Sinatra Nolensville TN | Turnberry All-Brick Luxury Homes from $1.79M

Almost Nobody in Sinatra Has Ever Sold to a Neighbor

Three. That is how many arm’s-length resales this community has on record.

Over the four years of closed history, Sinatra recorded 27 sales. Twenty-three of them were filed as new construction and one as a builder model. The other three were existing homes changing hands, and all three of those closed in the past twelve months. Four years of transactions, and the community is only now producing its first real comparable sales.

If you own here, that is the fact that should change what you do next. Every automated valuation tool works by averaging recent nearby sales. In Sinatra, the sales it finds are mostly 2023 builder contracts, and a builder contract is not a market price. It carries a lot premium, a design-center allowance, an incentive package and a release-schedule number, none of which appear in the public record. A model cannot see any of it. It sees a price and treats it as if a buyer and a seller negotiated to it.

The size of the gap is easy to show. The 19 homes that closed in 2023 ran a median of about $1,484,000. The four that closed in the past twelve months ran a median of $1,842,000. Pull an estimate on your house today and there is a good chance the model is still weighted toward the older number.

Sinatra Market Data

Data from RealTracs MLS. Rolling 12-month period.

Four sales is a small record and it should be read as one. Every home in it was built in 2023, sits on Sinatra Drive, is two stories, is all brick and has a three-car garage. That uniformity is unusual and it works in your favor: when the houses are this similar, the per-foot number does most of the work.

Per foot, the four closings land between $357.37 and $374.76. That is a spread of about seventeen dollars across homes ranging from 4,757 to 5,254 square feet, and the bigger houses are not the cheaper ones or the more expensive ones. Size barely moves the figure here. Pricing off roughly $365 a foot and adjusting for what is actually in the house will get you closer than any percentage applied to the community median.

The Median Went Up 20 Percent. Prices Did Not.

Set against the four-year record, the trailing twelve months look like a sharp run-up. The four-year median is about $1,530,000 and the 12-month median is $1,842,000, roughly 20 percent higher. Take that at face value and you will overprice.

Look at square footage first. Across four years of closings, the per-foot figure moved from $342.61 in 2023 to $362.08 in 2024 to $364.94 in the past twelve months. That is about six and a half percent over the whole stretch. Median size over the same three groups ran 4,762, then 4,392, then 4,958 square feet. The houses closing now are the bigger ones.

Volume is worth knowing too, and this is the one place the four-year block tells you something four rows cannot. Nineteen homes closed in 2023. Four closed in 2024. The record shows no closings in 2025. Four closed in the past twelve months. A community that produces one or two arm’s-length sales a year will throw a median around by hundreds of thousands of dollars on nothing more than which house sold.

So use the per-foot band as your anchor and treat the median as a rough bracket. If someone quotes you the 20 percent figure as appreciation, ask them for the median square footage next to it.

Sinatra Homes for Sale

Recently Sold in Sinatra

What Happens to an Opening Number Here

One of the four sellers got their asking price. Not one sold above it. Three came down.

The one who held closed at 100 percent of the original list and went under contract in 17 days. The three who reduced settled at a median of 95.43 percent of their opening number and took a median of 47 days to find a buyer. Across all four, the median is 46 days to contract, against a zip median of 21.

The cuts themselves: $114,900 off $1,899,900 on 1003 Sinatra Drive after 95 days, $94,900 off $1,794,900 on 1012 Sinatra Dr after 47, and $46,000 off $1,945,000 on 1016 Sinatra Dr after 44. The pattern across the whole 37135 record is that a reduction does not cause the delay. It measures how far the opening number was from the market on day one, and the deeper the eventual cut, the longer the wait.

On four sales that is a pattern, not a law, so hold it loosely. But it points the same direction as the rest of the zip, and the practical version is simple: at this price point the buyer pool is small enough that an ask set even five percent high will sit, and sitting costs more than the five percent would have.

The Houses, and What the Record Does Not Show

Turnberry Homes is named in the agent remarks on three of the four closings. No other builder name appears anywhere in the record. Two of the four remarks name a specific floor plan, which means there is a plan book behind these houses rather than four one-off designs. For a seller that is useful, because a repeated plan is the closest thing to a true comparable you will get.

All four homes are all brick. Across zip 37135 as a whole, all-brick construction shows up on about 48 percent of closings, so at four of four this is a signature of the community rather than a coincidence. Lot sizes are recorded on all four filings and run 0.46 to 0.55 acres, roughly half an acre, which is large for new construction in this zip.

Two of the four homes have a private in-ground pool on the property. Those are individual, on individual lots, and should not be read as a community feature. On community amenities, the record is close to empty: underground utilities appear on one filing and grounds maintenance appears in one dues description. No tennis, no pool, no clubhouse is documented on any of the four. That is not an oversight in the data, because the same amenity field records tennis on 32 filings elsewhere in this zip. When it is there, agents fill it in. Here they did not, because it is not there.

If a shared amenity is on your list, ask the association directly and get the answer in writing before you write an offer. Do not take it off a listing photo.

HOA Dues in Sinatra

Dues are recorded on all four closings and annualize to between $1,440 and $1,500, with a median of $1,500. On a home at this price, that is a small number.

The billing frequency is not consistent across the filings. Three of the four bill monthly and one bills annually. If someone quotes you a Sinatra dues figure, ask which one they mean before you compare it to anything. A monthly number set beside an annual number is how buyers end up off by a factor of twelve, and it happens in this zip more than it should.

Schools Serving Sinatra

All four closed sales are in Williamson County and all four record the same assignment: Sunset Elementary School, Sunset Middle School and Nolensville High School. The figures below are what the filings record, not an assessment of any school.

Williamson County school assignment inside 37135 is not uniform. The zip feeds more than one middle school and more than one high school depending on where a street sits, so the fact that all four Sinatra filings agree is worth something. Assignment still goes by street address rather than by subdivision, and districts rezone. Confirm the specific address with Williamson County Schools before you rely on it.

Why Work with Nashville Home Guru in Sinatra

A Compass, Parks or Pilkerton agent was involved in two of the four Sinatra closings over the past twelve months. One of those was the listing side and one was the buying side.

On four sales that is a thin figure, and it is offered as what it is. The part that matters is the second half of the sentence: this network has stood on both sides of the table in this specific community, which means the closing detail behind those numbers is not something anyone had to reconstruct from a public record.

Patrick Higgins is a seven-time RealTrends Top Tennessee Agent and leads the number one team in Nashville, with 1,100+ transactions and $500M+ in career sales across Middle Tennessee. Behind that record sit 100+ Google Reviews and 87 Zillow Reviews, and the thing clients describe most often is the part this page has been about: knowing which of the sales in a community were real and which were builder contracts wearing the same clothes.

Compass is the largest residential brokerage in the United States by sales volume, and following the 2024 merger with Parks Real Estate, Compass agents are involved in roughly one in four homes sold in Tennessee. In a community with three resales on record, that reach is how a buyer hears about the fourth one before it is advertised.

For sellers, the Compass 3-Phase Marketing Strategy is measurable: homes pre-marketed through Private Exclusive and Coming Soon sell for 2.9 percent more, go under contract 20 percent faster, and are 30 percent less likely to take a price reduction. That last figure is the one to weigh here, given that three of the four Sinatra sellers in the window took a reduction. More on the approach at selling your home on your terms. For the wider picture across every price point in the market, see the Nolensville home prices page.

Frequently Asked Questions About Sinatra

How much do homes in Sinatra cost?

Four homes closed in Sinatra over the past twelve months, from $1,700,000 to $1,899,000, with a median of $1,842,000 and an average of $1,820,750. Per square foot they ran a narrow band, $357.37 to $374.76, on homes between 4,757 and 5,254 square feet. With a sample this small the per-foot figure is the more reliable of the two.

Is Sinatra getting more expensive?

Less than the headline number suggests. The 12-month median sits about 20 percent above the four-year median, but the per-foot figure moved only from $342.61 in 2023 to $364.94 now, roughly six and a half percent across three years. Median square footage jumped from 4,392 in 2024 to 4,958 in the current window. Bigger houses closed, so the median rose. Check the square footage before you read any percentage in this community as appreciation.

Who built the homes in Sinatra?

Turnberry Homes is named in the agent remarks on three of the four closings, and no other builder name appears in the record at all. Two of the four remarks reference a specific floor plan, so these are plan-book homes rather than individual custom designs. If you are told a different builder name, ask to see it on the original contract rather than a website.

What are the HOA dues in Sinatra?

Annualized, dues run $1,440 to $1,500, with a median of $1,500. That figure is recorded on all four closings. The billing frequency is not consistent: three of the four filings bill monthly and one bills annually, so convert any quoted figure to an annual number before you compare it to another community.

Does Sinatra have a pool or tennis courts?

Not as a community amenity. Across the four closings the amenity field records only underground utilities, and the dues description records only grounds maintenance. No tennis court is recorded on any of them, and that is a real absence rather than a gap in the data, because the same field records tennis on 32 filings elsewhere in the 37135 zip. Two of the four homes do have their own in-ground pool, but those are private and sit on individual lots. Confirm anything amenity-related with the association in writing.

What schools does Sinatra go to?

All four closed sales are Williamson County and all four record Sunset Elementary School, Sunset Middle School and Nolensville High School. Williamson County assignment inside this zip is not uniform, so the unanimity is worth noting on a small community like this. Assignment is set by street address and districts do rezone, so verify the exact address with the district.

Are there any one-story homes in Sinatra?

Not in the closed record. All four homes are two stories. If main-level living is what you actually need, the more useful field is the primary bedroom location, and three of the four put the primary suite on the main floor. The houses run 5 to 6 bedrooms and 4 to 5 full baths, on lots of roughly half an acre, so the upstairs is where the secondary bedrooms sit rather than the main living space.

How long does it take to sell a home in Sinatra?

Longer than the surrounding zip. The four sales took a median of 46 days to go under contract against a zip median of 21. The split explains most of it: the one seller who never reduced was under contract in 17 days at the full original asking price, while the three who cut took a median of 47 days and settled at about 95 percent of what they first asked. The deepest reduction was $114,900 and that home took 95 days.

How does Patrick Higgins approach selling a home in Sinatra?

He prices off the three arm’s-length resales and the per-foot band rather than the community median, because 23 of the 27 sales in this community’s four-year record were builder contracts and those carry allowances and lot premiums that never reach the public record. Then he sets the opening number with the reduction data in front of him, since three of the four sellers in the past year cut and the one who did not was under contract in 17 days. Patrick has 1,100+ career transactions behind that method.

Who is the best real estate agent for Sinatra in Nolensville TN?

Patrick Higgins of Nashville Home Guru at Compass is among the most active agents in this part of Williamson County. He is a seven-time RealTrends Top Tennessee Agent leading the number one team in Nashville, with 1,100+ transactions and $500M+ in career sales across Middle Tennessee, and he carries 100+ Google Reviews and 87 Zillow Reviews at a 5.0 average. His Compass and Parks network was involved in two of the four Sinatra closings over the past twelve months, one on the listing side and one on the buying side, which on a community this small means direct knowledge of both halves of the transaction rather than an inference off the record.

Can I buy a Sinatra home before it hits Zillow?

Often, and in a community with this little turnover it may be the only way you see one. Sinatra has produced three resales in four years, so waiting for inventory to appear on a public portal is a poor strategy. Compass Private Exclusive and Coming Soon listings circulate inside the brokerage network before they syndicate, and working with a Compass buyer’s agent gives you access at no additional cost to you. Call 615-682-1718 and ask to be set up on the community directly, so the call comes before the listing does.

What is my Sinatra home worth in today’s market?

An automated estimate is a poor guide in this specific community, and the reason is unusual. A valuation model averages recent nearby sales, but 23 of the 27 sales in Sinatra’s four-year record were purchases from the builder, not one owner selling to another. Builder contracts include lot premiums, design-center allowances and incentive packages that the public record never itemizes, so a model reads them as if they were negotiated prices. The 2023 builder median sits about $358,000 below the current 12-month median, which tells you which direction the error runs. Start with the instant home value tool for a bracket, then call Patrick at 615-682-1718 for a figure built off the three actual resales and the per-foot band.

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