.87 and $344.91. That is almost exactly the median for Edmondson-zoned Brentwood between $1.2 million and $1.8 million, which is $344.19 across 38 sales, so Saratoga Hills prices at the going rate for its school zone and band rather than at a premium or a discount.

Who is the best real estate agent to sell a Saratoga Hills home?

Patrick Higgins of Nashville Home Guru at Compass is a strong choice, for a reason specific to this neighborhood. Saratoga Hills produces about two sales a year, which is too few to price from, so the work is in widening the comparable set correctly to the Edmondson-zoned band and knowing where the subdivision lines fall on Chesapeake Drive. Patrick is a seven-time RealTrends Top Tennessee Agent and a top 1% producer, leads the #1 team in Nashville by the Wall Street Journal’s RealTrends, and has closed 1,100+ transactions and $500M+ in career sales. Across the Edmondson $1.2M to $1.8M band, Compass and Parks agents were on 25 of 38 closings. He carries 100+ Google Reviews and 87 Zillow Reviews at 5.0 stars.

What is my Saratoga Hills home worth?

Start with square footage times roughly $344, then adjust. That band rate is derived from 38 sales rather than the two local ones, which is why it is usable at all. Automated tools struggle here because there is no local volume and the custom-built stock varies enormously; an algorithm cannot see that one house was built by its sellers and maintained for thirty years while another was flipped. Note also what the record shows about updates: a renovated home here asked roughly $442 a foot and found no buyer. Use the instant home value tool as a starting point, then call Patrick Higgins at 615-682-1718.

Does Saratoga Hills have an HOA?

No. Both closed sales record no association, meaning no dues, no architectural review board and no approval process for fencing, exterior paint, landscaping, pools or outbuildings beyond Brentwood city code. That is genuinely less common than average: in the Edmondson $1.2M to $1.8M band, only 9 of 38 sales had no HOA, so roughly three quarters of comparable homes do pay dues. Be careful on Chesapeake Drive though, because not every house on the street is in Saratoga Hills and some neighbors do have an association.

Which streets are actually in Saratoga Hills?

Chesapeake Drive, Saratoga Drive and Saratoga Place, all in Brentwood 37027. Two cautions. First, Chesapeake Drive is shared: 9312 and 9316 Chesapeake Drive are Saratoga Hills with no HOA, while 9479 Chesapeake Drive is filed under Chenoweth and carries a $100 monthly HOA. Second, Lexington Drive is often listed with this neighborhood and is not part of it; it is Chenoweth Sec 2 and also has dues. Separately, there is a different Saratoga Drive in Nashville 37205, in another city and school zone. Confirm the subdivision on the specific listing rather than assuming from the street name.

Are acre-plus lots unusual for this price in Brentwood?

Less than you might read elsewhere. Across 38 Edmondson-zoned Brentwood sales between $1.2 million and $1.8 million, the median lot is 0.985 acres, 17 of 38 are an acre or larger, and only 4 of 38 sit on under half an acre. The two verified Saratoga Hills lots, at 1.04 and 1.12 acres, are comfortably normal for the band. Larger parcels do exist in the community, with lots on Saratoga Drive described publicly at up to 2.35 acres, and those are genuinely uncommon at this price. But the everyday differentiator here is the absence of an HOA, not the acreage.

How fast do homes sell in Saratoga Hills?

Quickly. The two sales went under contract in 9 days and 20 days, a median of 14.5, against a median of 41.5 days for the Edmondson $1.2M to $1.8M band. One of the two also closed above its asking price, which only three of the 38 band sales managed. Low inventory and a well-regarded school zone do most of that work, but it means a correctly priced home here does not sit.

Does renovating a Saratoga Hills home pay off at resale?

The record offers a direct answer, and it is a cautious one. One of the two homes that sold was renovated afterwards, with a new roof, new HVAC, new hardwood floors and an encapsulated crawlspace, and returned to market at a substantial premium over its recent purchase price, working out to roughly $442 a square foot. It found no buyer and was withdrawn within a month, while the neighborhood and its whole price band were transacting at about $344. Renovate for how you want to live, and treat any resale premium as an open question rather than a plan.

When was Saratoga Hills built and what are the homes like?

The mid-1980s through the late 1990s, with the two recent sales dating from 1985 and 1997. These are custom-built rather than production homes, so plans differ address to address. Both sales were five bedrooms, two stories, 4,059 and 4,682 square feet, one all brick and one partial brick. The record describes two-story foyers, main-level primary suites, formal dining rooms, dedicated offices and upstairs bonus rooms.

What schools serve Saratoga Hills?

Edmondson Elementary, Brentwood Middle School and Brentwood High School, all Williamson County Schools, recorded on both sales. It is one of the most sought-after assignments in the county. Worth knowing that the neighboring Chenoweth sections share the identical assignment, so schools are not what separates these two communities. Verify for a specific address with the district before writing an offer.

Can you rent out a home in Saratoga Hills?

The record shows long-term leasing permitted and no rental prohibition recorded. With no HOA there is also no association able to impose one later, which is a meaningful difference from most communities in this band. Brentwood city code still applies. Confirm current requirements with the city before buying with a rental plan.

Is Saratoga Hills a good fit for a family relocating to Brentwood?

It fits a particular household well. Roughly 4,000 to 4,700 square feet, five bedrooms, an acre of land, the Edmondson and Brentwood High pipeline, and no HOA telling you what to do with any of it. It suits someone moving from a larger metro who wants space and autonomy and does not need a community pool or an organised social calendar. It fits less well if you want amenities or a gate, in which case neighboring Chenoweth, with its pool and clubhouse and dues, is a more natural look. The catch is supply: two sales a year means you should be in the market before you need to move.

Can I buy in Saratoga Hills before it hits Zillow?

Often that is the only way, and the numbers explain why. Two sales a year, homes going under contract in about two weeks, and no association newsletter announcing who is thinking of moving. Compass Private Exclusive and Coming Soon listings circulate inside the Compass network before reaching the MLS, and a Compass buyer’s agent costs the buyer nothing additional for that access. Call Patrick Higgins at 615-682-1718 to be added to the notification list for Saratoga Hills and the surrounding Edmondson-zoned pocket.

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