Porch notes
- Metro created a Corridor Design Overlay for Gallatin Pike in Madison, running from Briley Parkway north to Anderson Lane, after a 2019-2020 study.
- An Urban Land Institute panel prepared an action plan for reinvestment and revitalization in Madison in February 2012.
- Tennessee’s seller disclosure statement asks about hazards such as asbestos and lead-based paint, which matter in older houses.
Madison sits in the northeast of Davidson County, along Gallatin Pike north of East Nashville. Much of it was built as a suburb in the middle of the 20th century, with modest brick and frame houses on tree-shaded lots. It is part of Metro Nashville, and it has become a destination for buyers priced out of neighborhoods closer to downtown who still want a yard and an easy drive into the city.
The Madison Community Plan
Madison has its own community plan within NashvilleNext. Metro lists the main pieces:
| Item | Date | What it does |
|---|---|---|
| Gallatin Pike Corridor Design Overlay | Studied 2019-2020 | Design rules for development along Gallatin Pike from Briley Parkway north to Anderson Lane |
| Urban Land Institute action plan | February 2012 | A technical panel’s plan for reinvestment and revitalization in Madison |
| Myatt Drive Specific Plan | November 2007 | Permits mixed uses along Myatt Drive and mixed uses and housing types along Anderson Lane |
In plain terms, Metro expects Gallatin Pike to change over time and wants new buildings to meet design standards. If you buy a house a block or two off the Pike, look at the overlay to see what might be built nearby.
Mid-century houses
Madison’s typical house is a mid-century ranch or cottage. They are solid, simple and often have room to grow, but age brings predictable questions.
- Original windows, ductwork and insulation can make summers and winters expensive. Nashville’s normals show about 18 days of 90 degrees or more in July, and about 19 nights at or below freezing in January.
- Older wiring and electrical panels may need upgrading, especially if you add appliances or a car charger.
- Materials from the period can include lead-based paint and asbestos. Tennessee law requires sellers to complete a disclosure statement, and Metro’s 2006 description of it notes that it asks about such environmental hazards.
- Crawl spaces and basements should be checked for moisture.
Tip: Budget for a sewer line camera inspection on an older house. Tree roots in old pipes are a common, expensive surprise.
Parks and community
Metro Parks runs a Madison Community Center, one of its neighborhood recreation centers with programs for children and adults. The Shelby Bottoms greenway in East Nashville is a short drive south.
Creeks and flood maps
Nashville’s creeks can rise very quickly. After the May 2010 flood, the Corps of Engineers built detailed models for Richland, Whites, Browns, Mill and Manskers creeks to map flooding in real time, and Metro added river gauges with the U.S. Geological Survey. Manskers Creek, in the north of the county, is among the basins now modeled.
For any house, check FEMA’s flood maps and Metro’s Parcel Viewer. Ask the seller about water in the yard or crawl space, and price flood insurance; standard homeowners policies do not cover floods. More is in Flood Risk When Buying in Nashville: Lessons From May 2010.
Taxes and programs
Property in Davidson County is taxed on 25 percent of appraised value. A Madison house appraised at $350,000 would be assessed at $87,500, and at the General Services District rate of $2.782 per $100 the bill would be about $2,434 a year. Rates vary with the service district, so check the parcel.
Long-time owners and older buyers should know about Metro’s programs: tax relief for homeowners 65 and older or disabled with 2026 household income up to $38,470, a tax freeze for those 65 and older with income up to $63,470, and a deferral for those with income under $25,000. Details are in Davidson County Property Taxes: How Your Nashville Tax Bill Is Figured.
Without a car
Madison is a driving suburb for most residents, but WeGo Public Transit’s local buses serve Davidson County, and qualifying residents can apply for a Journey Pass, which gives three years of free rides on local and regional buses. Lost cards are replaced at WeGo Central downtown. If you plan to ride, find the nearest stop and its schedule before you choose a street, and walk the route to it, since not every older street has a sidewalk.
Rentals
Investors are active in older suburbs, but short-term rental rules apply here as everywhere. New permits for homes the owner does not live in are not allowed in standard residential zoning such as R and RS, and existing permits do not transfer on sale. If you live in the house, an owner-occupied permit may be possible.
Who it suits
Madison suits buyers who want a modest house with a yard at a lower price than the closer-in neighborhoods and who are ready to update an older home. For a similar mid-century suburb with a large park and greenway nearby, compare it with Buying a Home in Donelson: Two Rivers Park and a Suburb Near the Airport.