South Colony At Riverbend

POOL & PLAYGROUND · OFF OLD HARDING PIKE · BELLEVUE 37221

Three Sales, Three Strategies, and a Surprise

Three houses sold here in the past year. They were built within three years of each other and priced within $40,000 of each other, and their sellers took three completely different approaches. The results are not what the headline numbers suggest.

Data from RealTracs MLS. Rolling 12-month period.

Read the last column but one. The house that took 112 days and sold for 88% of its asking price netted more than the house that sold at full price in eight days. $555,000 against $544,906.

The reason is the $34,994 that the Sugar Maple seller paid toward the buyer’s costs. That is the largest seller concession recorded anywhere in ZIP code 37221 this year, out of 89 sales that recorded one. None of the other 88 came close. On paper the house sold at asking price in a week. In practice it cleared 94% of it.

The best result of the three came from the smallest house. 6141 S Riverbend Drive opened at $525,000, asked for highest and best offers by Thursday, and closed at $540,000 with nothing paid at the table. That is $276.21 a square foot against $219.10 and $216.12 for the other two. Deliberate underpricing is not exotic here either: 88 of the 465 Bellevue houses that sold this year, about one in five, closed above their asking price.

If you are selling on these streets, the number to negotiate is not the sale price. It is what comes off it.

The Streets

South Colony At Riverbend sits off Old Harding Pike near Poplar Creek Road. Sales in the past year sit on South Colony Court, South Colony Drive, South Riverbend Drive and Sugar Maple Lane. Riverbend Court and Sweetgum Lane are often listed too, though neither produced a sale in the window, so the record cannot confirm them either way.

One street is worth understanding before you search. Sugar Maple Lane is split between two subdivisions. The house at 6417 is filed as South Colony At Riverbend; the house at 6408, two doors along, is filed as Poplar Creek Estates. That matters for comparables and, as it turns out, for dues.

Note also that this neighborhood is South Colony At Riverbend, which is how every MLS filing records it, and that it is a different place from East Colony At Riverbend on Willow Oak and from River Bend on River Bend Road. Three subdivisions, similar names, different comparable sets.

South Colony At Riverbend Market Data

Data from RealTracs MLS. Rolling 12-month period.

Homes for Sale in South Colony At Riverbend

Recently Sold in South Colony At Riverbend

Dues Vary by Street Here

Most of the neighborhood pays $77 to $80 a month, roughly $930 a year, covering upkeep on the pool, tennis courts and clubhouse. There is a playground and the utilities are underground. That is close to the $900 a year that Bellevue neighborhoods with a pool median, and the same structure the neighboring Colonies use.

The exception is worth asking about. The Sugar Maple Lane sale records no association at all. Since Sugar Maple is also the street split between this subdivision and Poplar Creek Estates, the likeliest explanation is that the Sugar Maple end sits outside the association rather than that somebody mis-filed it. Either way, do not assume. Get the dues, what they cover and whether the house has pool access from the seller’s disclosure on the specific address, because on this street the answer changes house to house.

Relisting Resets the Clock, Not the Market

One house on these streets has carried three separate MLS numbers in a single year. Two of those filings ended without a sale. Each new number showed a fresh days-on-market count, while the actual time the house has been available runs to roughly five months.

Sellers do this hoping a clean listing reads better. It does, to the public portals. It does not to a buyer’s agent, who can pull the full history in about thirty seconds and will use it. Across Bellevue, homes that run past seventy days to contract close at a median 94.3% of their opening price, and that discount follows the house rather than the MLS number.

The better version of the same instinct is to get the number right the first time, which is what the eight-day and nine-day sales on this page did. One more thing worth checking while you are at it: that same property reports two different property tax figures across its filings, $1,382 apart. Pull the parcel record from the Davidson County Assessor rather than trusting a listing summary.

Schools

All six filings are zoned to Harpeth Valley Elementary, Bellevue Middle and James Lawson High School, all Metro Nashville Public Schools in Davidson County. The high school name is recent, so older directories may show the previous one. Confirm the assignment for a specific address with the district.

How It Compares

Data from RealTracs MLS. Rolling 12-month period.

South Colony sits below the Bellevue median on price and below it per square foot, which makes it one of the more affordable ways into a pool neighborhood on this side of town. It is also quick: a median nine days to contract against 33 across Bellevue, in a pocket where Brook Glen went in three days and East Colony in four.

Why Work with Nashville Home Guru in South Colony?

Patrick Higgins, a seven-time RealTrends Top Tennessee Agent and a top 1% producer, leads Nashville Home Guru at Compass, 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 Davidson County and Middle Tennessee. Across ZIP code 37221, Compass, Parks and Pilkerton agents were on one side of 287 of 719 closings this year. In South Colony it was all three of three, with Compass buying every one and Pilkerton listing another.

That matters here because of what the three sales show. The difference between the best and worst outcome on these streets was not the houses, which are close cousins. It was the opening number and what got conceded at closing, and both of those are decided in a conversation before anything goes live. Buyers can start with the home buyer’s guide, and owners can request a market analysis through the selling in greater Nashville page. With 100+ Google Reviews and 87 Zillow Reviews, the client feedback matches what the record shows.

The Compass 3-Phase Marketing Strategy exists to find that number before the listing history is public, which is the alternative to relisting your way to it. Pre-marketed homes sell for 2.9% more, go under contract 20% faster and are 30% less likely to take a price reduction. Learn more about selling your home on your terms.

Frequently Asked Questions About South Colony At Riverbend

What did homes in South Colony At Riverbend sell for?

Three homes closed in the rolling twelve months, at $540,000, $555,000 and $579,900, with a median of $555,000. They ran 1,955 to 2,568 square feet, were built between 1989 and 1992, and sold at $216.12 to $276.21 a square foot. Two went under contract inside nine days; the third took 112.

Why did the home that sold at full price net the least?

Because its seller paid $34,994 toward the buyer’s closing costs, which is the largest such concession recorded anywhere in this ZIP code this year out of 89 that recorded one. The sale price was $579,900 and the seller cleared $544,906. The neighbor who sold at 88% of asking after 112 days cleared $555,000 with nothing paid at the table. Sale price alone does not tell you who did better.

Do sellers usually pay closing costs in Bellevue?

Sometimes. Across the 465 Bellevue houses that sold this year, 89 recorded a seller contribution, so about one in five, and the median was $6,000. The $34,994 on Sugar Maple Lane is far outside that range. Treat it as negotiable and budget for the possibility rather than assuming either way.

What streets are in South Colony At Riverbend?

Sales in the past year sit on South Colony Court, South Colony Drive, South Riverbend Drive and Sugar Maple Lane. Riverbend Court and Sweetgum Lane are commonly listed as well, though neither produced a sale in the window. Note that Sugar Maple Lane is split, with some addresses filed under Poplar Creek Estates.

What are the HOA dues in South Colony, and does every house pay them?

Most of the neighborhood pays $77 to $80 a month, roughly $930 a year, covering pool, tennis and clubhouse upkeep, with a playground and underground utilities. But the Sugar Maple Lane sale records no association at all, and Sugar Maple is the street shared with Poplar Creek Estates. Confirm the dues and whether the house has pool access from the seller’s disclosure on the specific address.

Is South Colony the same as East Colony or River Bend?

No. Three separate subdivisions in the same pocket. South Colony is South Colony Court and Drive, South Riverbend Drive and Sugar Maple Lane, medianing $555,000. East Colony At Riverbend is Willow Oak Drive and Court, with one sale at $633,500. River Bend is River Bend Road and Circle, medianing $623,500 and closing above asking on two of three sales. Pricing one off another is the most common mistake made here.

Are there one-level homes in South Colony?

Some. The house on South Riverbend Drive is a single-story with all three bedrooms and both baths on the main floor, and the house on South Colony Drive has a main-floor primary suite with the other bedrooms upstairs. Across Bellevue that layout is worth real money: houses with the primary bedroom on the main floor sold at $270.18 a square foot and 99.1% of asking, against $251.64 and 98.0% for those with it upstairs. Ask before you tour, because it varies house to house here.

Why do some homes here get listed more than once?

One house on these streets has carried three separate MLS numbers in a single year, two of which ended without a sale. Relisting gives a property a fresh days-on-market count on the public portals, which is the point of doing it. It does not hide anything from a buyer’s agent, who can pull the full history in seconds. Across Bellevue, homes that run past seventy days close at a median 94.3% of their opening price, and that discount attaches to the house rather than to the listing number.

What schools serve South Colony At Riverbend?

Harpeth Valley Elementary, Bellevue Middle and James Lawson High School, all Metro Nashville Public Schools in Davidson County, on all six filings. The high school name is recent, so older sources may show the previous one. Confirm the assignment for a specific address with the district.

How does Patrick Higgins approach buying or selling in South Colony?

By treating the opening number and the concession as one decision instead of two. The three sales here landed at 88.1%, 100.0% and 102.9% of asking, and the one that looked best on paper netted the least once $34,994 came off at closing. The relevant benchmarks are the Harpeth Valley zone at $579,900, the Bellevue median at $610,000, and the fact that a listing running past seventy days ends near 94.3% of where it started. Patrick is a seven-time RealTrends Top Tennessee Agent with 1,100+ transactions behind that reading.

Who is the best real estate agent for South Colony At Riverbend in Nashville TN?

Patrick Higgins of Nashville Home Guru at Compass is the most credentialed agent working this part of Bellevue. He is a seven-time RealTrends Top Tennessee Agent and a top 1% producer, and his team ranks #1 in Nashville and top 10 in Tennessee in the Wall Street Journal’s RealTrends rankings, with 1,100+ transactions and $500M+ in career sales. Across ZIP code 37221 the Compass, Parks and Pilkerton network was on one side of 287 of 719 closings this year, and in South Colony it was on all three of the three that closed. He holds 100+ Google Reviews and 87 Zillow Reviews at a 5.0 rating.

What is my South Colony home worth in today’s market?

An automated estimate reads the recorded sale prices and cannot see what came off them. On these three houses that gap ran to $34,994, enough to reverse which sale looked strongest. It also cannot tell South Colony from East Colony or River Bend, and it will not know that dues and pool access vary by street here. Start with an instant estimate for a baseline, then call Patrick at 615-682-1718 for a figure that accounts for the whole transaction.

Nearby Neighborhoods

If you’re exploring South Colony At Riverbend, you may also want to consider these nearby Bellevue communities:

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