Mansker Farms

Mansker Farms at a glance

Mansker Farms is an established master-planned community in Hendersonville, in the northern reach of Sumner County (37075). The Vastland Company laid out a plan for roughly 1,200 single-family homes and built it out in phases from the early 2000s onward — Hendersonville approved a 330-home expansion in January 2017, and newer phases have kept rolling through 2025. The result is a neighborhood with real depth: streets of settled, lived-in homes anchored by two amenity centers, plus a current new-construction option for buyers who want to build.

It sits off New Shackle Island Road near Long Hollow Pike, taking its name from nearby Mansker Creek, with SR-386 (Vietnam Veterans Boulevard) as the commute spine out to I-65. The map center is 1024 Farm Ridge Drive, which is also where Meritage Homes is now selling — a useful anchor point whether you're touring resale streets or the new section.

A few quick markers to set expectations before the detail below:

• Location: northern Hendersonville, Sumner County, TN 37075, off New Shackle Island Road near Long Hollow Pike
• Master plan: roughly 1,200 single-family homes by the Vastland Company, phased from the early 2000s through 2025
• Mix: predominantly resale, with active Meritage Homes new construction and larger Signature Homes that resell
• Amenities: two amenity centers anchor the community
• HOA dues: about $59/month via Ghertner & Company

The community and setting

Mansker Farms sits in northern Hendersonville, off New Shackle Island Road near Long Hollow Pike, in Sumner County's 37075 ZIP. The community takes its name from the nearby Mansker Creek, which threads through the area and gives the upland neighborhood its rural namesake. The map center is 1024 Farm Ridge Drive, and SR-386 (Vietnam Veterans Boulevard) — the commute spine out to I-65 — is close at hand, putting downtown Nashville roughly 20 to 25 minutes away off-peak.

This is an established, grown-in master-planned community, not a raw new-build tract. The Vastland Company laid out a master plan of roughly 1,200 single-family homes, built across phases from the early 2000s onward, so the streetscape is mature: lawns are filled in, trees have height, and two amenity centers already anchor daily life here. The recorded housing stock spans homes built from 2001 through 2025, which is what gives the neighborhood its layered, settled character rather than the uniform feel of a single build-out year.

The community has kept growing in deliberate stages. In January 2017, the City of Hendersonville approved a roughly 330-home expansion, and newer phases have continued through 2025. The practical upshot for a buyer: Mansker Farms is predominantly a resale market with deep, established inventory, while still offering a live new-construction option for those who want it — an unusual combination of mature setting and current building activity in the same address.

The builders

Mansker Farms is a deep, established community first and foremost, so most of what trades here is resale. But there is still one builder putting up brand-new homes, and a second whose larger houses turn over on the resale market. Knowing which is which saves a relocating buyer a lot of guesswork.

Meritage Homes — building now

Meritage is the active new-construction builder in Mansker Farms, selling out of 1024 Farm Ridge Drive in its Bronze Series. Single-family homes start from around $533,790 (the low $530,000s) and run roughly four to five bedrooms, about 1,835 to 2,778 square feet, and three to four-and-a-half baths. The named plans are the Sherwood, Rockwell, Northbrook, Marley, and Coleman. Meritage reports standard inclusions that buyers often pay extra for elsewhere — a fully sodded yard, refrigerator, washer and dryer, and window blinds.

You can browse the current lineup on Meritage's Mansker Farms page.

Signature Homes — larger homes, now resale

Signature Homes built a collection of larger, higher-end houses in Mansker Farms — floor plans like the Worthington (4 bed / 3.5 bath, roughly 4,126 sq ft), the Austin (5 bed / 4.5 bath, about 3,900 sq ft), and the Charlotte (4 bed / 4 bath, around 3,653 sq ft). Signature's listed Mansker inventory currently shows sold, so these are homes you'll find on resale rather than buy new. If a Signature plan is what you're after, confirm current availability with us — they come up, but timing is everything. Their community detail lives at signature.homes.

The established homes

The bulk of Mansker Farms — the early-phase housing stock built out across the 2000s — came from a range of builders over the years. Those original builders aren't individually documented in a way we can verify, so we won't guess at names. What matters more for a buyer is the condition, the floor plan, and the recorded sales history of the specific home, and that's something we can pull and walk through with you for any address.

The homes and floor plans

Mansker Farms is a master plan of roughly 1,200 single-family homes, and most of what trades here is resale. The established stock has gone up over more than two decades of phases, with finished sizes that run from about 1,086 to 5,912 square feet and recorded build years spanning 2001 to 2025. That range is the practical story for most buyers: a deep inventory of move-in homes at a wide spread of sizes, layouts, and ages, rather than a single product type. The early-phase homes came from a range of builders over the 2000s, so floor plans vary house to house — there is no one model to memorize.

If you want new construction, Meritage Homes is actively selling from the community's amenity address at 1024 Farm Ridge Drive. Their single-family homes start from around $533,790 (the low $530,000s) and generally run 4 to 5 bedrooms in roughly 1,835 to 2,778 square feet, with named plans including Sherwood, Rockwell, Northbrook, Marley, and Coleman. Meritage reports standard inclusions such as a fully sodded yard, refrigerator, washer and dryer, and blinds — items that are sometimes upgrades elsewhere.

At the larger end, Signature Homes built a higher-end collection here — homes like The Worthington (4 bed / 3.5 bath, about 4,126 sq ft), The Austin (5 bed / 4.5 bath, about 3,900 sq ft), and The Charlotte (4 bed / 4 bath, about 3,653 sq ft). Signature's Mansker inventory currently shows sold, so these come up on the resale market; we can confirm whether anything is available now. Exact per-plan specifications — square footage, bath counts, and current pricing — change with releases and aren't reliably published, so treat the figures above as a guide.

Utilities and connectivity

Mansker Farms sits across a seam where Hendersonville's utility districts meet, so a few of the providers below are determined by your exact lot rather than the community as a whole. Before you write an offer on any specific home, it is worth confirming which water, sewer, and electric provider serves that address — we can pull that for you at 615-265-1000, or you can ask the listing agent or builder to verify it in writing.

Natural gas comes from Piedmont Natural Gas (a Duke Energy company). For a gas leak, call 800-752-7504 (or 615-734-1400), or 911. Call (not the website) if you ever smell gas.

• Electricity is split between Nashville Electric Service (NES) and Cumberland Electric Membership Corporation (CEMC) — confirm by lot.
• Water and sewer are public and split between Hendersonville Utility District and White House Utility District — again, confirm by lot.
• Trash is handled through the City of Hendersonville's contract with Waste Pro, and at Mansker the HOA dues cover that service. Note the honest trade-off: the city doesn't run municipal curbside recycling — residents either drop off free at the Sumner County Resource Authority in Gallatin or use a private curbside hauler.

For internet, much of the area has competing options — AT&T Fiber, Xfinity/Comcast, and Cumberland Connect (CEMC's fiber). Availability and top speeds vary house to house, especially between older and newer phases, so check serviceability at your specific address before you commit. All the major cellular carriers cover the area.

The real market: what has actually sold

Listing photos and a builder's base price tell you what's for sale. They don't tell you what people actually pay. For that we go to the recorded deeds in the Tennessee Comptroller's public property records, which capture the sale price written into every closing. Under the core Mansker Farms label, those records show 482 parcels with more than 200 recorded market sales from 2001 through 2025, on homes ranging from roughly 1,086 to 5,912 finished square feet. It is the most honest gauge of value in the neighborhood, and it's the number most online estimates quietly skip.

One caveat we'll say out loud: the all-time median across all those years sits near $250,000, and that figure is misleading. It's dragged down by early-2000s sales when the first phases were new and small. It does not represent what a Mansker home trades for today. The honest picture comes from the recent deeds, not the all-time average.

Across 2023 through 2025, recorded sales of the larger, established homes here have run roughly $679,000 to $886,000, working out to about $190 to $285 per finished square foot. A few actual closings make it concrete:

• A 4,541 sq ft home recorded at $886,000 in June 2024
• A 2,862 sq ft home recorded at $775,000 in May 2024
• A 3,286 sq ft home recorded at $699,000 in May 2023

Across every year on record the full price range runs from about $128,020 to $886,000 — the low end reflecting those early, smaller homes, the high end reflecting today's larger resales. On the new-construction side, Meritage Homes currently starts from around $533,790 (the low $530,000s). The takeaway: established Mansker homes resell strongly, and the recorded data backs it up.

Amenities

Two amenity centers anchor Mansker Farms, and they carry an unusually full slate of recreation for a Sumner County community. Beyond the clubhouses, residents have a community pool — the developer cites two; confirm the current count with the HOA — along with tennis and pickleball courts, basketball, sand volleyball, and playgrounds. It is the kind of amenity package that gives families and active buyers somewhere to go without leaving the neighborhood.

• Two amenity centers / clubhouses
• Community pool (developer cites two — confirm the current count with the HOA)
• Tennis courts
• Pickleball
• Basketball
• Sand volleyball
• Playground(s)
• An active community-events calendar

The social calendar is a real part of the draw here, not just the hardware. The HOA hosts "Food Truck Friday" gatherings at the clubhouse through the summer — the sort of recurring, low-effort way neighbors actually meet each other that relocating buyers tend to value once they arrive.

HOA

Mansker Farms is governed by an HOA managed by Ghertner & Company, with dues of roughly $59 a month. That is a notably low figure for the amenity package it supports: the two clubhouse complexes, community pool(s), tennis and pickleball courts, basketball and sand volleyball, and the playgrounds all run on those dues. Trash service is folded in as well, so the monthly check covers both recreation and a basic utility most buyers budget separately elsewhere.

We can help you obtain and read through the CC&Rs, the HOA budget, and the current rules as part of your due diligence — call 615-265-1000 and we'll walk the document set with you.

HOA rules, restrictions, and what to know

Mansker Farms is run by an HOA managed by Ghertner & Company, with dues of roughly $59 a month — a low figure for a community with this much amenity behind it. Those dues cover the two amenity centers, the pool, tennis and the rest of the recreation, plus trash service. The dollar amount is easy to pin down. The rulebook behind it is where buyers need to do their own homework.

Every Tennessee HOA operates under a recorded set of covenants, conditions and restrictions (CC&Rs) plus supplemental rules, and those documents are what actually govern day-to-day life in the neighborhood. For Mansker Farms, the specific provisions — leasing and short-term-rental policy, parking and where you can keep an RV or boat, fencing and exterior-modification approvals through architectural review, and pet rules — are not reliably published online. Rather than guess, the honest answer is to read the actual recorded documents before you write an offer.

This matters most for two kinds of buyers. If you intend to rent the home out, a leasing cap or an outright short-term-rental ban can undo the whole plan — and HOAs amend these provisions over time, so a neighbor's old arrangement is not proof of today's rule. And because Mansker Farms still has active architectural review, anyone planning a fence, a pool, or an exterior change should confirm what approvals are required before closing. We pull the full HOA document set — CC&Rs, budget, and rules — as part of representing buyers here, and we'll flag anything in them that conflicts with how you plan to use the home. Call us at 615-265-1000.

Where Mansker Farms is in its build-out

Mansker Farms is an established master-planned community that is still adding homes more than two decades after it broke ground. The Vastland Company laid out a master plan of roughly 1,200 single-family homes and has built it out in phases since the early 2000s. The City of Hendersonville approved a 330-home expansion in January 2017, and newer phases have continued to deliver through 2025. The practical result for a buyer today is a neighborhood with deep, mature housing stock and a working set of amenities, plus a live new-construction option at its growing edge.

That mix means you genuinely get to choose your trade-off rather than take whatever the calendar hands you. The established resale homes were built across the 2000s and 2010s and now sit on settled streets with grown trees, finished landscaping, and an HOA and amenity package that has been running for years. The new-construction side is anchored by Meritage Homes, which is currently selling at 1024 Farm Ridge Drive with plans including the Sherwood, Rockwell, Northbrook, Marley, and Coleman. Signature Homes also built a collection of larger homes here; that inventory currently shows as sold, so those come up only on resale, and current availability is worth confirming directly.

Buying established vs. buying new here

• Established (resale): a wider range of finished sizes and floor plans, mature lots and landscaping, and an HOA and amenity set with a known track record. You can pull recorded sales history and days-on-market on a specific home before you write an offer.
• New (Meritage): a current building phase with named plans, single-family homes from around $533,790 (the low $530,000s), and reported standard inclusions such as a fully sodded yard, refrigerator, washer/dryer, and blinds. Per-plan square footage and bath counts shift, so confirm live specs and pricing on Meritage's page or with us before relying on a number.

Location, commute and taxes

Mansker Farms sits in northern Hendersonville, off New Shackle Island Road near Long Hollow Pike, in Sumner County's 37075 ZIP. The community draws its name from nearby Mansker Creek. The commute spine is SR-386 (Vietnam Veterans Boulevard), which feeds straight into I-65 — the connection that makes a northern-Sumner address workable for people who work toward Nashville.

Off-peak, downtown Nashville runs roughly 20–25 minutes and BNA airport roughly 25–30 minutes; both stretch at rush hour, so drive your actual route at your real departure time before you commit. The full commute picture — major employers and how the math changes by where you work — is in the commute section below.

On taxes, the headline relocating buyers ask about: Tennessee has no state income tax (the old Hall tax on interest and dividends was fully repealed in 2021), and the effective property-tax burden here is low because TN assesses residential property at just 25% of appraised value. We break down the worked numbers, sales tax, and the rest of the relocation math in the dedicated taxes-and-cost section that follows.

Commuting to Nashville's major employers

Mansker Farms sits off New Shackle Island Road near Long Hollow Pike in northern Hendersonville, and nearly every commute south runs the same spine: SR-386 (Vietnam Veterans Boulevard) out to I-65. That pairing is the reason Hendersonville works for people who report to a Nashville desk. Downtown is roughly 20 to 25 minutes off-peak, and Nashville International Airport (BNA) is about 25 to 30 minutes — both meaningfully longer once rush hour loads up I-65 and the downtown interchanges.

What a relocating buyer actually wants to know is the door-to-door drive to a specific employer, and those vary by where the campus sits relative to the I-65 corridor. The big names people ask us about cluster in a few directions:

• Downtown / Nashville Yards corridor — Amazon's offices and the broader downtown core feed off the same I-65-to-downtown run as the 20-to-25-minute estimate above, with rush-hour adding the most time of any direction.
• Vanderbilt / VUMC and HCA Healthcare — both anchor the midtown/West End side, so the drive extends past downtown and is the most rush-hour-sensitive of the group.
• Oracle's planned River North campus — under construction along the river on the city's near-east/north side; because it sits closer to the SR-386/I-65 approach than midtown, it's a direction worth watching for Hendersonville buyers, though specifics will firm up as the campus opens.
• Asurion — downtown-adjacent, on the same southbound corridor as the core employers.
• Nissan — two very different drives: the Smyrna plant and the Franklin headquarters both sit well south of the city, so plan on a longer, cross-metro commute rather than the quick downtown hop.
• Sumner Regional / Highpoint Health in Gallatin — the reverse-commute option, heading east/northeast on SR-386 away from Nashville traffic rather than into it.

The relocation math: taxes and cost

For buyers moving in from a high-tax state, the headline is the absence of one tax entirely: Tennessee levies no state income tax. The Hall tax, which once applied to interest and dividend income, was fully repealed effective 2021, so wages, retirement distributions, and investment income all arrive untouched by the state.

Property taxes are modest by national standards, and the math is worth walking through because Tennessee assesses differently than many states. Sumner County and the City of Hendersonville carry a combined rate of roughly $2.0093 per $100 of assessed value, but residential property is assessed at only 25% of its appraised value. Net effect: you pay about 0.50% of a home's full value each year. On a $600,000 home, that works out to roughly $3,014 annually. (The 2024 countywide reappraisal reset Hendersonville's city rate to $0.5883 on a revenue-neutral basis.)

• State income tax: none (Hall tax on interest/dividends repealed in 2021).
• Combined property rate: ~$2.0093 per $100 assessed; residential assessed at 25% of value, so ~0.50% of full value.
• Worked example: a $600,000 home runs roughly $3,014 per year.
• Sales tax: 9.75% general, 6.25% on groceries.
• Homestead exemption: no general exemption; narrow relief exists for owners 65+, disabled owners, and disabled veterans.

The trade-off is on the consumption side: Tennessee leans on sales tax, which runs 9.75% on general purchases and a reduced 6.25% on groceries. And unlike some states, Tennessee offers no broad homestead exemption that automatically shaves your assessed value; relief is limited to qualifying owners 65 and older, disabled owners, and disabled veterans. These are the figures, not tax advice, and your own situation can shift the picture, so confirm specifics with a Tennessee tax professional before you build a budget around them.

Schools

Mansker Farms is served by Sumner County Schools. Per Meritage Homes, the community is zoned for Madison Creek Elementary, T.W. Hunter Middle, and Beech Senior High.

We name the schools rather than rate them — what counts as the right fit varies family to family, and we'll point you to the data so you can judge for yourself. School ratings and review pages live at GreatSchools for each of the three above.

What's nearby

Mansker Farms sits in northern Hendersonville off New Shackle Island Road near Long Hollow Pike, which puts the city's daily errands and recreation within an easy drive. For shopping and dining, the Streets of Indian Lake is the area's main retail-and-restaurant district. For recreation, Old Hickory Lake — the reservoir that defines Hendersonville's lakefront identity — and the city's parks system are both close at hand. SR-386 (Vietnam Veterans Boulevard) is the spine that ties it all together, carrying you west toward I-65 and downtown Nashville.

When it matters most, the nearest hospital and emergency room is TriStar Hendersonville Medical Center. As always, drive your own routes to the places you'll visit weekly — the grocery run, the gym, the kids' activities — at the time of day you'll actually make them, so the commute and the conveniences match your real life.

Climate and the four seasons here

Hendersonville sits in a humid subtropical climate, which in practice means four distinct seasons with a warm, sticky summer at the center of them. July runs to roughly 90°F by afternoon and only settles back to about 70°F overnight — humidity is the real story here, not just the number on the thermometer. January is genuinely cold but rarely brutal, with highs near 47°F and lows around 30°F. The area collects about 50 inches of precipitation across the year, spread through every season rather than concentrated in a wet stretch, so a covered patio and good gutters earn their keep.

Winter is milder than the snowbelt many out-of-state buyers are leaving, and snow is the lesser concern: the area averages only about 4.7 inches a year. Ice is the bigger winter hazard — a glaze on roads and trees does more damage and disruption here than accumulating snow, and it's worth factoring into how you think about your commute and tree cover on a lot. Gardeners will find the area in USDA hardiness zone 7b, a long and generous growing window for the South.

Flood, environment, and what to verify from afar

Mansker Farms takes its name from Mansker Creek, which runs nearby, and that creek is the single most important reason to check a specific address rather than a general map. Most of the community's upland lots sit outside the Special Flood Hazard Area, but creekside lots can tell a different story. Pull the exact address through FEMA's Flood Map Service Center before you make an offer, and order an independent flood determination per lot as part of due diligence. The flood picture in Hendersonville is a per-parcel question, not a per-neighborhood one.

On the environmental side, Sumner County falls in EPA Radon Zone 2, so test for radon regardless of which home or phase you choose. Tennessee's TDEC program offers free radon test kits, and a result is the only way to know what a given house is doing — radon does not track with age, price, or curb appeal.

None of this requires a plane ticket. We pull the flood layer, the recorded sale history, and the HOA paperwork on any specific Mansker Farms home and walk you through what it means before you commit — and we represent buyers in new construction at little or no cost to the buyer. Call us at 615-265-1000.

How Mansker Farms compares

Most of the new-construction communities competing for a relocating buyer's attention in northern Hendersonville are selling a single thing: brand-new homes in an early or final phase, where the streetscape, the trees, and the amenity center are all still arriving. Mansker Farms offers a fundamentally different proposition. Developed by the Vastland Company toward a master plan of roughly 1,200 single-family homes, it has been building out in phases since the early 2000s — a community that is already grown in, already lived in, and already has its amenities running, rather than one you're buying on the promise of what it will become.

That maturity shows up most clearly in three places: selection, amenities-per-dollar, and the fact that you don't have to choose between new and established. The core Mansker Farms label carries 482 recorded parcels with more than 200 market sales on record between 2001 and 2025, and finished sizes that run from roughly 1,086 to 5,912 square feet. A buyer working a final-phase community is choosing among the handful of plans and lots that remain; a buyer working Mansker is choosing across two decades of housing stock and a steady flow of resale inventory — and, when a new build is the goal, a current new-construction option still active inside the same gates.

• Amenity package for the money: two amenity centers anchor the community, with pool(s), tennis, pickleball, basketball, sand volleyball, and playground(s) — plus an active events calendar (the HOA runs Food Truck Friday gatherings at the clubhouse in summer) — all at HOA dues of about $59/month through Ghertner & Company. That is a notably low monthly figure for an amenity set of this size.
• New and resale under one roof: Meritage Homes is actively selling new construction here, with single-family homes starting from around $533,790 (the low $530,000s) and plans including the Sherwood, Rockwell, Northbrook, Marley, and Coleman. Established and larger homes — including the bigger collection Signature Homes built here — turn over on the resale market.
• A track record you can read: recorded sales of the larger, established homes in 2023–2025 have run roughly $679,000 to $886,000, at about $190 to $285 per finished square foot. Mansker's history is documented in the public record, not projected from a price sheet.

The honest trade-offs cut both ways. A final-phase or brand-new community gives you a current-code home, builder warranties across the board, and neighbors who all arrived at the same time — at the cost of younger landscaping and amenities that may still be coming online. Mansker gives you grown-in streets, working amenities, and a wide range of price points and home ages — but "established" also means most of what you'll tour is resale, with the variation in condition, finishes, and systems that comes with homes built across twenty-plus years. The new-construction option here narrows that gap, and a thorough inspection closes the rest.

Talk to The Will Johnson Team

We represent buyers in new construction at little or no cost to you. Meritage and Signature work with buyer's agents, and bringing your own representation to a Mansker Farms purchase changes nothing about the price or the builder's incentives — it just puts someone on your side of the table for the contract, the build, and the walkthrough.

We tour Sumner County communities constantly, so we can tell you how Mansker's established resale stock compares to its current Meritage and Signature options, and we pull live comps, days-on-market, and current availability for any specific home before you write an offer. We'll also help you work through the due-diligence list every out-of-state buyer should run here: an independent inspection even on a new build, a FEMA flood determination for the exact lot, the recorded HOA document set from Ghertner & Company, and homeowners insurance lined up before closing.