Nolensville is almost entirely a single-family subdivision market. Out of 78 recent home sales, 77 were single-family properties, which means buyers here are almost always dealing with subdivision associations rather than condo boards.
That matters because the monthly fee on a listing can mean something very different from one neighborhood to the next. A number without context isn't useful.
Key Takeaway
Don't compare Nolensville HOA fees by the monthly figure alone. You should compare what the dues replace in your budget. If you want dues that pay for exterior upkeep, insurance, trash, and water, start with listings in Burkitt Commons. If you would rather handle your own exterior and just want internet bundled, the current Carothers Farms listing names only high-speed internet. With single-family home prices down 15.6% from a year ago, you can ask the seller to cover one-time HOA charges at closing.
Who This Guide Is For
You are weighing a Nolensville home inside a homeowners association and need to know what the dues pay for and what the HOA will cost you at closing and after.
What Nolensville HOA Dues Cost
The monthly number on a listing tells you almost nothing on its own. Current RealTracs listings show Burkitt Commons' dues covering the exterior structure, grounds, insurance, trash, and water. Nolen Mill's cover the structure, grounds, and insurance. Carothers Farms' listing names only high-speed internet. Three communities, three completely different pictures.
Dues are set association by association and change over time, so the number that matters comes from the active listing's HOA field and the association's resale documents, not a town-wide average.
If you're still narrowing down which subdivision makes sense, Nolensville neighborhoods and subdivisions map out the area's options.
How to Compare HOA Costs Between Properties
Decide whether you want the association to handle the building exterior and insurance, or whether you'd rather control and budget those yourself. If you want them handled, the Burkitt Commons and Nolen Mill profiles below are the relevant ones. If you'd rather manage your own exterior, go straight to the Carothers Farms section.
From there, ask which of your existing monthly bills the dues would replace. Water, trash, and exterior maintenance change the real cost of the fee in ways the dollar figure alone won't show you. Before any offer, you should also have the transfer fee, capital contribution, and any pending assessment confirmed in writing. If the home has been sitting longer than the town's median days on market, the section on current market conditions explains what you can reasonably ask the seller to cover.
What Dues Cover in Three Nolensville Communities
No current dues amount is confirmed across the board for these subdivisions. Get the exact figure and its effective date directly from the listing agent. If you plan to use FHA financing on an attached home, check HUD's FHA condominium approval search for the community.
These three neighborhoods show how widely coverage varies from one association to the next. What looks like a high fee might just be replacing bills you'd otherwise pay on your own.
Burkitt Commons
Of the three communities, Burkitt Commons has the broadest coverage. According to an active RealTracs listing (MLS #3230163), the dues cover maintenance of the structure, maintenance of the grounds, insurance, trash, and water, replacing several line items a buyer would otherwise carry separately.
The catch is that the only dues figure on record is more than a year old, so the current amount has to come from the listing agent or the resale certificate. When a listing says maintenance structure and insurance, it generally means the association handles the exterior building materials and carries a master policy, but that policy may cover the structure only. Ask for the declarations page and deductible, and price an interior policy before assuming you're covered.
Nolen Mill
Nolen Mill's dues cover the building exterior and insurance but not trash or water. An active RealTracs listing (MLS #3191577) shows the fee covers maintenance of the structure, maintenance of the grounds, and insurance. Trash and water land on your own bills.
Even if the dollar figures look close to Burkitt Commons on paper, the two aren't directly comparable once you account for the utilities you'll carry yourself. As with Burkitt Commons, the current dues amount and the master policy's scope and deductible aren't confirmed. Request both, plus the reserve balance, before drawing any comparison.
Carothers Farms
The current Carothers Farms listing names high-speed internet as the only thing the HOA dues cover. Per an active RealTracs listing (MLS #3501271), that's it. This is the option for buyers who want to control their own exterior and yard and aren't looking for the association to carry much.
Dues here are not a substitute for your own maintenance budgeting. The roof, siding, lawn, and homeowners insurance are your responsibility. If internet is bundled, ask about the contract term, the provider, and whether you can opt out or upgrade.
How to Tell If an HOA Fee Is Too High
A fee is too high when it costs more than what it replaces plus the protection it buys. To judge that, you need to subtract the specific bills you would carry without the association.
If you're comparing a Burkitt Commons listing with a Carothers Farms listing, start by subtracting the monthly water bill and trash fee you'd otherwise pay. The Nolensville/College Grove Utility District charges a base water rate of $17.61 per month, plus $6.40 per 1,000 gallons for the first 5,000 gallons. Then subtract an estimate for exterior upkeep and a full homeowners policy. Whatever's left is the real cost difference.
You also need to check the association's documents for financial red flags. Tennessee law gives homeowners the right to inspect financial records, and condo boards overseeing common elements with a replacement cost over $10,000 must commission a reserve study at least every five years. Request the resale certificate or HOA disclosure package and look for a thin reserve balance, recent dues increases, pending special assessments, and any litigation.
One-Time HOA Costs to Expect at Closing
Monthly dues are just one part of what an association will cost you. One-time charges show up at closing, and they have a way of appearing late on the settlement statement. Ask the management company in writing for these amounts before you sign the purchase contract.
HOA Transfer Fee
This is a charge from the association or its management company when ownership changes, and it's often paired with a fee for the resale certificate or disclosure package. Tennessee law caps the resale information fee at a reasonable amount but sets no specific dollar limit.
Who pays is set by the purchase contract and is negotiable between buyer and seller. The problem is that it rarely shows on the listing and may not appear until the closing statement. Get the exact amount from the management company before you sign, and name who pays it in the agreement.
Capital Contribution
Some associations charge a one-time contribution to reserves or working capital when a home sells. This fee is set by the governing documents, and Tennessee law does not set a dollar cap on capital-contribution fees that an association charges for its own operating purposes.
Unlike the transfer fee, this money goes directly into the association's funds rather than the manager's processing department. It's typically non-refundable, so read the governing documents or ask the manager for the amount in writing before it shows up as a surprise line item.
Special Assessments
These are one-off charges for repairs the reserves can't cover. They matter most where the dues cover the structure, as they do in Burkitt Commons and Nolen Mill, because the association carries responsibility for roofs and exteriors.
Under Tennessee law, a seller must disclose whether a property is part of a homeowners association, but the physical-condition disclosure requirements do not extend to disclosing specific pending special assessments for single-family HOAs. An assessment approved before closing but billed after can become your bill. Get the seller's disclosure and the resale certificate in writing, and negotiate who pays any pending assessment before you close.
How the Current Nolensville Market Affects Your HOA Costs
Single-family homes in Nolensville are currently selling at 97.7% of list price after a 63-day median on the market. Only 6.6% sell above asking.
At that sale-to-list ratio, sellers are not in a position to brush off requests. You have room to negotiate beyond the purchase price: ask the seller to pay the transfer fee and capital contribution, credit prepaid dues, or cover a pending assessment. Sellers should have their HOA documents ready so these questions don't stall a sale.
Nolensville housing market trends show the full picture of current market conditions. If you need help getting answers, Oak Street Real Estate Group can request HOA documents before you submit an offer.
Nolensville Housing Market at a Glance
- Median sale price, single family: $949,372, down 15.6% year over year (90 days ending 2026-09-30)
- Median sale price, all homes: $949,048, down 10.9% year over year (90 days ending 2026-09-30)
- Homes sold: 77 single family; 78 all homes (90 days ending 2026-09-30). Condo and townhome sales were too few to report separately.
- Median days on market, single family: 63 (90 days ending 2026-09-30)
- Sale-to-list ratio, single family: 97.7% (90 days ending 2026-09-30)
- Share sold above list, single family: 6.6% (90 days ending 2026-09-30)
- Months of supply, single family: 2.8 (90 days ending 2026-09-30)
- Homes for sale (inventory), single family: 69 (90 days ending 2026-09-30)
- Median price per square foot, single family: $302 (90 days ending 2026-09-30)
These numbers set the baseline for buying a home in Nolensville.
Nolensville HOA Fees FAQs
Do HOA Fees Make Nolensville Expensive to Live In?
The median sale price for a single-family home in Nolensville is $949,372. The mortgage on the home itself is the dominant cost, and dues are a smaller recurring line item. What they cover changes the real cost, so ask the listing agent for the current dues.
Are HOA Fees in Nolensville Paid Monthly or Yearly?
It depends on the community, as each association sets its billing schedule in its governing documents. The listing's HOA field and the resale certificate state the exact amount and frequency. Ask the management company for the billing schedule and whether a payment is prorated at closing.
Does an HOA's Insurance Cover Tornado Damage in Nolensville?
Nolensville was hit by a tornado in March 2020. Where dues include insurance, as the Burkitt Commons and Nolen Mill listings name, the association's master policy may cover the structure, subject to a deductible that can be passed to owners. Request the declarations page, the wind/hail deductible, and clarify what you must insure yourself.
Do HOA Dues Affect How Much Mortgage I Can Get?
Yes, lenders count HOA dues in the monthly housing payment used for your debt-to-income ratio. Fannie Mae requires the housing expense ratio calculation to include principal, interest, taxes, insurance, and homeowner's association dues. Give your lender the current dues figure before preapproval.
Are HOA Fees Tax Deductible in Tennessee?
No, dues on a primary residence are generally not deductible under federal rules. The IRS states that homeowners association fees cannot be deducted as real estate taxes because the association, rather than a government, imposes them. This is not tax advice, so confirm your specific situation with a tax professional.
What Happens If You Don't Pay HOA Fees in Tennessee?
The association can charge late fees, file a lien, and potentially foreclose on the home. Under the Tennessee Condominium Act, an association has a lien on a unit for any assessment levied against it, which can be foreclosed by judicial action. Read the CC&Rs for late-fee and collection terms, and note that unpaid dues can show up as a payoff at resale.