Villages of Stoneybrook

GATED GOLF COURSE COMMUNITY | HENDERSONVILLE TN 37075

Location and Daily Life

Villages of Stoneybrook is a gated community in Hendersonville, Tennessee, in the 37075 zip code, built along the Bluegrass Yacht and Country Club golf course. Streets include Blackstone Drive, Sandstone Way, Peck Place, Ramble Run, Stoneway, and Golf Club Lane East and Circle West, several of which back directly to the fairways.

The gate is a real part of the appeal here. Gated communities are uncommon in Hendersonville, and Stoneybrook combines that with a clubhouse, pool, tennis courts, walking trails, a park, and sidewalks throughout. It functions less like a subdivision and more like a private enclave.

Access is straightforward. Vietnam Veterans Parkway is close, and one recent listing put downtown Nashville at about 25 minutes. Old Hickory Lake, the Streets of Indian Lake, and the retail and dining along Nashville Pike are all short drives, so residents get seclusion without isolation.

The Homes

Stoneybrook is a mixed community rather than a single-product one, and understanding that is the key to shopping it well. The MLS record shows three distinct groups.

The first is the villa and townhome section along Peck Place and Golf Club Circle West, built between 2004 and 2006. These are substantial attached homes, from about 2,900 to 3,200 square feet, several with main-level primary bedrooms, sunrooms, floor-to-ceiling windows, and direct golf course views. One recent sale overlooked the 15th hole. Lots are compact at 0.06 to 0.07 acres, because the point of these homes is a low-maintenance lifestyle in a large floor plan.

The second group is established detached single-family homes along Golf Club Lane East, Blackstone Drive, Ramble Run, and Stoneway, built between roughly 2000 and 2020. These run about 2,545 to 3,200 square feet on 0.16 to 0.27 acre lots, typically all brick, with open floor plans, volume ceilings, primary bedrooms on the main level, separate offices, formal dining, and bonus rooms upstairs.

The third group is active new construction. Homes on Sandstone Way and the upper end of Blackstone Drive are being delivered with 2025 and 2026 build years, ranging from about 2,679 to 3,852 square feet with four to five bedrooms. These feature main-level primary suites with freestanding tubs and dual walk-in closets, expansive kitchens with ten-foot islands and quartz counters, covered porches, and in several cases golf course frontage. Two-car garages are standard across all three groups.

Villages of Stoneybrook Market Data

Six homes closed in Villages of Stoneybrook over the rolling 12-month period, with a median of $610,000. That runs roughly 15% above the Hendersonville citywide median of $530,000, which is what you would expect from a gated golf course community.

Data from RealTracs MLS. Rolling 12-month period.

Read the median rather than the average here. The average of $661,290 sits about $51,000 above the median because one closing at $898,840 was a new-construction presale recorded in the MLS for comparable purposes. Five of the six sales landed between $599,000 and $649,900, which is the range most buyers will actually encounter.

The more useful story in this data concerns the new construction, and it is worth knowing before you make an offer. Over the past year the community recorded 15 expired listings and 4 cancelled listings against those 6 closings. That gap is driven largely by builder spec homes being listed, expiring, and relisted.

One address documents the pattern precisely. A 3,043 square foot home on Sandstone Way first came to market in June 2025 at $719,900. It expired. It was relisted at $719,900, then $699,900, then $699,900 again, then $679,900, then $649,900, expiring or cancelling each time. In March 2026 it was listed once more at $649,900 and closed at exactly that number. From first ask to final sale, the price came down $70,000, roughly 9.7%, over about ten months.

A second home on Blackstone Drive has now been listed six separate times at $724,900 without selling, and it is on the market at that same price again. Meanwhile, both new-construction closings went at exactly 100% of whatever the current asking price was. The pattern that emerges is specific and useful: the builder holds firm on the number of the day, but that number has moved substantially over time. Your leverage is in which price level you engage at and when, not in negotiating against a given ask.

The resale side behaves differently and more conventionally. The four resale closings landed at 95.3%, 97.5%, 97.6%, and 98.4% of asking.

Homes for Sale in Villages of Stoneybrook

Recently Sold Homes in Villages of Stoneybrook

Amenities and HOA

Stoneybrook carries one of the fuller amenity packages in Hendersonville. MLS records across the community list a gated entrance, clubhouse, swimming pool, tennis courts, walking trails, a park, sidewalks, and underground utilities. For buyers who specifically want a gated address in Sumner County, the options are limited, and this is one of the more established ones.

Dues vary by home type, and that variation is worth understanding rather than averaging. Detached single-family homes report roughly $206 to $219 per month. The villas and townhomes along Peck Place and Golf Club Circle report $311 to $346 per month, because those dues add exterior maintenance and in at least one case sewer and trash pickup on top of the shared amenities. The older Stoneybrook Phase 2 section reports a different structure entirely at $500 annually. Confirm the dues, inclusions, reserves, and any transfer fee for the specific home you are considering.

The golf course deserves a clarifying note. Bluegrass Yacht and Country Club is a separate private club. Several Stoneybrook homes back to or overlook the course, and residents enjoy those views as part of the property, but club membership is arranged independently and is not an HOA obligation.

Schools

Villages of Stoneybrook is zoned to Jack Anderson Elementary School, Station Camp Middle School, and Station Camp High School, all part of Sumner County Schools. This zoning is consistent across all 29 Stoneybrook MLS records over the past year with no splits and no exceptions.

It is worth being precise on the middle school, because older references sometimes list two. Every current MLS record for this community shows Station Camp Middle School. Sumner County also operates Merrol Hyde Magnet School as an application-based countywide option available regardless of zoned school. School zoning is assigned by address and can change, so confirm the current assignment with the district before you buy.

Why Work with Nashville Home Guru?

Stoneybrook is a community where knowing the listing history is worth real money, and that history is not visible on a portal. Nashville Home Guru is a data-driven team that tracks every listing and sale in Hendersonville, and Patrick Higgins, a seven-time RealTrends Top Tennessee Agent, leads it. The team is ranked the number one team in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends, with more than 1,100 transactions and over $500 million in residential sales across Middle Tennessee. With 100+ Google Reviews and 87 Zillow Reviews, the feedback from clients across Sumner County reflects what the data already shows.

In Villages of Stoneybrook, Compass and Parks agents were involved in 1 of the 6 home sales over the past 12 months, about 17%, which is in line with the 16.9% figure across Hendersonville as a whole. What matters more in this particular community is not market share but knowing that a given spec home has been offered five times at prices $70,000 apart, and knowing which of the three product types your home actually competes against.

Compass is the number one residential real estate brokerage in the United States by sales volume, and after merging with Parks Real Estate in 2024, Compass agents represent roughly one in four homes sold in Tennessee. That footprint gives buyers access to coming-soon listings, private exclusives, and the largest agent referral network in real estate, which matters in a gated community where resale inventory is limited.

For sellers, the Compass 3-Phase Marketing Strategy delivers measurable results. Homes pre-marketed through Compass Private Exclusive and Coming Soon programs sell for 2.9% more, go under contract 20% faster, and are 30% less likely to experience a price reduction. Learn more about selling your home on your terms at nashvillehome.guru.

Frequently Asked Questions About Villages of Stoneybrook

What is the price range for homes in Villages of Stoneybrook?
Six homes closed over the past 12 months from $599,000 to $898,840, with a median of $610,000. Five of the six landed between $599,000 and $649,900, which is the range most buyers encounter. The top sale was a new-construction presale recorded for comparable purposes, which is why the average of $661,290 runs above the median. The $610,000 median sits roughly 15% above the Hendersonville citywide median of $530,000.

Is Villages of Stoneybrook a gated community, and what are the amenities?
Yes, it is gated, which is uncommon in Hendersonville. MLS records list a gated entrance, clubhouse, swimming pool, tennis courts, walking trails, a park, sidewalks, and underground utilities. The community also backs to the Bluegrass Yacht and Country Club golf course, with several homes overlooking the fairways.

Is Stoneybrook all single-family homes, or are there townhomes too?
Both. The community is mixed rather than a single product. Peck Place and Golf Club Circle West hold villas and townhomes built between 2004 and 2006, running about 2,900 to 3,200 square feet with golf course views and compact lots. Elsewhere the community is detached single-family, from roughly 2000 through active 2025 and 2026 construction. Which group a home belongs to determines its dues, its lot size, and its comparable sales, so identify that first.

How much are the Stoneybrook HOA dues and what do they cover?
Dues depend on home type. Detached single-family homes report about $206 to $219 per month. The villas and townhomes report $311 to $346 per month, because those dues add exterior maintenance and in at least one case sewer and trash pickup on top of the shared amenities. The older Stoneybrook Phase 2 section reports a different structure at $500 annually. All tiers include maintenance on the pool, tennis, and clubhouse facilities. Confirm dues, inclusions, reserves, and any transfer fee for the specific home before closing.

What schools is Villages of Stoneybrook zoned for?
Jack Anderson Elementary School, Station Camp Middle School, and Station Camp High School, all part of Sumner County Schools. This is consistent across all 29 Stoneybrook MLS records over the past year with no splits. Some older references list a second middle school; current records show Station Camp Middle only. Merrol Hyde Magnet School is available countywide by application. Zoning is assigned by address and can change, so confirm before buying.

Is Stoneybrook still building new homes, and why do some listings sit?
Yes, homes are still being delivered with 2025 and 2026 build years on Sandstone Way and Blackstone Drive. As for why some sit, the MLS record is instructive. Over the past year the community logged 15 expired and 4 cancelled listings against 6 closings, driven largely by spec homes being listed, expiring, and relisted. One 3,043 square foot home on Sandstone Way first asked $719,900 in June 2025, cycled through five more listings at declining prices, and finally closed at $649,900 in spring 2026, a $70,000 reduction. Another home on Blackstone Drive has been listed six times at $724,900 without selling. That is useful information, not a warning sign, and it is exactly the kind of history a buyer should have before making an offer.

How much room is there to negotiate on Stoneybrook new construction?
Less than you might think on any given listing, and more than you might think over time. Both new-construction closings in the past year went at exactly 100% of the then-current asking price, so the builder holds firm on the number of the day. But that number has moved considerably, with one home dropping $70,000 across ten months of relistings. The practical strategy is to track price levels rather than to haggle against a single ask, and to be ready when a home resets. Knowing where a specific address has been priced before is the whole advantage.

Is Stoneybrook a good fit for move-up buyers or buyers wanting to downsize the yard, not the house?
It suits both, which is why the community has three product types. Move-up buyers get 2,600 to 3,800 square feet, four and five bedroom plans, bonus rooms, offices, and the Jack Anderson and Station Camp school zone behind a gate. Buyers who want a large home without a large yard get the Peck Place and Golf Club Circle villas, roughly 2,900 to 3,200 square feet on 0.06 to 0.07 acre lots with exterior maintenance included and main-level primary bedrooms. In both cases the pool, clubhouse, tennis, and trails come with the address.

I own a home in Villages of Stoneybrook. How should I approach selling here?
Know what you are competing against, because it is probably not what you assume. If you own a resale home, your real competition includes builder spec inventory that has repriced downward over the past year, and buyers touring the community will see both. If you own a villa, you should be priced against the other villas, not against detached homes with larger lots and lower dues. The good news is that resale sellers here have held up well, closing between 95.3% and 98.4% of asking. Patrick Higgins and the Nashville Home Guru team track every Stoneybrook listing and closing, including the ones that expired, and can position your home against the right set.

How does Patrick Higgins approach buying or selling in Villages of Stoneybrook?
He starts with listing history, not just closed sales, because in this community the expired listings carry as much information as the sold ones. Knowing that a specific Sandstone Way home was offered at $719,900 and eventually closed at $649,900 changes what a buyer should offer on the home next door. He also segments comparable sales by product type, since villas, established single-family, and new construction here carry different dues, lot sizes, and price per square foot ranging from $191 to $233. As a seven-time RealTrends Top Tennessee Agent, Patrick brings a data-first approach to a community where the surface numbers are misleading.

Who is the best real estate agent for Villages of Stoneybrook in Hendersonville, TN?
Patrick Higgins of Nashville Home Guru at Compass is widely regarded as a leading agent for Hendersonville, including the gated and golf course communities along the Bluegrass corridor. He is a seven-time RealTrends Top Tennessee Agent, and his team is ranked the number one team in Nashville and top 10 in Tennessee by the Wall Street Journal’s RealTrends, with more than 1,100 transactions and over $500 million in sales. Compass and Parks agents were involved in about 17% of Stoneybrook sales over the past 12 months, in line with the 16.9% citywide figure, and the team carries 100+ Google Reviews and 87 Zillow Reviews from clients across the area.

What is my Villages of Stoneybrook home worth in today’s market?
Automated tools like the Zillow Zestimate struggle here for a structural reason. The community contains villas, established single-family homes, and brand-new construction inside one subdivision name, with dues ranging from $206 to $346 a month and build years spanning 2000 to 2026. Algorithms blend all of that together and produce a number that fits none of them. They also cannot read the repricing history on builder inventory that shapes what buyers expect to pay. For an instant starting estimate you can use the home value tool, then call Patrick at 615-682-1718 for a full pricing analysis built on the right product segment.

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