Porch notes
- Two Rivers Park in Donelson covers 374 acres and, Metro Parks says, has more recreation activities than any other park in Nashville.
- The Stones River Greenway runs from Shelby Bottoms over a pedestrian bridge on the Cumberland and 8 miles to Percy Priest Dam.
- The Planning Commission amended the Downtown Donelson Urban Design Overlay on August 23, 2019.
Donelson lies east of downtown, between the Cumberland River and the Stones River, near Nashville International Airport. Much of its housing dates from the decades after the Second World War: brick ranch houses on wide lots and quiet streets, with commercial areas along Lebanon Pike. It has become popular with buyers who want a yard and a quick drive to downtown at a price below the closer-in neighborhoods.
Two Rivers Park
Donelson’s centerpiece is Two Rivers Park. Metro Parks describes it as a 374-acre park in the heart of Donelson that is home to more recreation activities than any other park in Nashville. It can be reached from Briley Parkway and McGavock Pike, and from Shelby Bottoms in East Nashville by a pedestrian bridge over the Cumberland.
- A wave pool with slides and a kids’ zone, which Metro calls one of the area’s only wave-action pools.
- A municipal golf course; Metro notes a view of the downtown skyline from the 8th hole.
- The Two Rivers mansion, one of the earliest and best preserved early Italianate houses in Middle Tennessee, once part of an 1,100-acre plantation between the Stones and Cumberland rivers. It is now a venue for weddings and receptions.
- Picnic shelters that can be reserved.
Greenways
The Stones River Greenway connects Two Rivers Park east to Shelby Bottoms over the Cumberland and west 8 miles to Percy Priest Dam, according to Metro Parks. For many Donelson residents, that trail is the daily walk, run or bike ride, and it links the neighborhood with East Nashville without a car.
Where Donelson is heading
Donelson is part of the Donelson-Hermitage-Old Hickory Community Plan. Metro lists several layers of guidance:
| Item | What Metro says |
|---|---|
| Downtown Donelson Urban Design Overlay | Design standards above base zoning; amended by the Planning Commission on August 23, 2019 |
| Lebanon Pike supplemental policy | Sets the neighborhood’s vision for future development along the corridor, with an updated policy map |
| Central Pike supplemental policy | Addresses the mix of land uses, mobility, connectivity and pedestrian infrastructure |
| Donelson transit-oriented development scorecard | Prepared at the Planning Commission’s request in response to the Housing and Affordability Task Force |
The message is that the commercial core is expected to become denser and more walkable. If you are buying near Lebanon Pike, read the policy to see what could be built on nearby lots.
Rivers and flood checks
A neighborhood between two rivers has to take flooding seriously. In May 2010, the Cumberland at Nashville crested at 52.55 feet after a record 13.57 inches of rain in two days, according to the National Weather Service. Before you buy:
- Check the address on FEMA’s flood maps and Metro’s Parcel Viewer, which shows regulated floodplains and elevation certificates.
- Ask the seller directly about past water in the house, yard or garage, and read the Tennessee disclosure statement.
- Get a flood insurance quote. Standard homeowners policies do not cover flood damage, and there is usually a 30-day wait before a new policy takes effect.
Metro warns that being outside a mapped flood area does not guarantee a home will stay dry. See Flood Risk When Buying in Nashville: Lessons From May 2010.
Mid-century houses: what to check
- Roof, windows and insulation, which may be original or several decades old.
- Heating and cooling: Nashville’s normals show July highs near 91 degrees and January lows near 30.
- Electrical panels and wiring in houses that have had additions.
- Possible lead-based paint or asbestos in older materials, which Tennessee’s seller disclosure statement asks about.
Tip: Being close to the airport is handy for frequent travelers. Before buying, spend time at the house at different hours to judge aircraft noise for yourself.
Taxes and rentals
Residential property is taxed on 25 percent of its appraised value; check whether the parcel is in the Urban or General Services District, because the rates differ. If you are thinking of a short-term rental, owner-occupied permits are possible where you live on the property, but new permits for homes you do not live in are not allowed in standard residential zoning. See Short-Term Rental Rules in Nashville: What Buyers Need to Know.
Owners who have been in Donelson for decades, or older buyers, should look at Metro’s Trustee programs. The tax freeze, open to homeowners 65 and older with 2025 household income up to $63,470, holds the bill at the amount for the year you qualify. Applications open each October and close on April 5, and participants send back a voucher every year to stay enrolled.
Who it suits
Donelson suits buyers who want a yard, an easy commute to downtown and the airport, and one of the city’s best parks nearby. For a newer subdivision feel farther southeast, see Buying a Home in Antioch: Newer Subdivisions in Southeast Nashville.