Hendersonville

Housing / market

Owner-occupied rate 71.7%; ACS median owner-occupied value $430,700 (ACS 2020–2024) — stock value, not a current MLS or portal sale median. Median gross rent $1,653; households 25,255; persons/HH 2.48; median HH income $97,200; mean commute 29.7 min (same ACS / QuickFacts vintage). https://www.census.gov/quickfacts/fact/table/hendersonvillecitytennessee/PST045225

Stock mix (qualitative): older Old Hickory Lake shoreline stock + Indian Lake / Main Street commercial + large new-construction masterplans (Durham Farms, Millstone, Crutcher Station). ACS structure-type mix and Jul 2025 housing-units / permits: GAP.

Portal sale / listing stats — hendersonville-city pack + Mid-TN market-stats (2026-09-11). Aggregators = SECONDARY (not Realtracs / GNR MLS). Dual sources labeled; do not blend. Live Realtracs Analytics / GNAR city typed SFH/condo/land bands: GAP.

• Median sold (Redfin PRIMARY): $534,646 (+1.8% YoY) — 3-mo ending Aug 2026 — https://www.redfin.com/city/8509/TN/Hendersonville/housing-market
• Median sold (Realtor SEC): $527,250 (−0.52% YoY) — Aug 2026 — https://www.realtor.com/local/market/tennessee/sumner-county/hendersonville
• Median listing (Realtor SEC): $574,700 (+1.74% YoY) · $/sq ft $237 · Active listings 628 (+21.89% YoY; ZIP 37075 ≈ 606 of 628) · Median rent $2,415/mo
• DOM: Redfin sale-side 60 vs Realtor list-side 53 (Aug 2026) — different constructs; label separately
• Homes sold (Redfin, month): 263 (−11.9% YoY)

CONFLICT: Redfin sold $534,646 vs Realtor sold $527,250 (~$7K); DOM 60 vs 53. ACS $430,700 ≠ portal ~$527K–$535K. Never average.

County backdrop only (never as Hendersonville city): GNAR / Realtracs association public quarterly — Sumner Res $472,865 (Q2 2026) / $453,200 (Q1); Condo $330,970 / $337,450. https://www.greaternashvillerealtors.org/market-data-quarterly · `gnar-public/`.

What homes cost: overall portal medians above only. Typed SFH/condo-TH/land/new-vs-resale: GAP until Realtracs PRIMARY. Neighborhood listing examples (Realtor page, not sold bands): Brandywine Farms list median $849,450; Shepherd Hills $388,950; Old Hickory Village $400,000. Builder from-$ (Crutcher $552,990; Millstone $589,990) = asking starts, not sold bands.

Who’s moving in

City (Census QuickFacts / PEP V2025, as-of 2026-09-11): Population estimate Jul 1, 2025 64,266 — +4.0% vs 2020 estimates base 61,784 (Census 2020 61,753). Same house 1 year ago 84.9%; foreign-born 4.6%; under 18 22.5%; mean commute 29.7 min; bachelor’s+ 43.9%; median household income $97,200; poverty 6.3% (ACS 2020–2024 / QuickFacts). https://www.census.gov/quickfacts/fact/table/hendersonvillecitytennessee/PST045225

No ACS county-to-county migration table for Hendersonville-only this Research pass — do not invent mover origins.

County vs metro (labeled — not city-only components):

• Sumner County PEP V2025: pop 215,538; +3,357 YoY; net domestic mig +2,806; international +178; net migration +2,984. https://tnsdc.utk.edu/2026/03/30/davidson-holds-as-tennessees-fastest-growing-county-in-2025/
• U-Haul TN list (Tennessean / U-Haul, Jan 6, 2026): Hendersonville named among TN growth areas (directional; no 2025 national top-25 city rank). https://www.tennessean.com/story/news/local/2026/01/06/uhaul-tennessee-population-growth-state-2025/88029964007/
• Metro: Nashville MSA U-Haul Growth Index No. 6 (2025) — MSA grain, not Hendersonville-only. https://www.uhaul.com/Articles/About/U-Haul-Growth-Index-Top-Us-Growth-Metros-And-Cities-Of-2025-Announced-36558/

Timed SR-386 / downtown Nashville peak ETA: GAP (ACS mean ≠ peak drive time).

Schools

Sumner County Schools serves Hendersonville (no separate city district) · HQ 695 East Main Street, Gallatin, TN 37066 · (615) 451-5200 · nearly 4,300 employees; >30,000 students; 53 schools · https://www.sumnerschools.org/

Verify every address — postal 37075 ≠ automatic assignment. 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

GreatSchools live 2026-09-11:

• Merrol Hyde Magnet — 128 Township Drive — K–12 magnet — 9/10 — 670 — https://www.greatschools.org/tennessee/hendersonville/1425-Merrol-Hyde-Magnet-School/
• Hendersonville High — 123 Cherokee Road — 7/10 — 1,410 — https://www.greatschools.org/tennessee/hendersonville/1422-Hendersonville-High-School/
• Beech Sr High — 3126 Long Hollow Pike — 7/10 — 1,477 — https://www.greatschools.org/tennessee/hendersonville/1446-Beech-Sr-High-School/
• Station Camp High (Gallatin addr; some Hville zones) — 8/10 — 1,137 — https://www.greatschools.org/tennessee/gallatin/2213-Station-Camp-High-School/

CONFLICT: Prefer live Beech Sr 7/10 over earlier county-pack 6/10 — do not blend.

Sample ES (live GS): Jack Anderson STEM 9/10 · Dr. William Burrus 9/10 · Indian Lake 9/10 · Walton Ferry 8/10 · Beech ES 8/10. Full ES/MS GS table: GAP.

Private (no tuition invented): Pope Saint John Paul II Preparatory School — 117 Caldwell Drive — grades 6–12, 733 students (NCES PSS 2023–24) · https://www.jp2prep.org/

Industries / employers

Named presence (as-of 2026-09-11). Hendersonville-only ranked FTE table: GAP. Gap / Meta / Shoals = Gallatin/Portland — not Hendersonville campuses.

• TriStar Hendersonville Medical Center — 355 New Shackle Island Rd — 159 beds; Chest Pain / Primary Stroke; NICU per site · https://www.tristarhealth.com/locations/tristar-hendersonville-medical-center
• Sumner County Schools — districtwide ~4,300 employees; many Hendersonville campuses · https://www.sumnerschools.org/about-us
• City of Hendersonville — 101 Maple Drive North
• Retail / hospitality corridor — Streets of Indian Lake + Costco / Target / Sam’s / Walmart (significant local jobs; no invented FTE)

County NBJ #1 Sumner employees 5,964 (2026) = Sumner Gov + Schools combined — county context, not a city FTE table.

Retail & everyday

Indian Lake / Forest Retreat commercial spine — Costco/Sam’s/Target/Walmart in city (Gallatin Costco = Hendersonville trip).

• Costco — 1101 Forest Retreat Rd
• Sam’s Club — 301 Indian Lake Blvd
• Target — 1004 Andrews Run (Starbucks Cafe inside per Target page)
• Walmart Supercenter — 204 N Anderson Ln
• The Streets of Indian Lake — 300 Indian Lake Blvd · https://streetsofindianlake.com/frequently-asked-questions/

Starbucks: Target Cafe + Indian Lake corridor listings (e.g. 305 Indian Lake Blvd secondary). Official starbucks.com citywide count: GAP.

Dining examples (mall FAQ): Brixx, Catch Land & Sea, Sam’s Sports Grill, The Local Hendersonville. Center Point Barbecue street #: GAP before hard pin.

Hospitals & medical

TriStar Hendersonville Medical Center — 355 New Shackle Island Rd, Hendersonville, TN 37075 · 615-338-1000 — 159 beds; Chest Pain / Primary Stroke; NICU per site · https://www.tristarhealth.com/locations/tristar-hendersonville-medical-center

Nearest full-service alt.: Highpoint Health – Sumner, 555 Hartsville Pike, Gallatin (not in city).

Named urgent-care roster: GAP this Research pass.

Gyms & recreation

City Parks & Facilities: https://www.hvilletn.org/497/Parks-Facilities

• Drakes Creek Park Athletic Complex — 131 Conway Twitty Lane — baseball/softball, soccer, football, walking track, playground
• Drakes Creek Park – North — 150 E. Main St. — fishing, picnic

Commercial gym brand + street pins: GAP — do not invent locator lists.

Parks & trails

Named parks & lake access (map-ready):

• Veterans Park — 144 Scotch Street
• Sanders Ferry Park — 513 Sanders Ferry Road — lake / disc golf events on city calendar
• Old Hickory Lake — city shoreline; boating/fishing — named marina street pins GAP unless city/Corps primary

Durham Farms community trails = private masterplan amenities — not a public trailhead. Named public greenway mileages / Sanders Ferry Greenway trailhead #: GAP.

Historic & famous places

• Historic Rock Castle — 139 Rock Castle Lane — oldest NRHP-listed permanent home framing in Middle TN; Gen. Daniel Smith; tours Tue–Sat · https://www.historicrockcastle.com/
• Hendersonville Memory Gardens — 353 East Main Street — Johnny Cash & June Carter Cash graves; Carter family
• House of Cash site — 700 E. Main St. (Johnny Cash Parkway) — former Cash offices/museum; TN Music Pathways marker framing
• City Hall — 101 Maple Drive North
• Streets of Indian Lake — modern landmark retail district (see Retail)

Cash lakeside home (200 Caudill Dr) burned 2007 (Visit Sumner) — do not invent current private-home access.

Builders & new construction

Named selling communities only (builder primary pages, as-of 2026-09-11). Marketing floors ≠ MLS sold bands. Do not invent subdivisions.

• Lennar — Durham Farms — actively selling; 312 Whispering Pines Ln; upper $500s–$600s framing on Lennar/resource posts — confirm live list prices · https://www.lennar.com/new-homes/tennessee/nashville/hendersonville/durham-farms
• Ryan Homes — Crutcher Station — selling from $552,990; 512 Farm Field Lane · https://www.ryanhomes.com/new-homes/communities/10222120153144/tennessee/hendersonville/crutcher-station
• Pulte Homes — Millstone — selling from $589,990 (Eastfield); QMIs ~$672K–$831K on fetch; 467 Carriage House Lane · https://www.pulte.com/homes/tennessee/nashville/hendersonville/millstone-211355

GAP: Durham Farms multi-builder roster on broker indexes — not elevated without live builder community URL. Gallatin Avery Trace / White House Horton = other packs.

Notable people

Corroborated ties only (Research NOTABLE_PEOPLE.md, 2026-09-11):

• Johnny Cash (1932–2003) — Lived ~35 years on Old Hickory Lake in Hendersonville; buried Hendersonville Memory Gardens (353 E Main); House of Cash at 700 E Main. Visit Sumner Cash trail
• June Carter Cash (1929–2003) — Lived with Johnny in Hendersonville; buried Memory Gardens (same Visit Sumner trail)
• “Mother” Maybelle Carter (1909–1978) — Buried Hendersonville Memory Gardens; Carter Family (Visit Sumner)
• Gen. Daniel Smith — Built / lived Historic Rock Castle, 139 Rock Castle Lane. historicrockcastle.com

Not elevated: Conway Twitty (needs dual primary beyond street naming); thin Orbison/Stuart neighbor anecdotes; Wiki-only listicles; Gallatin-born figures (belong in Gallatin/county packs).

Map of local places

• Merrol Hyde Magnet School — 128 Township Drive, Hendersonville, TN 37075
• Hendersonville High School — 123 Cherokee Road, Hendersonville, TN 37075
• Beech Sr High School — 3126 Long Hollow Pike, Hendersonville, TN 37075
• Station Camp High (nearby zone) — 1040 Bison Trail, Gallatin, TN 37066
• Jack Anderson Elementary STEM — 250 Shute Lane, Hendersonville, TN 37075
• Dr. William Burrus Elementary — 1336 Drakes Creek Road, Hendersonville, TN 37075
• Indian Lake Elementary — 505 Indian Lake Road, Hendersonville, TN 37075
• Walton Ferry Elementary — 732 Walton Ferry Road, Hendersonville, TN 37075
• Beech Elementary — 3120 Long Hollow Pike, Hendersonville, TN 37075
• Pope John Paul II Prep — 117 Caldwell Drive, Hendersonville, TN 37075
• City Hall — 101 Maple Drive North, Hendersonville, TN 37075
• 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
• Walmart Hendersonville — 204 N Anderson Ln, Hendersonville, TN 37075
• Streets of Indian Lake — 300 Indian Lake Blvd, Hendersonville, TN 37075
• Historic Rock Castle — 139 Rock Castle Lane, Hendersonville, TN 37075
• Hendersonville Memory Gardens — 353 East Main Street, Hendersonville, TN 37075
• House of Cash site — 700 East Main Street, Hendersonville, TN 37075
• Drakes Creek Park Athletic Complex — 131 Conway Twitty Lane, Hendersonville, TN 37075
• Drakes Creek Park North — 150 E Main St, Hendersonville, TN 37075
• Veterans Park — 144 Scotch Street, Hendersonville, TN 37075
• Sanders Ferry Park — 513 Sanders Ferry Road, Hendersonville, TN 37075
• Durham Farms (Lennar) — 312 Whispering Pines Ln, Hendersonville, TN 37075
• Crutcher Station (Ryan) — 512 Farm Field Lane, Hendersonville, TN 37075
• Millstone (Pulte) — 467 Carriage House Lane, Hendersonville, TN 37075

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