The county line runs through the middle of the neighborhood
Stephens Valley carries a Nashville mailing address and a 37221 ZIP code, and for most of its life the whole development sat inside Williamson County, which is no longer the case. The Davidson–Williamson county line now runs straight through the neighborhood, cutting between streets rather than around them, so two houses a few hundred feet apart along the Pasquo Road corridor can sit in different counties with different school systems and different tax bills. Nothing on the ground marks it. There is no sign, no change in pavement, no break in the streetscape, and the mail comes addressed to Nashville, Tennessee 37221 on both sides. A buyer walking two model homes on the same afternoon has no way to tell which county either one is in, and the listing sheet will not always make it obvious either.
What changes when you cross it
- Schools. Williamson County Schools requires that you reside in Williamson County to attend. A Stephens Valley lot on the Davidson side is zoned to Metro Nashville Public Schools, no matter what the mailing address says. For a family that came to Middle Tennessee for Williamson County Schools, that one distinction can undo the reason they picked the neighborhood in the first place.
- Property taxes. Two counties, two rates, two assessors. At the prices common on the Stephens Valley side, $1.5M to $2.4M, the annual difference is large enough to show up in a monthly payment, and it repeats every year you own the house.
- Where your paperwork lives. Deed recording, the property record card, and any assessment appeal all run through the county the parcel sits in — Franklin or Nashville, depending on the side.
What new construction in 37221 actually costs
There were 38 new-construction homes listed in the 37221 ZIP code as of early September 2026. The median list price across all of them was about $1.07 million. For comparison, the median sold price for Bellevue as a whole runs closer to $525,000. New construction here is priced at roughly double the resale market, and that gap surprises most people who start their search on price alone.
| Where | Listed | Price range | Under contract |
|---|---|---|---|
| Mill Tree Ct | 6 | $444,900 – $489,900 | 4 of 6 |
| Gildridge Dr (attached, 2BR) | 5 | $551,200 – $729,300 | 2 of 5 |
| Summit Oaks Ct | 11 | $990,000 – $1,318,000 | 9 of 11 |
| Stephens Valley (Pasquo, Kinderhook, Mcquiddy, Cane Creek, Jackson Falls, Still Spring Ridge, Modern Valley) | 11 | $1,641,584 – $2,384,900 | 4 of 11 |
| Acreage builds (Mccrory Ln, Hwy 100, Chipmunk Ln) | 3 | $1,830,000 – $2,382,923 | 0 of 3 |
Counts reflect active and pending new-construction listings in 37221 as of September 2026 and move constantly. Call us for what's available today.
Two holes in the price ladder
Sort all 38 listings by price and two gaps open up where nothing exists at all:
- Between $784,900 and $990,000 — a $205,000 stretch with zero new-construction inventory.
- Between $1,318,000 and $1,641,584 — a $324,000 stretch, also empty.
If your budget lands in either window and new construction is what you're after, 37221 has nothing to show you right now, which is easier to learn in advance than after three Saturdays of touring. Buyers in that position usually widen the search to resale, look at the neighboring ZIP codes, or move their number to the edge of one of the clusters.
It cuts the other way if you're selling. Own a resale home in Bellevue priced between $785,000 and $990,000 and you have no new-construction competition in the ZIP code at the moment, which is worth factoring into both your price and how long you're willing to sit.
The upper end is moving slower
Below $1.35 million, 14 of 24 listings are under contract — 58%. Above $1.6 million, it's 4 of 14, or 29%. Summit Oaks Ct is nearly cleared out with nine of eleven spoken for. The three five-acre custom builds on Mccrory Lane, Highway 100 and Chipmunk Lane have none.
That split matters if you're buying at the top of this market. There is real negotiating room above $1.6 million that does not exist at $1 million, and builders sitting on finished inventory through the fall are in a different frame of mind than the ones with a waitlist.
How to check a specific address
Three steps, and all of them are easier while you still have an inspection period:
- Run the exact street address through the Williamson County Schools zone lookup. If the address doesn't return a WCS zone, you're on the Davidson side and the home is zoned to Metro Nashville Public Schools.
- Pull the parcel on the county property assessor's site. The county that holds the record is the county you'll pay.
- Get the school zoning in writing before the inspection period ends. School zones get redrawn — Stephens Valley was rezoned once already, in 2017 — and a builder's sales office is not the authority on where the line sits today.
A county line shouldn't inherently cross a home off your list, but it must change how you value it. If Williamson County Schools are your non-negotiable priority, you simply cannot afford to guess. If school zoning isn't your primary driver, the Davidson side may offer leverage to buy significantly more home for your dollar.
Frequently asked questions
Is Stephens Valley in Davidson County or Williamson County?
Both. The Davidson–Williamson county line runs through the neighborhood, so the answer depends on the specific lot. Every address carries a Nashville, TN 37221 mailing address regardless of which county it sits in, which is why the mail is not a reliable guide. Check the parcel with the county assessor before you assume.
What schools is Stephens Valley zoned for?
It depends on the county the lot falls in. Williamson County Schools requires residency in Williamson County, so Davidson-side homes are zoned to Metro Nashville Public Schools. Williamson-side homes are zoned per the current WCS map, which has been redrawn before. Run the address through the WCS zone lookup rather than relying on a past assignment.
How much does new construction cost in Bellevue?
As of September 2026, new construction in the 37221 ZIP code ran from about $444,900 to $2,384,900, with a median list price near $1.07 million. Bellevue's overall median sold price is closer to $525,000, so new builds sit well above the resale market here.
Is there new construction in Bellevue under $500,000?
Yes, though the supply is thin. In September 2026 the entry point was a cluster on Mill Tree Ct in the $444,900 to $489,900 range — three-bedroom, three-bath homes around 1,787 square feet on small lots. Four of the six were already under contract, which is the usual story at that price.
Why does the county matter if the address says Nashville?
Mailing addresses are assigned by the post office and follow delivery routes, not county boundaries. Schools, property tax rates, the assessor, and the register of deeds all follow the county line instead. A Nashville address tells you where your mail comes from and nothing about where your children go to school.
Thinking about Stephens Valley or Bellevue?
Send us the address you're looking at and we'll tell you which county it's in, which schools it's zoned for today, and whether the price makes sense against what's actually closing out there. If it doesn't, we'll say so.
Keep reading
- Bellevue Neighborhood Guide — prices by section, schools, parks, and what a Saturday out there looks like.
- Stephens Valley homes for sale — current listings in the community.
- 37221 ZIP code listings — everything on the market in the Bellevue ZIP.
- Nashville School Districts Guide — how school zoning shapes where buyers land across the metro.
- New construction across Middle Tennessee — builder inventory beyond Bellevue.
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About James & Stephanie Crawford
James and Stephanie Crawford are Nashville natives and a husband-and-wife REALTOR® team with more than 500 sales since 2003. James is boots on the ground at every showing and inspection. Stephanie, a broker, handles strategy, negotiation and contracts. No hand-offs, no assistants — the two people you meet are the two people who do the work.
Nesting Realty · 615-751-8913 · NestingInNashville.com
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