CityBluffs

CityBluffs at a glance

CityBluffs is a new-construction, mixed-use community in the Bordeaux neighborhood of Northwest Nashville, set along Buena Vista Pike in Davidson County near the Cumberland River. It pairs 59 residential units with ground-level commercial space, blending for-sale homes and retail into a single walkable address rather than a conventional standalone subdivision. The community totals 46 townhomes and 17 condominiums, and it is being delivered in phases: Phase 1 is complete with occupied units, while additional buildings are coming online as the project builds out.

The homes are built by Core Development and Paragon Group. Townhomes run 2 to 4 bedrooms with 2.5 to 5 bathrooms and 2-car garages, while the urban flats offer 2-bedroom, 2-bathroom layouts that are eligible for short-term rental. That mix tends to draw buyers who want a low-maintenance, in-town home with quick access to the rest of Nashville, along with buyers interested in the short-term-rental-eligible flats. Because we tour new-construction communities like this constantly, we can help you sort out which configuration and phase actually fits what you are after.

Who builds in CityBluffs

CityBluffs is delivered by two local development partners: Core Development and Paragon Group. Together they are responsible for the community's mix of townhomes, condominium flats, and the ground-level retail that defines its mixed-use character.

Because the project spans multiple home types and a phased rollout, the builders' own community pages are the best source for current floor plans, finishes, and which buildings are releasing next. We are happy to walk those plans with you, point you to the official builder pages, and help you understand how the townhome and flat product compare side by side.

Homes & floor plans

CityBluffs offers two distinct home types. The townhomes range from 2 to 4 bedrooms with 2.5 to 5 bathrooms and include 2-car garages; the townhome plans run roughly 1,700 to 2,200 square feet. The condominium flats are 2-bedroom, 2-bathroom urban layouts that are eligible for short-term rental.

• Townhomes: 2-4 bedrooms, 2.5-5 bathrooms, 2-car garages, approximately 1,700-2,200 sq ft
• Urban flats (condos): 2 bedrooms, 2 bathrooms, short-term-rental eligible
• A final phase is planned for 4-bedroom, short-term-rental-eligible townhomes
• Phase 1 is complete with occupied units; Buildings 3 and 10 are coming soon

For exact plan names, available elevations, square footage by building, and current finish options, the builders' official plan pages are the authoritative source. We pull live numbers and current availability for you so you are comparing what is actually releasing, not an older brochure.

Amenities & community life

CityBluffs is built around a mixed-use concept, with ground-level retail woven into the community so day-to-day errands and the commercial corridor are close at hand. The setting also puts parks and greenways within reach, supporting an in-town, walk-out lifestyle rather than a purely residential pocket.

• Ground-level retail and commercial corridor access
• Parks and greenways nearby
• Close to Kroger and a YMCA
• Hartman Park Community Center nearby
• Ted Rhodes Golf Course nearby

Location, access & schools

CityBluffs sits along Buena Vista Pike in the Bordeaux neighborhood, near the Cumberland River. The location offers convenient access to North, West, and Mid-town Nashville, which is part of the appeal for buyers who want to be close to the core of the city while living in a newer, mixed-use community. Nearby anchors include Kroger, a YMCA, Hartman Park Community Center, and Ted Rhodes Golf Course.

CityBluffs is served by Metro Nashville Public Schools. The currently zoned schools are listed below by name. School zoning and assignments can change, so confirm current zoning directly with the district and with us before you rely on it.

• Ivanetta H. Davis Learning Center at Bordeaux
• Isaiah T. Creswell Middle School of the Arts
• Buena Vista Enhanced Option Elementary School

What to verify before you buy

New-construction communities move quickly, and CityBluffs is being delivered in phases, so a few things are worth confirming with us before you write an offer. We will pull live pricing, current availability, and the active phase and building so you know exactly what is on the market today.

• Current pricing and which homes or buildings are releasing now (Buildings 3 and 10 are noted as coming soon)
• Exact square footage, bedroom and bathroom count, and garage details for the specific plan
• HOA dues and what they cover, plus any condo or mixed-use association terms
• Whether a given home or flat is short-term-rental eligible and any applicable local rules
• Builder incentives and the exact terms before you commit

Working with The Will Johnson Team

We represent buyers in new construction, and because we tour these communities constantly we help you compare CityBluffs against the rest of the market and navigate the build from contract to closing. On cost: most builders pay our commission, so buyer representation is often little or no cost to you, but it varies by builder. We tell you the exact cost up front before you ever commit. To tour CityBluffs or get current numbers, call The Will Johnson Team at 615-265-1000.

Location & commute specifics

CityBluffs sits at 2200 Buena Vista Pike in Bordeaux, just across the Cumberland River from Germantown and the Nations. Bordeaux is a North Nashville neighborhood, and by general drive-time references for the area, downtown Nashville and Germantown both run in roughly the 10-15 minute range under normal traffic, with Nashville International Airport roughly 20-25 minutes away; we always recommend you drive your own likely commute at the times of day you'd actually be driving it before you buy, since traffic on I-24, I-40, and the connecting surface roads varies a lot by time of day. Internally, CityBluffs' individual townhome addresses are on Cliff Circle, off Buena Vista Pike.

What CityBluffs homes have actually sold for

Builder and marketing pages for CityBluffs generally do not publish current pricing, so the most reliable public data point is closed and active MLS activity. As of 2026, Realtracs MLS records for CityBluffs townhomes on Cliff Circle (Nashville, TN 37218) show 3-bedroom, 3.5-bath units built in 2023 at roughly 1,955 square feet, with a closed sale at $452,900 and another unit listed at $439,900 with a monthly HOA fee of $160 as of that listing. Those figures describe specific past transactions, not a prediction of what any current or future unit will cost — pricing moves with the phase, building, and finish level, so current numbers should always be confirmed against live availability.

We can't predict where prices go from here, and we won't try to. What we can do is pull the current asking prices, recent closed comps, and HOA figures for whatever phase is actively selling when you're ready to look, so you're working from today's numbers rather than a brochure or an old listing.

Construction & design details

Core Development's own project page lists CityBluffs at roughly 40 townhome units across 109,000 square feet plus 4,991 square feet of ground-level retail, with Smith Gee Studio as the project architect. Sold and listed units on Cliff Circle describe real sand-and-finish oak hardwood floors, spray foam and blown insulation, and higher-efficiency heating and air systems, along with the 2-car garage and rooftop deck that come standard on the townhome plans. Because unit counts and phase details are reported a little differently across the builder's own page, the community's dedicated site, and MLS history, we treat all of them as directional and pull the current, as-built numbers for you before you rely on any of them.

HOA & association basics

CityBluffs operates as a homeowners association given its mixed-use, multi-building structure. Publicly available MLS history shows a Cliff Circle townhome carrying a $160/month HOA fee as of that listing, which is a real historical data point rather than a guarantee of current dues. HOA fees on mixed-use and condo-style communities can also change as buildings are added and as the retail component leases up, so get the current fee schedule, reserve study status, and what the association covers (building exterior, common areas, insurance, etc.) in writing before you're under contract.

Short-term-rental eligibility: what to actually verify

CityBluffs markets certain flats and the planned final-phase townhomes as short-term-rental eligible, and the site's mixed-use zoning is generally the kind of designation Metro Nashville allows for non-owner-occupied short-term rental permits (as opposed to standard single-family residential zoning, where new non-owner-occupied permits are not issued). That said, being in an eligible zoning category is not the same thing as holding a permit. Under Metro Nashville Codes Department rules, anyone operating a short-term rental must obtain a permit before listing a unit, and if CityBluffs is governed by a Specific Plan or Planned Unit Development, permits are only issued if that plan or PUD allows it. Before you buy for STR income, confirm the specific unit's zoning and any PUD/SP restrictions with Metro Codes and Planning directly, and confirm the HOA's own short-term-rental rules — marketing language alone is not a permit.

The Bordeaux neighborhood context

Bordeaux is a longstanding North Nashville neighborhood, and Metro Nashville's development agency (MDHA) has had a redevelopment district covering the County Hospital Road area of Bordeaux in place since 2015, with a scheduled district completion date of 2045 aimed at reversing disinvestment through mixed land use and transportation options. That is a factual, dated planning designation, not a price forecast — we can't tell you what it will mean for values, but we can point you to the district boundaries and Metro Planning's own materials so you can read the plan yourself.

Frequently asked questions

Is CityBluffs a single builder community? No. It's delivered by Core Development and Paragon Group as development partners, with Smith Gee Studio as project architect; The CityLiving Group at Compass has been involved in sales and marketing for the community.

What's a realistic price range today? Builder and marketing pages don't publish current pricing. MLS history shows past CityBluffs townhome sales and listings in the roughly $440,000-$455,000 range for approximately 1,955-square-foot, 3-bed units as of recent activity, alongside a separate $940,000-and-up figure noted for certain townhome configurations — these are different products and phases, so always ask us to pull the specific unit's current price rather than averaging these numbers.

Can I rent my unit short-term? Only if the specific unit's zoning, any PUD/Specific Plan terms, the HOA's rules, and a current Metro Nashville short-term rental permit all allow it. “STR-eligible” in marketing materials is a starting point, not a permit.

What schools zone to CityBluffs? Schools are assigned by address. Pull GreatSchools.org and the Tennessee Department of Education report cards for the specific address, and confirm current zoning with Metro Nashville Public Schools before you rely on any list.

Who do I call to see it? The Will Johnson Team, at 615-265-1000 — we'll set up a tour of whatever phase and building are currently active.