Springhill TN Real Estate

The majority of Springhill tn real estate is on the sewer system, but some is on septic. In general, rural real estate and real estate in the Maury County side of Spring Hill are more likely to be on septic. These systems aren’t something to be overly concerned about; if you want acreage, you’ll probably have to deal with it. The actual tank only needs to he drained every several years, only a hundred or so dollars. Most expensive problems arise due to putting the wrong things down the drain, so as long as you don’t put the wrong things dow. the drain or overworked the system (like having a whole extra family stay with you), you shouldn’t have any problems.

As far as realestate goes, your home inspector should identify the drain field and might poke hole in the ground to see if effluent is backing up. For the most part, these systems are pretty simple: If there’s a problem, you’re going to notice smelly water in the yard. If there’s no water in the yard, then the system is almost certainly working correctly.

If you thinking about purchasing springhill realestate, you may not be aware of codes regarding septic systems. When a home is going to be built, the city or the county requires the system to be a certain size based in the number of bedrooms. In some cases, particularly with additions onto older homes, the system might be violating codes. Most brokerages, including mine, require a septic disclosure with an attached letter from the local government stating that the system is approved for the number of bedrooms; however, it’s something you should still keep in mind. My goal for clients purchasing realestate in spring hill tn is to be sure that the seller takes care of any cost associated with the system not meeting codes. In many cases, thy can’t afford to fix it, so it will result in a significant reduction in the price.

As a buyer of spring hill tn realestate, you might not realize that the seller, your agent, and their agent have a legal requirement to disclosure any “adverse facts” about the property. Adverse facts is a broad term, so I’ll write the definition right out of the statute: “Adverse facts means conditions or occurrences generally recognized by competent licensees that have a negative impact on the value of the real estate, significantly reduce the structural integrity of improvements to real property or present a significant health risk to occupants of the property.” For example, if they know about it, your agent, their agent, or the seller must disclose to you:

Any issue with the actual house (even if it’s already been repaired)
Presence of mold or termites or radon (even if already treated)
Anything obnoxious like a nearby factory, chicken farm, or eye-sore house in the neighborhood
Any building plans nearby like a new road or new school
Codes issues like the septic is only approved for 2 bedrooms

Of course, this list comes from previous real estate courses, isn’t complete, and shouldn’t be considered legal advice. If you have a specific issue regarding disclosure, please speak with an attorney.

Spring Hill TN HUD-FHA Homes

For a list of HUD-FHA homes, click here: Contact Form.

Spring Hill TN HUD/FHA homes might be a good choice if you’re looking for a foreclosure in spring hill, and HUD homes are frequently listed in the MLS but are sold through an auction process according to strict rules.

First, it’s important to understand the relationship between FHA and HUD. FHA, the federal housing administration, was created in the Great Depression era to encourage lenders to reduce loan requirements and basically supplies mortgage insurance to lenders. In other words, FHA doesn’t make loans, but if loans meet certain requirements, FHA will guarantee the loan in case of default so that the lender won’t lose money. If a homeowner does default on their loan, the lender will foreclose on the home; then, once the lender gives ownership of the property to HUD (the department of Housing and Urban Development), FHA will reimburse the lender for their losses. Simply put, lenders make loans, FHA only provides mortgage insurance, and HUD owns homes that once had an FHA-backed loan.

Second, it’s important to understand the three classes of HUD homes. These classes determine the timeline of how the property is sold:

IN (insurable): Properties that are in sufficiently good condition to qualify as the collateral for an FHA 203(b) loan. This is the most common and simplest type of FHA loan.
IE (insurable with escrow): Property is estimated to need less than $5,000 in repairs. Purchaser closes and uses funds in escrow (from loan proceeds) to make repairs. Amount is added to loan balance and could be eligible for FHA 203(b) loan.
UI (uninsurable): Property is estimated to need more than $5,000 in repairs. Not eligible for FHA 203(b) loan but may be eligible for 203(k) loan.

Third, it’s important to understand the HUD homes sales timeline:

Insurable/Insurable with Escrow Timeline

5 Day Pre-Sale: If in a special revitalizaion area, local governments and qualified non-profits will get first picks; otherwise, using the Good Neighborhood Next Door program, police officers, teachers, firefighters, and emergency medical technicians get first choice.
Day 1 to 14 (Exclusive Sales Period): Owner Occupant Buyers and non-profits will have the chance to bid, i.e., no investors.
Day 15 to 30 (Exclusive Sales Period): On day 15, all the bid from days 1 to 14 are reviewed simultaneously. If no bid is acceptable, then bids are reviewed at the end of everyday.
Day 31 to 180 (Extended Sales Period): If no bid has been accepted, then bidding is open to regardless of occupancy (for example, a second home or investment property). Bids are reviewed daily.
Day 181+: HUD will sell the home to local government for $1.

Uninsurable Timeline

5 Day Pre-Sale: “same as above”
Day 1 to 5: Exclusive Sales Period
Day 6: Bids from days 1 to 5 are considered simultaneously.
Day 6 to 180: Extended Sales Period.
Day 181+: HUD will sell the home to local government for $1.

Finally, you must work with a HUD-approved real estate agent in order to make bids on HUD properties. For a list of HUD-FHA homes, click here: Contact Form.

FHA does have special loan programs to help you pay for renovations. To learn more, click here: FHA renovation loan program.

Spring Hill Tennessee Foreclosures

For a list of spring hill foreclosures, click here: Contact Form.

Once a bank forecloses on a home in spring hill tennessee, they usually hire a real estate agent who lists the foreclosure on the local Spring Hill MLS so that buying a foreclosed home is similar buying a personal residence. In other words, buying a foreclosed home is easy: making a decent profit is not.

However, there’s still an opportunity for savings or profit in spring hill’s foreclosed homes. For some reason, banks almost always refuse to do any repairs on a home, and when the home looks bad cosmetically, most home buyers are scared off. As a result, the bank has to keep lowering the price until someone is willing to take on the project even in Spring Hill’s popular market.

So, the key to making money with a foreclosure is finding an ugly home that’s relatively inexpensive to repair.

Look for these 6 Money-Saving, Cosmetic Repairs:

Clean and De-clutter: I’ve seen foreclosures in spring hill tennessee still have the previous owner’s junk in the house, making the house look awful. If you find a cluttered house, you have a good chance of getting a deep discount. All you need to do is rent a dumpster, if needed, and hire some friends to help you clean it out. (872% Return on Investment)
Curb Appeal: Look for poor exterior paint including front porch, window frames, shutters, front door, garage door. Also look for broken garage doors, siding, shingles (warped roof might be a more expensive repair), Finally, look for ugly hedges and trees, dead grass, lack of mulch, dirty driveway, siding, and/or brick. Even in nice towns like Spring Hill, you’ll find these issues. If these are done right, they’re all inexpensive fixes, and try using a product like Patch Perfect to fill in dead spots in lawn. (473% Return on Investment)
Paint Interior: Look for bad paint jobs or dirty interior walls. When banks for foreclosures in Spring Hill, they’re notorious for refusing to do a job as simple as painting. A fresh coat of primer and tasteful, neutral paint can transform the inside of a house. You can paint the interior of a home for a very small investment, especially if you do the work yourself. If you’re not an experienced painter, be sure you bring at least one experienced person with you. If you’re hiring a painter, get multiple quotes. Try asking around for referrals because the painters in the yellow pages are usually the most expensive. (250% Return on Investment)
Flooring: Along with interior paint, flooring issues can be your ticket to savings on your new Spring Hill, Tennessee home. If you’re looking to sell in the next few years, be careful not to over-improve a foreclosure. Some carpet cleaning companies are phenomenal at getting carpets looking almost brand new; furthermore, you can get hardwood looking almost new by having it refinished. If the flooring isn’t salvageable, put down carpet that’s a step above builders-grade. (250% Return on Investment)
Kitchen: Dirty kitchens really keep a home from selling. Try deep cleaning before replacing anything. If necessary, paint/replace cabinets and replace counter tops. Buyers won’t usually expect a refrigerator to come with the home, but they will expect a working stove. If you have to replace a stove, the most basic model should be fine, unless you’re planning on staying a long time. (237% Return on Investment)
Bathrooms: Dirty bathrooms will gross most spring hill buyers out, but cleaning cost virtually nothing but leads to huge discounts. Once again, try deep cleaning. Anything in the bathroom can be replaced. Be sure you’re getting enough of a bargain upfront to justify the renovation. (172% Return on Investment)

For a list of spring hill foreclosures, click here: Contact Form.

Spring Hill TN Bank Owned Homes

For a list of bank owned homes, click here: Contact Form.

In this post, I plan to share some of my secrets for finding bargains on spring hill tn bank owned homes.

If you’ve read my other posts about foreclosures, then you know Foreclosures 101: there are Realtors and investors watching the market everyday waiting for discounted bank-owned homes, so you’re probably not going to find some hidden gem of a property that no one knows about.

On the other hand, I’ve learned some tricks and strategies over the years to out-wit the competition and have a better chance of finding a great bank REO property in spring hill.

All these tricks will require use of a Realtor’s MLS software, so you’ll probably need to develop a relationship wih a real estate agent who is willing to perform these searches for you on a regular basis. And, of course, we hope that agent is us. To get in contact with us click here: Contact Form.

Days on Market – Banks are not in the business of owning or selling houses, and owning a home takes away from the money they have to lend and make interest on. In other words, banks are usually motivated to sell homes as quickly as possible. If you can find bank owned homes that have been on the market for a long time, then you’ll have a better chance of getting a discount. Of course, remember Foreclosures 101: if a bank owned home has been on the market for awhile, there’s probably something wrong with it. Don’t be intimidated; approach it has a math problem. See my post **** for average home repair costs.
Lack of Picture – I’ve noticed that most buyers will automatically discard any listing that doesn’t have a picture; they assume that the house must be ugly or have issues. Most of the time, a listing doesn’t have a picture due to laziness on the part of the real estate agent. I’ve been to plenty of bank-owned homes without a picture that had decent curb appeal, but the agent probably has so many repos listed they don’t take the time to take at least one picture of the outside. I actually look for absence of a picture when looking for bank-owned homes because you’ll cut your competition in half.
Misspelled City Name – Most agents search the MLS the same way everytime; they put city: “spring hill”, price, bedrooms, etc. Spring Hill is a pretty straight forward city name, but sometimes people like to run it together “springhill” or every once. And, every once and awhile, I’ll find a typo in the city name. So, all those agents who put city: “spring hill” will never see the property. Furthermore, the town of Thompsons Station is directly north of Spring Hill and is a great place to look for misspellings like Thompson Station or Thompson’s Station. We use a software trick to find everything that begins with “s…” or with “t…” and then look for weird variations. Many times bank-owned homes are listed by agents outside of Spring Hill, so they’re more likely to use an irregular spelling. They’re not common, but if you find one, you might be the only person who knows its listed until the agent corrects it.
Condos and Multi-Unit – Most buyers are looking for a single-family residence, leading to much less competition for bank-owned condos and duplexes, triplexes, etc. Keep in mind, that you can get an owner-occupied loan if you live in one unit of a multi-unit building. Furthermore, condos and multi-unit are in a different section of our MLS. Most agents looking for foreclosures will only search in the “Single-family” section of the MLS, but we can run separate searches for you in both the Condo and the Multi-Unit sections.
Current/Original List Price Ratio – Most spring hill agents don’t know how to do this, but we have the ability to generate a report that pulls the original list price and the current list price. Then, we can sort the report from lowest to highest. Don’t you think the bank is motivated to sell if they’ve already lowered the price to 80% of what it used to be? Once again, keep in mind these homes probably need repairs, so do the math and see if the cost of repairs makes sense.
Bank Repo Keywords – Most agents look for bank-owned homes by selecting the foreclosure category, but sometimes repo’s will get listed like ordinary homes and only keywords in the description will let you know. I’ve collected a huge list of these keywords, and using a special search will let us know if any of these words are used in the description of a home.

All these tricks can help and put you in a better position to get a bargain, but remember that the real discounts come through watching the market like a hawk and being willing to do repairs that others aren’t.

For a list of bank owned homes, click here: Contact Form.

Spring Hill TN Repossessed Homes

For a list of repossessed homes, click here: Contact Form.

Spring Hill Tennessee bank repossessed homes are usually listed in the MLS like any other home, so as soon as they hit the market, everyone knows about them. If you watch the market everyday and do lots of showings, then you might be the first to know about a discounted repossessed home in spring hill, but in most cases, the great discounts on repossessed homes come through understanding the cost of repairs and an even-minded approach.

Banks are notoriously bad about refusing to do simple repairs like clean, paint, update fixtures, replace appliances, etc, and buyers almost always overestimate the cost of repairs.

Why does this happen?…Most buyers generalize a few repair issues to the whole house. If the house isn’t clean and the paint looks bad, they think, “they must not have taken care of the house,” or “there are probably other things wrong with it.”

What’s the truth?…Almost every non-repo house on the spring hill market, gets cleaned and painted before being listed, but if the buyers got foreclosed, they’re probably not going to spruce-up before they go. It doesn’t necessarily mean there’s anything else wrong. In addition, there’s only so much that can be wrong with a house. If you can’t find water, then there’s probably not a water leak. If you can’t find mudtubes, then the house probably doesn’t have termites. If the HVAC makes the house cool/warm, then it’s probably in decent condition.

I’ve done showings with buyers who wanted to get a discount on a repossessed home, but when I show them the actual house, they start to squirm when they see heavily stained carpet, broken doors, scratched up floors, nasty refrigerators, and holes in the walls. To me, all that stuff looks like the makings of a great discount!

Instead of thinking how bad a repo looks, think in terms of repair costs. Instead of an emotional problem, it becomes a math problem.

Here’s a list of common repair costs:

Interior

replace entire walls (insulations/drywall) $3 / sq.ft.
replace baseboard/door/window casing $3 / lin.ft.
painting (3 coats) $1 / sq.ft.
new interior door $500
hardwood – refinish $2-$5 / sq.ft.
vinyl flooring $3-$8 / sq.ft.
ceramic tile $5-$10 / sq.ft.
hardwood flooring $5-$10 / sq.ft.
carpet cleaning $100 / room
replace carpet and underpad $5-$10 / sq.ft.

Kitchen/Bath

avg kitchen renovation $7,500
avg bathroom renovation $5,000
kitchen cabinets $50-$100 / lin.ft.
kitchen counter-laminate $40 / lin.ft
unclog toilet $125-$200
new tub enclosure-ceramic tile $2,500-$3,000
new tub enclosure-plastic $600-$1,200
replace toilet $400
new shower stall – plastic $900-$1,900
new shower stall – ceramic tile $2,500-$3,000
replace and retile bathtub $2,500
new sink $600-$750
new dishwasher $650-$900
new garbage disposer $200-$400

Exterior

metal garage door – single door $850
metal garage door – double door $1,250
automatic garage door opener $450
new air conditioner $3,500-$4,500
air conditioner compressor (replace) $1,500-$1,700
air conditioner condenser (replace) $1,800-$2,500
replace roof asphalt shingle (over existing) $1-$2 / sq.ft.
replace roof asphalt shingle (strip & re-shingle) $3-$4 / sq.ft.
replace roof asphalt shingle (high quality) $4-$6 / sq.ft.
metal insulated front door $650-$750

I find that bathroom repairs seem to scare people more than anything else. Typically, we think of bathtubs and shower enclosures as being permanently attached to the house, and as a result, we can’t imagine the cost of “tearing it away from the house”…Unless you’re a pro, you probably don’t want to do it yourself, but it’s really not a big deal and doesn’t cost as much as you think. Don’t believe me? Check out this quick video:

http://www.thisoldhouse.com/toh/video/0,,1639349,00.html

Here’s another important place where your repossessed home discount actually happens…Be sure that you don’t hire the handyman with the biggest, fanciest ad in the spring hill yellowpages; instead, hire the local contractor with a good reputation and fair prices. And, despite anyone’s reputation, you need multiple bids on each project and to be tough with your contractors if they try to raise the cost.

For a list of repossessed homes, click here: Contact Form.

Spring Hill TN VA Foreclosed Homes

For a list of VA homes, click here: Contact Form.

Spring Hill TN VA owned homes are much less common than HUD homes; however, spring hill does have one from time to time.

The VA works much like FHA and HUD but on a much smaller scale. The VA doesn’t usually make loans; typically, private lenders make loans to veterans that are guaranteed by the VA. Then, if the veteran defaults, the lender will foreclose and give the property to the VA in exchange for reimbursement of losses.

Buying a VA foreclosure is similar to buying any other home. The VA typically lists their foreclosures with local real estate brokers. Once you find a property of interest, you will need to contact a real estate agent in the VA system in order to make an offer. Typically, the VA will wait 5 days before accepting any offer to be sure they get enough marketing time, but the VA doesn’t have an exclusive and extended sales period like HUD.

The most interesting and beneficial part of VA foreclosures is the possibility of getting a VA Vendee loan. If you find a VA foreclosure, you don’t have to be a veteran to get a VA loan to purchase it. Here are some of the benefits of VA Vendee financing:

You don’t have to be a veteran. You only have to be purchasing a VA foreclosure.
Owner-Occupied buyers can get a 0% down loan! If you remember several years ago, anybody with decent credit could get a 0% down loan, and you could get the seller to pay closing costs for you, leading to buying houses with $0. In some cases, buyers would even get paid for buying a house. Of course those days are long gone. In the days following the financial meltdown, this is one of the few ways to get a 0% down loan.
Investors can get a 5% down loan! Even investors used to be able to get 0% down loans, but now we’re lucky to find a 10% down loan. VA foreclosures offer a great way to relive the glory days and only have to bring 5% to closing.
As mentioned above, these loans are available for owner-occupied and investors.
VA interest rates are always competitive with conventional rates.
VA loans are guaranteed by the VA so they don’t require private mortgage insurance. Not having the PMI added to your bill every month makes a big difference.
If you need to move quickly after purchasing a VA foreclosure in Spring Hill, you won’t be paying an extra fee because VA loans never have a prepayment penalty.
Appraisals are not required for the loan. The VA lender can decide to make the loan regardless of what the appraisal comes in at.
Vendee financing is not credit score driven. In other words, if you have a decent job but bad credit, a VA foreclosure might let you purchase a home when no one else will.
One drawback: There is a VA funding fee of 2.25% that cannot be paid by the seller, so the VA will cover up to 3% of your closing costs. But, there’s no way to get out of bringing 2.25% to closing.

For a list of VA homes, click here: Contact Form.

Condos Spring Hill TN

The Maury County side of Spring Hill offers condos at lower average prices than those on the Williamson County side. Below is a discussion of condos located on the Maury side.

Hampton Springs Condos in Spring Hill TN

Hampton Springs condos are located off of Kedron Rd on the south side of Saturn Parkway. If you take Kedron to Port Royal and turn left, then take Saturn Pkwy to the interstate, the interstate is about 3.5 miles away.

The Hampton Springs Condos are nice condos in Spring Hill TN intermixed with free standing homes. Technically, these condos are zero-lot lines, meaning that you own the yard but are very close to or sharing a wall with your neighbor. In this case, you would be sharing a wall with a neighbor. The builder of this development went bankrupt, so the development isn’t complete. Many people don’t want to live in a half-finished neighborhood, so these units might be hard to resell. On the other hand, if you know you’re going to stay there for awhile, they could be a good opportunity for you.

Only thirteen of these units were built before the builder went under, so the bank repossessed and sold them, of which 3 are still on the market. The average sales price is $150,822. The lowest sales price was $132,500, while the highest was $188,850. For the 10 homes sold, the average price per square foot is $92.5. The average days on market has been 168, although this numbers may be unpredictable do to the neighborhood being incomplete. All these units have 1630 square feet, but vary in the number of bedrooms and baths. Based on the most current info available to me, the annual property taxes for these condos is $1,271.

Since the online school zoning tool doesn’t register Shamrock Ln, if I use an address in the free standing home section of Hampton Springs, the schools are Marvin Wright Elementary, Spring Hill Middle, and Spring Hill High. The MLS lists the HOA fee as $89/month, which covers “exterior maintenance and grounds maintenance”; however, I’m unsure about the status of the HOA because the builder usually manages the HOA until a neighborhood is finished. The units also have pet restrictions that I would be sure to check on before purchasing. All the homes are 2 stories and were built in 2007 and 2008. On the plus side, all the units have a 2 car garage, which can be hard to find with condos.

Based on information from RealTracs Solutions for the period 8/29/2007 through 7/6/2011.

Kings Creek Condos in Spring Hill TN

The Kings Creek condos are located on the east side of Kedron Rd south of Saturn Pkwy. If you take Kedron Rd to Saturn Pkwy to I-65, then the interstate is about 4.4 miles away.

Kings Creek features a three story building of flats and a small selection of condos, all within walking distance of Kings Creek golf course. These flats offer some of the lowest cost home ownership options in Spring Hill, but are surprisingly nice, although small, on the inside. The condos are very upscale with, in my opinion, the same level of craftsmanship as Tollgate Village but at lower Maury County Prices.

Many of the condos in this community were sold without being listed in the MLS, so I hesitate to give averages. Please contact us, and we’ll be happy to provide more in-depth info.

Meadowbrook Condos in Spring Hill TN

Meadowbrook condos are located on the east side of Port Royal Rd to the south of Saturn Pkwy. If you take Port Royal Rd north to Saturn Pkwy east, then I-65 is about 2.2 miles away.

Meadowbrook condos are another favorite of mine. They’re built by Ole South builders, who I’ve always found to have good craftsmanship and be easy to work with. These condos are within walking distance from Marvin Wright Elementary (called Wright Elementary); they’re about as close as you can be to the interstate for your morning commute, and they’re an overall good value.

Based on previous sales, the average sales price for the neighborhood has been $129,722 with a high of $148,000 and low of $115,990. The overall price per square foot has been $90.79, and the avg annual property tax per square foot has been $0.73. The average days on market has been around 121.

The majority of condos have 2 bedrooms, 2 full baths, and 1 half bath, but some have up to 3 bedrooms and 3 full baths. These units were built between 2008 and the present and are still being built. All the units are 2 stories. Some of these units have a driveway into a one car garage, while others only have parking spaces. The exterior is a nice mix of brick and vinyl.

The schools are Wright Elementary, Spring Hill Middle, and Spring Hill High.

The association fee is $85/month which covers exterior maintenance and grounds keeping. At one point, the builder had plans to build a pool, but that might be on the back-burner due to the economy. The neighborhood does have a play ground and walking trails. I can’t find any information about pet or rental restrictions, so please contact us if it’s important to you.

Based on information from RealTracs Solutions for the period 12/4/2008 through 9/8/2011.

Somerset Springs

Somerset Springs is located off Port Royal on the north side of Saturn Pkwy. If you take Port Royal north to Saturn Pkwy east, I-65 is about 2.1 miles away.

Somerset Springs is a relatively large condo development by Spring Hill standards built by Gross Builders, a medium-sized out-of-state developer. Gross Builders also own the apartment complex across the street. At times, they’re not been the easiest to work with, maybe because decisions happen out of state, and while they offer a good base price, many things you expect to be standard are actually upgrades, which can raise the price significantly if you’re not careful. On the other hand, they remained committed to the neighborhood and continue to build, which is impressive in this economy.

The average sales price has been $140,365 with a low of $72,500 and a high of $176,068, and the average square footage in the neighborhood is about 1,351, giving an avg price per square foot of $102.98. The average property tax per square foot has been $0.79, and the avg days on market has been 73.

Most of the condos have 2 bedrooms, 2 full baths, and 1 half bath, although there are 3 bed, 3 full bath models available. All of the units are 2 story. Most of the units only have a parking space, although a garage upgrade is available. This is one of the few condo developments that offers a 2 car garage option. The community does have a clubhouse and a pool.

As far as I can tell, the HOA fee is $100/month if you have parking spaces and $110/month if you have a garage. The HOA fee covers exterior, grounds, and pool/clubhouse maintenance. Renting is allowed, and I can’t find any info on pet restrictions. As always, be sure to check both of these before purchasing.

Based on information from RealTracs Solutions for the period 4/27/2007 through 4/20/2011.

Westview

Westview is located on the west side of Hwy 31. To get there take Beechcroft west, turn right on Depot, and left into the neighborhood.

Westview is an interesting community. They’re the only condos in spring hill tennessee restricted to adults 55+ years old. Even though they’re condos, they look more like homes that share a common wall. This development was started in 2007, and the builder continues to slowly add to the neighborhood. The units are very nice and upscale. My only complaint with the neighborhood is that it’s located off Depot street in the old, not as nice, section of Spring Hill.

Please contact us for more information.

The Woodlands

The Woodlands are probably my least favorite condo development in Spring Hill. They’re off of Beechcroft Rd in the older section of Spring Hill. The units have a very thrown-up, cookie-cutter appearance. On the other hand, we’re probably at the bottom of the real estate market, and it’s always better to build equity than pay rent. They could make a great, affordable starter home.

Please contact us for more info.

Sources

Distance from the Interstate is based on: http://www.daftlogic.com/projects-google-maps-distance-calculator.htm (distances are always underestimated due to only straight line being able to be used)

Williamson County School Zoning is based on: http://edweb.wcs.edu/edulog/webquery/

Maury County School Zoning is based on: http://96.4.42.5/edulog/webquery/

Disclaimer

Information believed to be accurate but not guaranteed. Buyers should independently verify all information prior to submitting any offer to purchase.

Townhomes in Spring Hill TN

There’s a great selection of townhomes in Spring Hill TN. In fact, most condos in Spring Hill are townhomes. Specifically, a townhome refers to a condo that shares walls with adjacent condos but doesn’t have other units above or below; whereas, a condo refers to any residence that shares walls with a neighbor. In many cases, townhomes are two stories and in some cases have their own garage. All these townhomes are on the Williamson County side of Spring Hill.

Chapmans Retreat

This development is located on the south side of Duplex Rd about 3.2 miles east of highway 31 and within walking distance of Chapmans Retreat elementary school. If you cut through Chapmans Retreat neighborhood, it’s about 4 miles to the interstate.

On the up side, these townhomes have a great secluded location and couldn’t be closer to the elementary school; on the down side, theirare arranged in straight rows with few trees which make them seem a little plain.

Townhomes in this development average 1,401 square feet with a low of 1,156 and a high of 1,728. The units have 2 to 3 bedrooms. Most units have 2 full baths and 1 half bath. Since the beginning of the development the average sales price has been $143,071 with a low of $99,900 and a high of $168,407 and an average sales price per square foot of $103.87, and historically units in this subdivision have an average days on market of 22 and an average property tax per square foot of $0.73. The units were built between 2006 and 2007.

The schools for these townhomes are elementary: Chapmans Retreat, middle: Spring Station, and high: Independence. The neighborhood has a pool. The exterior of the units is brick front with mostly vinyl side and rear. At the time of this writing the HOA fee is $89/month and covers exterior maintenance, insurance, and lawn maintenance. Renting is currently allowed. There are some pet restrictions. Parking is 2 assigned parking spots or carports. As far as I know, none of the units have garages.

Based on information from RealTracs Solutions for the period 7/18/2006 through 5/22/2011.

Gables at Wakefield

This development is located north of Duplex rd about 1 mile east of highway 31. The best way to get to the interstate is to take Duplex Rd east to Port Royal and Saturn Parkway, which is about 3.8 miles.

The Gables at Wakefield, in my opinion, are one of the best values of townhomes for sale in Spring Hill, TN. The homes are nice and affordable, and the development is within walking distance of Longview Elementary school and Longview recreation center (a large county rec center). On the downside, Commonwealth rd can be a busy street with both the elementary school and the rec center being located back in the neighborhood, but the Gables aren’t directly on the road.

Since being built, the average sales price in the neighborhood is $133,127 with a low of $95,000 and a high of $156,900 and an average price per square foot of $112.31. The average square footage of home is 1,186 with a low of 1,091 and a high of 1,282. Historically, the average days on market for the Gables is 38 days. Based on all townhomes sales in the MLS, the average property tax per square foot has been $0.70/square foot. Most of the units have 2 bedrooms, 2 full baths and 1 half bath, although some units only have 1 full bath and 1 half bath.

The schools for these townhomes are elementary: Longview, middle: Heritage, and high: Independence. The current HOA fee is $88/mo, which covers exterior maintenance, grounds maintenance, and insurance; I believe grounds maintenance refers to grass cutting but not 100% sure. The community does have a pool and tennis courts. The exteriors of the units are a mix of vinyl and brick. Parking is assigned spots, and I don’t believe any of the units have garages. Renting is permitted in this townhome development. All the units are 2 stories.

Based on information from RealTracs Solutions for the period 11/16/2005 through 4/13/2011.

Highlands at Campbell Station

The Highlands at Campbell Station are in the heart of Spring Hill to the east of Hwy 31 on the south of Campbell Station Pkwy. You have a lot of options for getting to the interstate, but I would guess the quickest would be to take Campbell Station Pkwy to Hwy 31 N to I-840 E; using this route, I-65 is about 6.8 miles away.

The Highlands at Campbell Station are also some of my favorite townhomes in Spring Hill. They’re close to everything and have a lot of character. They also seem to have very little turnover; in other words, on average, families seem to purchase and stay for a good while.

Since the start of the development, the average sales price has been $177,288 with a low of $120,767 and a high of $243,266. The average square feet of these townhomes is 1,516 with a low of 1,052 and a high of 2,188. Overall, the average price per square foot has been $118.61 with a $0.80 avg annual property tax per square foot, which doesn’t include the recent addition of city property taxes.

The townhomes are a good mix of 2 and 3 bedroom and 1 and 2 story homes. The exterior of the townhomes is a well done mix of brick, vinyl, and decorative stone. I believe that every unit has a 1 car garage, also a very nice touch. The neighborhood does have a pool.

The schools are Longview Elementary, Heritage Middle, Independence High.

The HOA fee is $115, which includes exterior and grounds maintenance, pool maintenance. Based on the info available to me, it looks like the HOA added pet and renting restrictions within the last couple of years. I always recommend getting a copy of the most recent HOA Rules and amendments.

Based on information from RealTracs Solutions for the period 8/11/2003 through 11/2/2009.

Woodside

Woodside is located inside the Campbell Station neighborhood. To get from Hwy 31, take Campbell Station Pkwy east, right on St. Hubbins, right on Paddy Trace, left on Woodside Drive.

Woodside is some of Spring Hill’s newest townhomes, so I don’t have too much to say about them yet. So far, the price point is around $145,000.