Sumner County

Housing / market

Owner-occupied rate 72.0%; ACS median owner value $393,100; median gross rent $1,424 (ACS 2020–2024) — not MLS sale medians. Housing units Jul 1, 2025: 89,138; building permits 2025: 3,045. Land area 529.46 sq mi. Median HH income $90,301; bachelor’s+ 33.6%; mean commute 29.0 min. https://www.census.gov/quickfacts/fact/table/sumnercountytennessee/PST045225

Stock mix (qualitative): new-construction SFH/TH along SR-386 / I-65 (Gallatin–Hendersonville–White House–Portland) + older lake/downtown stock + rural north/east acreage. Condo vs acreage share: GAP.

PRIMARY — Greater Nashville REALTORS® quarterly home sales (data from RealTracs Solutions; association public board — not live Realtracs Analytics→Market Trends). https://www.greaternashvillerealtors.org/market-data-quarterly · research `mid-tn-market-stats/gnar-public/EXTRACT-quarterly-2026.md` (fetched 2026-09-11).

Q2 2026 (Apr–Jun) — Sumner County:

• Residential median sold $472,865 · 974 closings
• Condo median sold $330,970 · 90 closings
• Total closings 1,064

Q1 2026 (Jan–Mar) — Sumner County:

• Residential median sold $453,200 · 644 closings
• Condo median sold $337,450 · 76 closings
• Total closings 720

GNAR public quarterly = county residential/condo closings + prices only. County inventory / DOM on that board: GAP. City splits on GNAR public quarterly: GAP — keep SECONDARY portals labeled below; do not invent city board figures. Typed city SFH/condo/land bands still GAP (county Res/Condo rows above are board quarterly, not city typed bands).

Portal sale / listing stats — Mid-TN market-stats + pack (2026-09-11). Aggregators = SECONDARY (not the GNAR public quarterly board above). Dual sources labeled; do not blend with each other or with GNAR quarterlies. Live Realtracs Analytics→Market Trends + typed city bands: GAP.

• Median sold (Realtor): $435,000 (−3.31% YoY) — listing $493,500 — active 2,340 — DOM list 52 — $/sq ft $232 — Aug 2026 — https://www.realtor.com/local/market/tennessee/sumner-county
• Redfin trailing ~3 mo ending Jul 2026: sold $468K (+4.7% YoY), DOM 69, homes sold (month) 308 — https://www.redfin.com/county/2627/TN/Sumner-County/housing-market
• CONFLICT (do not blend portals with each other or with GNAR quarterlies): sold diverge ~$33K; DOM definitions differ — never blend. ZHVI mid-tier $446,556 (2026-07-31) — different construct.
• Overall sale distribution May 2026 (all types blended): 25th $334,250 · median $429,995 · 75th $636,097 · 95th $1,250,000 — not typed SFH/condo/land bands.

City context (not county median): Hendersonville Redfin $534,646 / Realtor sold $527,250; Gallatin Redfin $447,154 / Realtor sold $429,945 (Aug 2026 windows). Do not collapse city ↔ county.

What homes cost: overall portal medians above only. Property-type ranges (SFH / condo-TH / land): GAP until Realtracs PRIMARY.

Seat deep-dive: <a href="/cities/sumner/gallatin/">Gallatin city guide</a>.

Who’s moving in

From pack §3 + MIGRATION-TRENDS.md (2026-09-11). Prefer county PEP over metro-only claims.

• Pop 215,538 (+3,357 / +1.6% YoY) — TN numeric #9 — Census PEP V2025; TNSDC 2026-03-30
• 2020 base → Jul 2025: +9.8% (196,289 → 215,538)
• Net domestic +2,806; international +178; net migration +2,984
• ACS 2016–2020 net +3,916 (FRED NETMIGNACS047165)
• Same house 1 yr 86.9%; foreign-born 4.0%; under 18 22.2% (ACS 2020–2024)
• Place pops (V2025): Hendersonville 64,266 · Gallatin 54,590 · White House 17,872 · Portland 13,658
• U-Haul TN growth-areas list names Gallatin / Hendersonville / White House (Tennessean Jan 6, 2026)

https://tnsdc.utk.edu/2026/03/30/davidson-holds-as-tennessees-fastest-growing-county-in-2025/

No invented mover composition. Millersville/Westmoreland place estimates: GAP this pass.

Schools

Sumner County Schools (countywide — no separate city system) — HQ <a href="https://www.google.com/maps/search/?api=1&query=695%20East%20Main%20Street%2C%20Gallatin%2C%20TN%2037066">695 East Main Street, Gallatin, TN 37066</a> · (615) 451-5200 · https://www.sumnerschools.org/ · ~4,300 employees; >30,000 students; 53 schools (About Us).

Zone maps: https://web-srvr-03.sumnerschools.org/ceo/index.php/our-district/school-boundary-maps · rezoning https://www.sumnerschools.org/about-us/administration/school-rezoning — never assign by ZIP alone. White House may be Sumner or Robertson — verify by address.

GreatSchools PRIMARY (retrieved 2026-09-11):

• <a href="https://www.google.com/maps/search/?api=1&query=128%20Township%20Drive%2C%20Hendersonville%2C%20TN%2037075">Merrol Hyde Magnet</a> — 9/10 — https://www.greatschools.org/tennessee/hendersonville/1425-Merrol-Hyde-Magnet-School/
• <a href="https://www.google.com/maps/search/?api=1&query=1040%20Bison%20Trail%2C%20Gallatin%2C%20TN%2037066">Station Camp High</a> — 8/10 — https://www.greatschools.org/tennessee/gallatin/2213-Station-Camp-High-School/
• <a href="https://www.google.com/maps/search/?api=1&query=123%20Cherokee%20Road%2C%20Hendersonville%2C%20TN%2037075">Hendersonville High</a> — 7/10
• <a href="https://www.google.com/maps/search/?api=1&query=100%20Wolfpack%20Way%2C%20Gallatin%2C%20TN%2037066">Liberty Creek High</a> — 7/10
• <a href="https://www.google.com/maps/search/?api=1&query=3126%20Long%20Hollow%20Pike%2C%20Hendersonville%2C%20TN%2037075">Beech Sr High</a> — 6/10
• <a href="https://www.google.com/maps/search/?api=1&query=508%20Tyree%20Springs%20Road%2C%20White%20House%2C%20TN%2037188">White House High</a> — 6/10
• <a href="https://www.google.com/maps/search/?api=1&query=700%20Dan%20P%20Herron%20Drive%2C%20Gallatin%2C%20TN%2037066">Gallatin Senior High</a> — 5/10
• <a href="https://www.google.com/maps/search/?api=1&query=600%20College%20Street%2C%20Portland%2C%20TN%2037148">Portland High</a> — 4/10

Private (no invented tuition): <a href="https://www.google.com/maps/search/?api=1&query=464%20Nichols%20Lane%2C%20Gallatin%2C%20TN%2037066">Sumner Academy</a> · <a href="https://www.google.com/maps/search/?api=1&query=117%20Caldwell%20Drive%2C%20Hendersonville%2C%20TN%2037075">Pope Saint John Paul II Prep</a> (NCES PSS 2023–24: 6–12, 733 students).

Full ES/MS GreatSchools table: GAP. City deep-dive: Gallatin guide / `gallatin-city` pack.

Industries / employers

Manufacturing (solar/electrical), apparel distribution/logistics, healthcare, data centers, education, local government.

Named employers (NBJ Jul 10, 2026 + primaries):

• Sumner County Gov + Schools — NBJ #1 5,964 (2026) — <a href="https://www.google.com/maps/search/?api=1&query=695%20East%20Main%20Street%2C%20Gallatin%2C%20TN%2037066">Schools CO</a>
• Shoals Technologies — Portland; NBJ #2 1,400 — <a href="https://www.google.com/maps/search/?api=1&query=1500%20Shoals%20Way%2C%20Portland%2C%20TN%2037148">1500 Shoals Way</a>
• Lifepoint Health — NBJ #3 1,088
• Gap Inc. distribution — <a href="https://www.google.com/maps/search/?api=1&query=100%20Gap%20Blvd%2C%20Gallatin%2C%20TN%2037066">100 Gap Blvd</a>; NBJ #4 1,037 (2026; 2025: 1,300)
• Meta Gallatin Data Center — online Nov 2024; >100 ops; peak construction ~1,100; investment >$1.5B when fully built
• Highpoint Health – Sumner — <a href="https://www.google.com/maps/search/?api=1&query=555%20Hartsville%20Pike%2C%20Gallatin%2C%20TN%2037066">555 Hartsville Pike</a>; >1,000 employees
• TriStar Hendersonville — <a href="https://www.google.com/maps/search/?api=1&query=355%20New%20Shackle%20Island%20Rd%2C%20Hendersonville%2C%20TN%2037075">355 New Shackle Island Rd</a>; 159 beds

Chamber: https://nashvillechamber.com/economic-development/our-region/sumner-county/

Retail & everyday

Named retail (as-of 2026-09-11) with Maps links:

• <a href="https://www.google.com/maps/search/?api=1&query=1101%20Forest%20Retreat%20Rd%2C%20Hendersonville%2C%20TN%2037075">Costco Hendersonville</a> — 1101 Forest Retreat Rd
• <a href="https://www.google.com/maps/search/?api=1&query=301%20Indian%20Lake%20Blvd%2C%20Hendersonville%2C%20TN%2037075">Sam’s Club</a> — 301 Indian Lake Blvd
• <a href="https://www.google.com/maps/search/?api=1&query=1004%20Andrews%20Run%2C%20Hendersonville%2C%20TN%2037075">Target Hendersonville</a> — 1004 Andrews Run
• <a href="https://www.google.com/maps/search/?api=1&query=300%20Indian%20Lake%20Blvd%2C%20Hendersonville%2C%20TN%2037075">Streets of Indian Lake</a> — 300 Indian Lake Blvd
• <a href="https://www.google.com/maps/search/?api=1&query=1112%20Nashville%20Pike%2C%20Gallatin%2C%20TN%2037066">Walmart Gallatin</a> · <a href="https://www.google.com/maps/search/?api=1&query=204%20N%20Anderson%20Ln%2C%20Hendersonville%2C%20TN%2037075">Walmart Hendersonville</a>
• <a href="https://www.google.com/maps/search/?api=1&query=875%20Nashville%20Pike%2C%20Gallatin%2C%20TN%2037066">Starbucks Gallatin</a> — 875 Nashville Pike
• <a href="https://www.google.com/maps/search/?api=1&query=532%20Hartsville%20Pike%2C%20Gallatin%2C%20TN%2037066">Stompin’ Grounds</a> — 532 Hartsville Pike

Target Gallatin planned July 2027 — not open. Do not invent a Costco in Gallatin.

Hospitals & medical

• Highpoint Health – Sumner with Ascension Saint Thomas — <a href="https://www.google.com/maps/search/?api=1&query=555%20Hartsville%20Pike%2C%20Gallatin%2C%20TN%2037066">555 Hartsville Pike, Gallatin, TN 37066</a> · 615.328.8888 — >1,000 employees; 300 physicians — https://www.highpointhealthsystem.com/sumner
• TriStar Hendersonville Medical Center — <a href="https://www.google.com/maps/search/?api=1&query=355%20New%20Shackle%20Island%20Rd%2C%20Hendersonville%2C%20TN%2037075">355 New Shackle Island Rd, Hendersonville, TN 37075</a> · 159 beds — https://www.tristarhealth.com/locations/tristar-hendersonville-medical-center

TriStar Portland freestanding ER street #: GAP. Named urgent-care roster: GAP.

Gyms & recreation

Gallatin Parks & Recreation — https://www.gallatintn.gov/1971/Parks-Recreation

• <a href="https://www.google.com/maps/search/?api=1&query=Tommy%20Garrott%20Aquatics%20Facility%2C%20Gallatin%2C%20TN">Tommy Garrott Aquatics Facility</a> — indoor aquatics
• Lock 4 lake / MTB recreation (see Parks)

Named commercial gym brand+address list: GAP this pass — do not invent.

Parks & trails

• <a href="https://www.google.com/maps/search/?api=1&query=400%20Zieglers%20Fort%20Road%2C%20Gallatin%2C%20TN%2037066">Bledsoe Creek State Park</a> — 400 Zieglers Fort Rd; 169 acres on Old Hickory Lake; Birdsong / Shoreline trails · https://tnstateparks.com/parks/bledsoe-creek
• <a href="https://www.google.com/maps/search/?api=1&query=1598%20Lock%204%20Road%2C%20Gallatin%2C%20TN%2037066">Lock 4 Park (The Point)</a> — 1598 Lock 4 Rd; Access 1 <a href="https://www.google.com/maps/search/?api=1&query=1054%20Lock%204%20Road%2C%20Gallatin%2C%20TN%2037066">1054</a>; · Access 2 <a href="https://www.google.com/maps/search/?api=1&query=1302%20Lock%204%20Road%2C%20Gallatin%2C%20TN%2037066">1302</a>;
• <a href="https://www.google.com/maps/search/?api=1&query=Triple%20Creek%20Park%2C%20Gallatin%2C%20TN">Triple Creek Park</a> — sports fields
• Old Hickory Lake shoreline (Hendersonville / Gallatin) — named marina roster GAP

Hendersonville full greenway trailhead pins: GAP exhaustive roster this pass.

Historic & famous places

• <a href="https://www.google.com/maps/search/?api=1&query=139%20Rock%20Castle%20Lane%2C%20Hendersonville%2C%20TN%2037075">Historic Rock Castle</a> — 139 Rock Castle Lane · https://www.historicrockcastle.com/
• <a href="https://www.google.com/maps/search/?api=1&query=200%20Cragfont%20Road%2C%20Castalian%20Springs%2C%20TN%2037031">Cragfont</a>; — 200 Cragfont Rd, Castalian Springs
• <a href="https://www.google.com/maps/search/?api=1&query=210%20Old%20Highway%2025%2C%20Castalian%20Springs%2C%20TN%2037031">Wynnewood</a>; — 210 Old Highway 25
• <a href="https://www.google.com/maps/search/?api=1&query=810%20South%20Water%20Street%2C%20Gallatin%2C%20TN%2037066">Rose Mont</a> — 810 S Water St
• <a href="https://www.google.com/maps/search/?api=1&query=Trousdale%20Place%2C%20Gallatin%2C%20TN">Trousdale Place</a> · <a href="https://www.google.com/maps/search/?api=1&query=Sumner%20County%20Courthouse%2C%20Gallatin%2C%20TN">Sumner County Courthouse</a> — Public Square
• <a href="https://www.google.com/maps/search/?api=1&query=353%20East%20Main%20Street%2C%20Hendersonville%2C%20TN%2037075">Hendersonville Memory Gardens</a> — Johnny & June Carter Cash graves (respectful visits)
• <a href="https://www.google.com/maps/search/?api=1&query=2310%20Nashville%20Pike%2C%20Gallatin%2C%20TN%2037066">Sumner County Visitor Center</a> — 2310 Nashville Pike

Builders & new construction

Verified selling (builder primary, as-of 2026-09-11). “From $” = marketing floors — not MLS sold bands.

• Lennar Avery Trace — <a href="https://www.google.com/maps/search/?api=1&query=212%20Dante%20Drive%2C%20Gallatin%2C%20TN%2037066">212 Dante Drive, Gallatin</a> — actively selling
• Lennar Durham Farms — <a href="https://www.google.com/maps/search/?api=1&query=312%20Whispering%20Pines%20Ln%2C%20Hendersonville%2C%20TN%2037075">312 Whispering Pines Ln, Hendersonville</a> — actively selling
• Ryan — Windsong · McCain's Station · Crutcher Station · Retreat at Bridle Creek · Highland Park Condos (see MAP_PINS)
• D.R. Horton — The Parks · Legacy Farms · Parkside Point · Nexus South (see MAP_PINS)

Sold out — do not mark selling: Cumberland Landing (Ryan). Aggregator-only communities: GAP until builder primary. Goodlettsville Ryan communities: confirm parcel county (Davidson/Sumner).

Notable people

Sourced county ties only (NOTABLE_PEOPLE.md):

• William Trousdale — Trousdale Place; 13th TN governor (1849–1851)
• Josephus Conn Guild — Rose Mont; TN Encyclopedia
• Huell Howser — born Gallatin Oct 18, 1945 (*LA Times* obituary)
• Bill Hagerty — born Gallatin; U.S. Senator (TN)
• Johnny Cash & June Carter Cash — lived Hendersonville / Old Hickory Lake; buried Hendersonville Memory Gardens
• James Winchester — Cragfont, Castalian Springs
• James Herbert White — born Gallatin · TN Encyclopedia
• John Shelby — early Gallatin medical practice · TN Encyclopedia

Reject thin celebrity listicles / Taylor Swift-style stretch. Gallatin city guide cross-link for seat-focused notables.

County seat deep-dive: <a href="/cities/sumner/gallatin/">Gallatin city guide</a> · Research pack `gallatin-city/`.

Map of local places

• Sumner County Schools CO — 695 East Main Street, Gallatin, TN 37066
• Merrol Hyde Magnet School — 128 Township Drive, Hendersonville, TN 37075
• Station Camp High School — 1040 Bison Trail, Gallatin, TN 37066
• Hendersonville High School — 123 Cherokee Road, Hendersonville, TN 37075
• Liberty Creek High School — 100 Wolfpack Way, Gallatin, TN 37066
• Beech Sr High School — 3126 Long Hollow Pike, Hendersonville, TN 37075
• White House High School — 508 Tyree Springs Road, White House, TN 37188
• Gallatin Senior High School — 700 Dan P Herron Dr, Gallatin, TN 37066
• Portland High School — 600 College Street, Portland, TN 37148
• Sumner Academy — 464 Nichols Lane, Gallatin, TN 37066
• Pope Saint John Paul II Prep — 117 Caldwell Drive, Hendersonville, TN 37075
• Shoals Technologies — 1500 Shoals Way, Portland, TN 37148
• Highpoint Health Sumner — 555 Hartsville Pike, Gallatin, TN 37066
• TriStar Hendersonville Medical Center — 355 New Shackle Island Rd, Hendersonville, TN 37075
• Costco Hendersonville — 1101 Forest Retreat Rd, Hendersonville, TN 37075
• Sam's Club Hendersonville — 301 Indian Lake Blvd, Hendersonville, TN 37075
• Target Hendersonville — 1004 Andrews Run, Hendersonville, TN 37075
• Streets of Indian Lake — 300 Indian Lake Blvd, Hendersonville, TN 37075
• Walmart Gallatin — 1112 Nashville Pike, Gallatin, TN 37066
• Walmart Hendersonville — 204 N Anderson Ln, Hendersonville, TN 37075
• Starbucks Gallatin — 875 Nashville Pike, Gallatin, TN 37066
• Stompin Grounds — 532 Hartsville Pike, Gallatin, TN 37066
• Bledsoe Creek State Park — 400 Zieglers Fort Road, Gallatin, TN 37066
• Lock 4 Park (The Point) — 1598 Lock 4 Rd, Gallatin, TN 37066
• Lock 4 Access 1 — 1054 Lock 4 Rd, Gallatin, TN 37066
• Lock 4 Access 2 — 1302 Lock 4 Rd, Gallatin, TN 37066
• Triple Creek Park — Triple Creek Park, Gallatin, TN
• Tommy Garrott Aquatics — Tommy Garrott Aquatics Facility, Gallatin, TN
• Historic Rock Castle — 139 Rock Castle Lane, Hendersonville, TN 37075
• Cragfont State Historic Site — 200 Cragfont Road, Castalian Springs, TN 37031
• Wynnewood State Historic Site — 210 Old Highway 25, Castalian Springs, TN 37031
• Rose Mont — 810 S Water St, Gallatin, TN 37066
• Trousdale Place — Trousdale Place, Gallatin, TN
• Sumner County Courthouse — Public Square, Gallatin, TN
• Hendersonville Memory Gardens — 353 East Main Street, Hendersonville, TN 37075
• Sumner County Visitor Center — 2310 Nashville Pike, Gallatin, TN 37066
• Avery Trace (Lennar) — 212 Dante Drive, Gallatin, TN 37066
• Durham Farms (Lennar) — 312 Whispering Pines Ln, Hendersonville, TN 37075
• Windsong Townhomes (Ryan) — 1410 Carderock Springs Dr, Gallatin, TN 37066
• McCain's Station (Ryan) — 1045 Clendening Drive, Gallatin, TN 37066

Places from Research MAP_PINS (FACT). Verify hours and visitation rules. Pins also appear on the map when coordinates are filed.