Bledsoe Springs

Bledsoe Springs at a glance

Bledsoe Springs is a 129-lot single-family new-construction community by M/I Homes on the east side of Gallatin, in Sumner County, Tennessee. It sits north of Hartsville Pike (State Route 25) and east of Airport Road, just west of the established Sunnymeade subdivision, in the stretch of east Gallatin between the downtown square and Bledsoe Creek State Park. The community is actively selling as of mid-2026, with Phase 2 homesites released — M/I markets those for their wooded backyards — and a model home open at 117 Rose Hannah Drive. The homes are two-story plans from 2,005 to 2,884 square feet with three to five bedrooms, and base pricing starts at $404,990 as of July 2026.

Two things define this community, and it's worth being clear about both up front. First, it is location-led, not amenity-led: there is no pool, clubhouse, or golf course here, and none is advertised — the draw is the east-side setting near the state park and Old Hickory Lake, a short run to downtown Gallatin, and HOA dues that reflect the lighter load. Second, it is a single-builder community: M/I Homes builds and sells every detached home, which keeps the buying process simple but means you're choosing from one builder's plan library and price sheet. If you want an amenity campus with a lifestyle calendar, this isn't that — and its monthly dues aren't that, either.

The master plan, and how it got smaller

Bledsoe Springs has an unusually well-documented origin story, because it was worked out in public. The land — 44.79 acres, plus a 2.03-acre portion of the abandoned CSX railroad right-of-way alongside it — was rezoned by the City of Gallatin under Ordinance O2008-34, with the public hearing held September 1, 2020. It moved from county Rural Residential zoning to R-06 PRD, a planned residential development classification, with the preliminary master development plan prepared by GreenLID Design of Gallatin. The city annexed the property as part of the same process.

The plan then got smaller in full view of the planning commission. The 2020 preliminary plan was conditioned at 183 total units — 102 townhomes plus 81 single-family homes. A revised 135-home, all-single-family version on 46.83 acres drew a 5–1 planning commission vote against it in February 2021. The version being built today is smaller still: 129 single-family lots, plus a separate 48-unit single-family-attached townhome project at the same location that has received final approval but has no announced builder yet. If you buy here, that townhome phase is part of the neighborhood's final shape — ask where it sits relative to your homesite and what its timeline looks like before you pick a lot.

Two conditions of the approval matter directly to buyers. The rezoning requires a 20-foot-wide greenway easement along the abandoned railroad right-of-way on the property's northwest boundary — a planned walking corridor along the old CSX line, dedicated at the time of platting. And the traffic impact study requires a new eastbound left-turn lane on Hartsville Pike (SR-25) at the community entrance. One more structural detail from the annexation plan of service: the developer builds the water and sewer extensions and the new public roads inside Bledsoe Springs at the developer's expense, and once the city accepts them, Gallatin maintains the streets and provides trash collection. Streets and services here are city-backed, not HOA-funded — part of why the dues are as low as they are.

The name is real local history, not subdivision branding. Long hunter Isaac Bledsoe discovered the creek and salt lick that carry his name in 1772, and Col. Anthony Bledsoe built Bledsoe's Station nearby in the early 1780s. That frontier chapter is preserved one exit east at Bledsoe Creek State Park — which also happens to be this community's nearest big green space.

The builder, current pricing, and floor plans

M/I Homes is the only builder actively selling in Bledsoe Springs — a national builder whose Mid-State Tennessee division serves the greater Nashville market. Single-builder communities have a real upside for buyers managing a purchase from a distance: one design library, one warranty, one construction process, one on-site team. The trade-off is equally real — there's no cross-builder competition inside the neighborhood, so the price-checking has to happen against other Gallatin and Sumner County communities, which is exactly the comparison we run for buyers. M/I markets Bledsoe Springs as 'the only new home community on the east side of Gallatin where you can choose your own luxury finishes' — that's the builder's claim, but the design-studio personalization behind it is genuine: these are not fixed-spec homes.

Base pricing as of July 2026 starts at $404,990, and 2026 aggregator snapshots show finished quick move-in homes ranging up to roughly $515,000. The six two-story plans, with builder base pricing as of mid-2026:

• Irvington — 3 bed / 2.5 bath, 2,005 sq ft, from $404,990
• Findlay II — 3 bed / 2.5 bath, 2,324 sq ft, from $419,990
• Tipton — 4 bed / 2.5 bath, 2,436 sq ft, from $444,990
• Harrison — 4 bed / 2 bath, 2,444 sq ft, from $459,990
• Whitley — 4–5 bed, 2,744 sq ft, from $474,990 (the model home at 117 Rose Hannah Drive)
• Columbus — 4 bed / 2.5 bath, 2,884 sq ft, from $479,990

Depending on the plan and homesite, options include first-floor owner's suites, flex spaces, lofts and game rooms, and three-car garages. Mid-2026 inventory snapshots showed roughly 10 to 17 available homes, including about six move-in ready — examples at the time included a Findlay II at 1421 Valley Ridge Drive (2,423 sq ft, $464,990) and a Tipton at 252 Rose Hannah Drive (2,436 sq ft, $474,990). Inventory churns constantly in an actively selling community, so treat those as dated snapshots; we pull the live list before you plan a visit. The model is open Monday 2–6, Tuesday through Friday 10–6, closed Saturday, and Sunday 12–6 — and we're glad to meet you there.

What homes here have actually closed for

Base pricing tells you where the menu starts; recorded closings tell you what buyers actually paid once the homesite and design selections were added. Verified M/I Homes of Nashville LLC closings from Sumner County property-transfer records:

• 1409 Valley Ridge Drive — $540,510 (recorded December 2025)
• 240 Rose Hannah Drive — $499,990 (recorded January 2026)
• 145 Rose Hannah Drive — $454,990 (recorded March 2026)
• 133 Rose Hannah Drive — $468,000 (recorded 2025)
• 304 Brandi Lane — $492,420 (recorded 2025)
• 209 Rose Hannah Drive — 4 bed, 2,042 sq ft, $444,990 (sold April 2026 per Movoto listing data — a dated entry-point comp for the smallest plan size)

The current incentive, dated

As of July 2026, M/I Homes is advertising a limited-time 2/1 interest-rate buydown — first-year rates promoted 'as low as 2.875% (5.6185% APR)' on a 30-year fixed FHA loan — for homes closing by August 31, 2026. An earlier version of the same offer ran to June 30, so this is a rolling, time-boxed program: it changes without notice, typically runs through the builder's preferred lender, and applies to specific homes. Whether a buydown beats an equivalent price reduction depends on your loan, your time horizon, and the fine print — that math is part of what we walk through in a consultation, and it's a place where having an agent on your side of the table pays for itself.

Amenities, HOA dues, and what this community doesn't have

Here's the honest version: no in-community pool, clubhouse, playground, or golf course is advertised by M/I Homes or any listing portal, and we won't invent one. The one planned in-neighborhood feature is the greenway easement along the old railroad corridor described above — it's in the recorded approval, so it's real on paper, but ask about its build status before you count on it. The amenity story is otherwise proximity: Bledsoe Creek State Park for hiking, boating, and camping; Old Hickory Lake; the Tommy Garrott Aquatics Facility for swimming; Gallatin Miracle Park; and the downtown Gallatin square — The Palace Theatre, Stompin' Grounds Coffee House, Swaney Swift's on the Square — with everyday retail across town, including The Shops at Windsong.

HOA dues are $40 per month per RealTracs-fed listing data. What the dues cover is not published anywhere public — consistent with a community that has no amenity campus to fund; the likely answer is common-area and eventual greenway upkeep, but that's inference, not documentation. Before you write an offer, get the HOA package in writing from the builder: the CC&Rs, the current budget, and any one-time capitalization or transfer fee at closing. We pull those documents for our buyers as part of due diligence. The flip side deserves saying plainly, too: $40 a month is a fraction of what Sumner County's amenitized master plans charge, and for a buyer who would rather have a state park than a clubhouse, that's a deliberate and defensible choice.

Lot sizes and home character

Individual lot dimensions are not published, and we won't guess at them. What the public record supports: 129 homesites under R-06 PRD zoning — a planned residential development classification — on a roughly 46.8-acre master plan that also carves out the 48-unit townhome phase. Read that honestly and you should expect planned suburban lot sizes, not acreage; this is an efficient land plan, with the Phase 2 homesites M/I markets for wooded backyards and views as the counterweight. The homes themselves are all two-story plans. The street network — Rose Hannah Drive, Easton Lane, Brandi Lane, Valley Ridge Drive — ties into the adjacent, established Sunnymeade subdivision, so the community doesn't sit in isolation. For a specific homesite, ask for the recorded plat and the builder's homesite map; lot dimensions, orientation, easements, and premiums are exactly the details we verify before you commit.

Location and commute

The location is the product here. Bledsoe Springs sits on Gallatin's east side — M/I markets it as six minutes from Historic Downtown Gallatin — with the entrance directly off the Hartsville Pike (SR-25) corridor. For commuting, TN-386 (Vietnam Veterans Parkway) and Highway 109 are the workhorses: 386 runs toward Hendersonville and the I-65 corridor into Nashville, and 109 heads south toward Lebanon and I-40. Gallatin itself is about 30.6 miles northeast of Nashville (city population 44,431 at the 2020 census), so the honest framing is a trade: a longer Nashville run than closer-in suburbs, in exchange for east-Gallatin pricing. Drive your specific commute at the hour you'd actually leave — it's the one variable no web page can settle for you.

Two corridor notes worth knowing. The city's development list shows major employment growth along the Hartsville Pike corridor, including the Gallatin Industrial Data Center project south of the pike — a reminder that east Gallatin is an actively developing edge of town, not a finished one. And the community's own approval requires a new eastbound left-turn lane on SR-25 at the entrance, a traffic-study condition that tells you the city planned for the added trips before the first slab was poured.

Old Hickory Lake and Bledsoe Creek State Park

No home in Bledsoe Springs has lake frontage, and there is no private community lake access — nobody claims otherwise, and neither will we. What's real: Bledsoe Creek State Park is a short drive east on Hartsville Pike — 169 acres on the west shore of the Bledsoe Creek embayment of Old Hickory Lake, with two public boat ramps, more than five miles of hiking trails, and a 77-site campground. For a buyer who wants regular time on the water without paying a lakefront premium, a public state park with boat ramps a few minutes from the driveway is a genuinely useful arrangement. There is no golf course in or attached to the community.

Schools

Bledsoe Springs is served by Sumner County Schools, and we'll be straight about a data gap: zoned school assignments for this specific subdivision aren't published on the community's listings yet. RealTracs listing data for the adjoining street network — the Sunnymeade section that shares Valley Ridge Drive — lists Vena Stuart Elementary, Joe Shafer Middle School, and Gallatin Senior High School, and community-level data likewise shows Vena Stuart (1.7 miles) and Joe Shafer (2.2 miles) as the closest schools. Treat those as the likely names, then verify the current assignment for your exact address directly with Sumner County Schools before you rely on it — attendance zones change. We don't rate or rank schools; for performance data, review the Tennessee State Report Card at tn.gov/education and each school's page on GreatSchools.org, and draw your own conclusions.

The honest buyer's read

Every community is a set of trade-offs, and our job isn't to steer you — it's to lay the trade-offs out plainly enough that you can steer yourself. Here's Bledsoe Springs without the brochure gloss:

• Location-led, not amenity-led. You're buying the setting — a state park and lake access minutes away, the downtown square close by — with $40/month dues instead of a pool and clubhouse with much higher dues. Decide which model fits how you actually live.
• One builder. Simple process, one warranty, one design studio — but no in-neighborhood price competition. The discipline is comparing M/I's pricing here against other Gallatin and Sumner County communities before you sign, which is precisely what we do.
• The plan isn't finished. A 48-unit townhome phase holds final approval with no announced builder, and construction activity will continue in the neighborhood until buildout. Ask where that phase sits relative to your lot.
• Planned density. R-06 PRD zoning on roughly 46.8 acres means efficient lots; the wooded Phase 2 homesites are the counterweight, and expect them to carry premiums.
• Advertised base versus real closings. Homes recorded at roughly $455K–$540K in 2025 and early 2026, above the $404,990 headline. Budget from the closings, not the banner.
• The greenway is a recorded condition, not yet a brochure amenity. Verify its status on the ground before it factors into your decision.
• Documentation is thinner than in a decade-old master plan. HOA inclusions and lot dimensions aren't published — normal for a community this new, and it means the diligence gets done live rather than read online.

What to verify before you buy

New construction moves week to week. Before you write an offer in Bledsoe Springs, confirm all of the following — we pull every item on this list for our buyers:

• Current base pricing, homesite premiums, and the live quick-move-in list — the numbers on this page are dated 2026 snapshots.
• The incentive fine print: the buydown's terms, the preferred-lender requirement, the closing deadline, and what an equivalent price reduction would look like instead.
• The HOA package in writing: CC&Rs, the current budget, exactly what the $40/month covers, and any capitalization or transfer fee due at closing.
• The recorded plat for your homesite: lot dimensions, setbacks, drainage, and any easements — including the railroad-corridor greenway easement if your lot borders the northwest boundary.
• The townhome phase: its location within the master plan, its builder once announced, and its construction timeline relative to your homesite.
• School zoning for your exact address, directly with Sumner County Schools.
• A FEMA flood determination for the specific lot (msc.fema.gov) — standard diligence on any Middle Tennessee homesite.
• Independent inspections on your build: pre-drywall, final walkthrough, and an 11-month inspection before the first-year warranty lapses. New construction is not a free pass on inspections.

Bledsoe Springs FAQ

Who builds in Bledsoe Springs, and what do homes cost?

M/I Homes is the only builder actively selling in Bledsoe Springs. As of July 2026, base pricing starts at $404,990 for the 2,005-square-foot Irvington plan and runs to $479,990 for the 2,884-square-foot Columbus, with finished quick move-in homes ranging up to roughly $515,000. Recorded closings in 2025 and early 2026 clustered around $455,000–$540,000 once homesites and options were included. Those are dated snapshots — we can't predict prices, and we pull the live price sheet before you tour.

Does Bledsoe Springs have a pool or clubhouse?

No. No in-community pool, clubhouse, playground, or golf course is advertised by the builder or any listing portal, and HOA dues of $40 per month (per MLS-fed listing data) reflect that lighter load. The recorded rezoning does require a 20-foot greenway easement along the old CSX railroad corridor on the community's northwest boundary, and nearby recreation includes the Tommy Garrott Aquatics Facility, Gallatin Miracle Park, and Bledsoe Creek State Park.

How many homes will Bledsoe Springs have when it's finished?

The City of Gallatin lists Bledsoe Springs as a 129-lot single-family development, currently under construction. A separate 48-unit single-family-attached townhome project at the same location has received final approval, with no builder announced yet — which would put the completed neighborhood at 177 residences across the two projects.

Is Bledsoe Springs on Old Hickory Lake?

No. There's no lake frontage and no private community lake access, and none is claimed. The nearest public access to Old Hickory Lake is Bledsoe Creek State Park, a short drive east on Hartsville Pike — 169 acres on the lake's Bledsoe Creek embayment, with two public boat ramps, more than five miles of hiking trails, and a 77-site campground.

What schools serve Bledsoe Springs?

Listing data for the adjoining street network shows Vena Stuart Elementary, Joe Shafer Middle School, and Gallatin Senior High School, all in the Sumner County Schools district — but the subdivision's own zoning isn't yet published, so verify the assignment for your exact address directly with Sumner County Schools. We don't rate schools; for performance data, see the Tennessee State Report Card at tn.gov/education and GreatSchools.org.

How far is Bledsoe Springs from Nashville and downtown Gallatin?

M/I Homes markets the community as six minutes from Historic Downtown Gallatin; the entrance is off Hartsville Pike (SR-25), with TN-386 (Vietnam Veterans Parkway) and Highway 109 handling commutes toward Nashville and Lebanon. Gallatin is about 30.6 miles northeast of downtown Nashville, so test-drive your specific commute at the hour you'd actually leave before you commit.

What does it cost to have The Will Johnson Team represent me at Bledsoe Springs?

Often little or no cost, because the seller usually covers it — negotiated, not automatic after the 2024 NAR changes. In new construction, the builder typically pays the buyer's-agent compensation, and our job is the buyer's side of the table: comparing the buydown against a price reduction, reading the plat and HOA documents, and lining up independent inspections. We confirm compensation in writing before you're committed to anything.

Talk to The Will Johnson Team

If Bledsoe Springs is on your list, the highest-leverage 30 minutes you can spend is a consultation call before your first model-home visit — builders typically ask who's representing you on that first walk-through, and it's easiest to have the answer ready. In one call we'll pull the live inventory and pricing, the current incentive terms, the HOA documents, and the plat for any homesite you're eyeing, and we'll lay Bledsoe Springs against the other Gallatin and Sumner County new-construction communities in your price band so you're choosing with the whole board in view.

Last updated: July 2026. Figures on this page come from M/I Homes' published pricing, City of Gallatin development and rezoning records, recorded Sumner County property transfers, and dated listing-aggregator snapshots — every number is a dated snapshot, not a live feed. Confirm current pricing, inventory, incentives, HOA terms, and school zoning before purchase. Prepared by The Will Johnson Team, Gallatin and Middle Tennessee new construction.