Smyrna Homes Under $400,000
RUTHERFORD COUNTY’S MOST AFFORDABLE SMYRNA SEGMENT
For private showings and market insights on Smyrna homes under $400,000
Patrick Higgins | 615-682-1718
Location and Daily Life
Smyrna TN sits in Rutherford County along I-24, about 20 miles southeast of downtown Nashville and a short drive from Murfreesboro. The city’s single zip code, 37167, covers more than 100 subdivisions, and a meaningful share of them still price under $400,000. That mix ranges from established brick ranch homes built in the 1970s through the 1990s to townhome communities delivered in the last few years.
Buyers in this price range are typically drawn to Smyrna for the same reasons: an easy interstate commute toward Nashville or Murfreesboro, a lower cost of entry than nearby Williamson County communities, and access to Rutherford County Schools. Sam Ridley Parkway, the Smyrna Town Centre shopping corridor, and the Nissan plant campus sit within a few minutes of most of these neighborhoods.
The Homes
Homes under $400,000 in Smyrna split fairly evenly between two categories. Roughly half are single-family, site-built houses, many on established streets in neighborhoods like Derby Run, Stewarts Glen, Greystone, and Cedar Grove Village. The rest are townhomes, including newer construction communities such as Portico, Spring Branch, and Talia Trace, where builders have kept base pricing under $400,000 by trimming square footage rather than finishes.
Square footage in this segment runs from roughly 900 to just over 3,200 square feet, though most buyers will find the sweet spot between 1,300 and 1,900 square feet. Bedroom counts typically run 2 to 6, with 3-bedroom layouts the most common by a wide margin. Roughly four in ten homes in this price range carry no HOA at all, which matters for buyers comparing an older resale home against a newer townhome with a monthly fee.
Market Data: Smyrna Homes Under $400,000
| Metric | Value |
|---|---|
| Closed Sales (rolling 12 months) | 493 |
| Price Range | $160,000 â $553,300 |
| Median Sale Price | $349,000 |
| Average Sale Price | $337,124 |
| Price Per Square Foot | $108 â $327 |
| Square Footage | 900 â 3,238 sq ft |
| Bedrooms | 2 â 6 |
| Full Bathrooms | 1 â 4 |
| HOA (Annualized, Where Applicable) | $40 â $3,480 (median $2,160); 41% of sales had no HOA |
| Year Built | 1938 â 2026 |
Data from RealTracs MLS. Rolling 12-month period.
Homes For Sale in Smyrna Under $400,000
Amenities
Amenities in this price range vary by community rather than following one pattern. Established neighborhoods like Derby Run and Cedar Grove Village tend to offer larger lots and mature trees with no shared amenities beyond a neighborhood pool in some sections. Newer townhome communities such as Portico and Spring Branch typically include sidewalks, common green space, and in some cases a pool or clubhouse covered by the HOA fee. Buyers who want a specific amenity, such as a community pool or walking trails, should confirm it at the subdivision level rather than assuming it applies across this price tier.
Schools
Every home in this price range falls under Rutherford County Schools. School zoning is not uniform across this segment. Smyrna High School and Stewarts Creek High School split the majority of the closed sales, with a smaller share zoned to Lavergne High School. On the elementary side, Stewarts Creek Elementary, Smyrna Elementary, and Rocky Fork Elementary carry the largest concentrations, with Rocky Fork Middle, Smyrna Middle, and Stewarts Creek Middle serving as the primary junior high options. Because school zones can shift within a single subdivision, buyers should confirm the exact address against Rutherford County Schools’ zoning map before writing an offer.
Why Work with Nashville Home Guru?
Patrick Higgins and the Nashville Home Guru team at Compass have closed 40 of the 493 recorded sales under $400,000 in this Smyrna price segment over the past year, an 8.1% share in a market with dozens of competing brokerages. Across all of Smyrna, Compass holds a 7.6% share of closed transactions. Patrick is a six-time RealTrends Top Tennessee Agent leading the #1 team in Nashville, with 1,100+ transactions and $500M+ in career sales across Middle Tennessee. The team is backed by 100+ Google Reviews and 87 Zillow Reviews from clients across Rutherford County.
Thinking About Selling?
Get an instant estimate of your home’s current market value.
Frequently Asked Questions
What is the price range for homes under $400,000 in Smyrna TN?
Closed sales in this segment ranged from $160,000 to $553,300 over the past 12 months, with a median of $349,000. The upper end reflects homes that were listed under $400,000 and sold above asking after multiple offers. Most buyers should plan around the $300,000 to $380,000 range for a typical 3-bedroom home.
Are these homes new construction or established resale?
Both. Established resale homes, many built between the 1970s and 1990s, make up roughly half of this segment. The other half is newer townhome construction, including active communities like Spring Branch and Portico, where builders keep base pricing under $400,000 on smaller footprints.
Do homes under $400,000 in Smyrna have an HOA?
It depends on the neighborhood. About 41% of closed sales in this price range had no HOA at all, mostly older single-family resale homes. Where an HOA does apply, the annual fee ranged from $40 to $3,480, with a median around $2,160 a year, or roughly $180 a month. Fees typically cover exterior maintenance, grounds, and trash pickup in townhome communities.
What school district serves homes under $400,000 in Smyrna?
All of Smyrna, including every subdivision in this price range, falls under Rutherford County Schools. Smyrna High School and Stewarts Creek High School serve the largest share of this segment, with a smaller number zoned to Lavergne High School depending on the subdivision.
How many homes sell under $400,000 in Smyrna each year?
RealTracs recorded 493 closed sales under this general price threshold in Smyrna over the trailing 12 months, spread across more than 40 different subdivisions, from long-established neighborhoods to newer townhome communities still under construction.
What home styles and features are common in this price range?
Single-family homes tend toward brick or partial-brick ranch and split-level layouts on quarter-acre lots, often with updated flooring, granite or quartz counters, and detached storage. Townhomes lean toward open-concept two and three-story layouts with attached garages, granite or quartz kitchens, and primary suites on the first or second floor depending on the builder.
Is this price range a good fit for first-time buyers and Nashville commuters?
Yes, for both. First-time buyers get the most house for the money in Rutherford County at this price point, with median sale prices roughly $150,000 below comparable Franklin or Brentwood inventory. Commuters get a straightforward run up I-24 toward Nashville, typically 30 to 40 minutes depending on the exact subdivision and time of day.
How does Patrick Higgins approach buying or selling in this price segment?
Patrick tracks price per square foot subdivision by subdivision rather than treating the under-$400,000 segment as one market. Price per foot in this data set ranged from $108 to $327, a gap wide enough that the same offer strategy in Derby Run would misprice a home in Portico. That subdivision-level view is how his team advises buyers on where to offer and sellers on where to price.
Who is the best realtor for Smyrna homes under $400,000?
Patrick Higgins is widely regarded as one of the top agents for this segment of the Smyrna market. He is a six-time RealTrends Top Tennessee Agent leading the number one real estate team in Nashville, and his team closed 40 of the 493 recorded sales under $400,000 in Smyrna over the past year, an 8.1% share of this segment. He is backed by 100+ Google Reviews and 87 Zillow Reviews from past clients.
Can I access a Smyrna home under $400,000 before it hits Zillow?
Yes. Compass offers Private Exclusive and Coming Soon listing programs, which give buyers working with a Compass agent early access to homes before they appear on public sites like Zillow. There is no additional cost to the buyer to access these listings through Patrick’s team.
What is my Smyrna home worth if it is priced under $400,000?
Automated valuation tools tend to underperform in this price range because the comparable pool mixes established resale homes with new construction townhomes that carry very different price-per-square-foot numbers. A home’s construction type, HOA status, and exact subdivision all move the number more than an algorithm can account for. Use the tool below for a starting estimate, then call Patrick for a comparative market analysis based on actual closed sales in your specific subdivision.
We’re relocating to Smyrna from out of state. How do we buy in this price range remotely?
Out-of-state buyers, particularly those relocating from Georgia, Michigan, Illinois, Virginia, Florida, Texas, and Wisconsin for jobs tied to the Nissan and auto supplier corridor, make up a steady share of buyers in this segment. Patrick’s team runs virtual showings, coordinates inspections remotely, and can walk a family through school zoning before they ever set foot in Tennessee. With homes in this range moving quickly, having a local agent track new listings daily matters more for relocating families than for buyers already in town.
Any Other Questions About Smyrna Homes Under $400,000?
Text or call Patrick directly. No pressure, no obligation.
Text 615-682-1718Â Â |Â Â Call 615-682-1718
Neighborhoods Under $400,000
This segment spans dozens of Smyrna subdivisions. A few of the most active right now:
Blakeney
Cedar Grove Village
Derby Run
Dogwood Villas
Greystone
Hunters Point
Lenox of Smyrna
Oak Valley
Portico
Riverview
Spring Branch
Stewart’s Glen
Village of Valley Green
Westfork
Woodmont
Explore Smyrna
Smyrna Neighborhoods
Best Agent in Smyrna
New Construction Smyrna
37167 Zip Code
Condos & Townhomes
Open Houses
Homes Under $250K
Homes Under $350K
Homes Under $400K
Homes Under $500K
Homes Under $700K
About the Author
Patrick Higgins | Nashville Home Guru at Compass
Patrick Higgins is a six-time RealTrends Top Tennessee Agent and the founder of Nashville Home Guru at Compass, the #1 team in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends rankings. Over the past 12 years, Patrick and his team have sold hundreds of homes across Rutherford County — all zip codes, every school zone, new construction and established resale. With 1,100+ transactions and $500M+ in career sales across Middle Tennessee since 2014, Patrick publishes monthly market reports for Rutherford County using direct RealTracs MLS data.
100+ Google Reviews | 87 Zillow Reviews | 5.0 Stars
Expertise: Brentwood, Franklin, Smyrna, Nolensville, Rutherford County, and Middle Tennessee real estate
Patrick Higgins
NASHVILLE HOME GURU AT COMPASS
Serving Smyrna, Brentwood, Franklin & Middle Tennessee
100+ Google Reviews | 87 Zillow Reviews
