As Nashville natives and a husband-wife real estate team with over 20 years in the business, we’ve helped many clients navigate terms like “HPR,” “PUD,” and “tall and skinny.” Whether you’re buying your first home, investing in property, or just trying to understand our unique Nashville real estate market, we’d love to help demystify what all this means for you.
Let’s Start With the Basics: What’s an HPR?
A Horizontal Property Regime (HPR) might sound complicated, but it’s actually a creative solution that’s helped Nashville grow and thrive. We’ve watched it transform our city since it was established back in 1963, and it’s become increasingly relevant in today’s urban housing market.
Here’s what makes HPRs special: they allow developers to build two (or more) homes on what was traditionally a single-home lot. We’ve sold countless of these modern “tall and skinny” homes throughout neighborhoods like 12 South, East Nashville, and Germantown, and we love helping buyers understand their unique features.
The Evolution of Nashville’s Housing
Having worked in real estate here for over two decades, we’ve had a front-row seat to how our city has adapted:
The Old Days (Pre-2000)
Remember classic duplexes with shared walls? One deed: Two living spaces. That was once the standard for two-family homes. We still help clients buy and sell plenty of these in older neighborhoods, but they have become more challenging to find. Developers often target them for redevelopment as they already have the zoning requirements to become two separate new dwellings.
The Creative Years (2000-2014)
This is when things got interesting – and we mean really interesting! We still laugh with our clients about what we call the “umbilical cord” era. Developers got clever with minimal connections between homes that technically made them “attached” while giving each home more independence and separate deeds.
The Modern Era (2014-Present)
We remember when Nashville passed that game-changing law (BL2014-770) in 2014 that said homes no longer needed to be attached. It opened up tons of possibilities for creative architecture and better use of our limited urban space. Now we help clients explore everything from fully detached homes to modern interpretations of traditional styles.
HPRs vs. PUDs: What’s the Difference?
Here’s how we explain it to our clients: If HPR is like saying “Toyota,” then a PUD (Planned Unit Development) is like saying “Prius” – it’s a more specific type. All PUDs are HPRs, but not all HPRs are PUDs. Let us break it down further based on what we’ve learned from helping hundreds of buyers:
HPR Properties Can Be:
– Attached or detached homes
– Properties with or without HOAs
– Places with shared insurance policies or individual coverage
– Developments with various levels of shared spaces and responsibilities
PUDs Are More Specific and Require:
– A formal declaration document
– Written bylaws
– A plat showing exactly what’s private and what’s shared
– A formal corporate structure
– A neighborhood homeowners association
Zero-Lot Line Properties: Nashville’s Original Shared Homes
These were Nashville’s original solution for shared-wall homes with different deeds. Here’s what we tell our buyers:
– They were popular before 1984
– They often look very similar to attached HPR-PUDs from the outside (we check records to know the difference)
– They’re no longer allowed to be built in Nashville (prohibited since August 1, 1984)
– Existing ones are “grandfathered” in as legal non-conforming properties
– Each unit has its own separate parcel number
We’ve helped many clients find wonderful homes in these properties – they’re often great options, affordable in established neighborhoods like Priest Lake and Elm Hill.
Townhomes: The Traditional Route
In our experience, townhomes offer a different lifestyle than HPRs and PUDs. Here’s what sets them apart:
– Always share walls with neighboring units
– Almost always have a mandatory HOA
HOA typically handles:
– Exterior maintenance
– Landscaping
– Common areas
– Insurance for shared structures
– Usually have more uniform architectural styles
– May include community amenities
– Higher HOA fees than typical HPR arrangements
– Less individual control over exterior changes
HOA vs. No HOA: What to Expect
One of the most common questions we get is about HOA involvement. Here’s what we’ve learned:
Two-Unit HPRs
– HOAs almost never
– Owners handle their own maintenance
– Can be attached or detached
– Owners coordinate directly on any shared maintenance needs
Multiple-Unit HPR Communities
– May have an HOA with varying levels of involvement
– Some include master insurance policies
– Services can range from simple trash, and lawn maintenance to comprehensive coverage
Understanding Common Elements and Private Space
We know this is one of the most confusing aspects. Let’s break it down:
Private Elements
Your exclusive space typically includes:
– Your actual home structure
– Sometimes, your yard (we’ll help you check the master deed)
– Any improvements you make to your designated space
Common Elements
Shared spaces everyone has access to, such as:
– Shared driveways
– Some utility areas
– Community spaces (in larger developments)
Limited Common Elements
This is where our experience really helps clients understand their property. These are common areas reserved for specific units’ use, like:
– A yard that’s technically common property but reserved for your unit’s use
– Shared walls in attached units
– Utility easements that serve multiple units
Insurance: Getting It Right
One of the most critical things we discuss with our clients is insurance. Each property type has different needs:
Single-Unit Coverage
– Individual homeowner’s policies cover your private elements
– Usually covers limited common elements reserved just for your unit
– Similar to traditional single-family home coverage
Shared Coverage Needs
– Units with common walls or shared spaces may need additional coverage
– Some HPRs have master policies
– We help you understand what’s covered and what isn’t
The Bottom Line
After 21 years of selling real estate in Nashville, we’ve seen how these different property types can affect everything from insurance costs to resale value. What we love most about our market is how these options allow more people to live in Nashville’s most desirable neighborhoods.
Whether you’re:
– A first-time buyer trying to understand HPRs
– An investor looking for opportunities
– A longtime Nashvillian ready for something new
– Someone relocating to our amazing city
We’re here to help you navigate all these choices and find the perfect property for your needs. With deep Nashville roots, we bring more than just industry knowledge – we bring a real understanding of our city’s neighborhoods, property types, and market trends.
Ready to explore your options? Let’s talk! We’d love to help you find the perfect property for your lifestyle and goals.
