Porch notes
- The Green Hills-Midtown community has nine Urban Design Overlays, the most of any of Metro’s fourteen communities.
- Radnor Lake State Park covers 1,389 acres and is a Class II Natural Area; parking fills quickly in good weather.
- At the Urban Services District rate of $2.814 per $100 and the 25 percent residential ratio, a home appraised at $1.2 million would owe about $8,442 a year.
Green Hills sits south of Hillsboro Village and Belmont along Hillsboro Pike. It is known for leafy streets of brick and stone houses on generous lots, a busy commercial center and quick access to Midtown and the universities. Prices are among the higher ones in Nashville, and buyers here tend to look closely at land, schools and long-term value.
What the community plan says
Green Hills falls within the Green Hills-Midtown Community Plan, one of fourteen community plans that make up NashvilleNext, the countywide plan. Metro says it was most recently updated in August 2017. Two features stand out:
- The community has nine Urban Design Overlays, more than any other of Metro’s fourteen communities. These overlays require design standards beyond the base zoning for development in specific areas.
- It also has two Institutional Overlays, which set development rules for specific institutional campuses while working with the surrounding residential zoning.
For buyers, that means much of the commercial and corridor development around Green Hills follows extra design rules. Before buying near a commercial edge, look up which overlay applies and what it allows.
Radnor Lake
A short drive south, Radnor Lake State Park is one of the reasons people choose this side of town. Tennessee State Parks describes it as 1,389 acres, a Class II Natural Area valued for its wildlife and especially for migrating birds. The visitor center has exhibits on the park’s history and ecology, and a bird of prey center opens on Wednesdays and Saturdays from 10 a.m. to 1 p.m.
| Radnor Lake | What the state says |
|---|---|
| Hours | 6 a.m. to 20 minutes after sunset |
| Trails | South Cove and Ganier Ridge have steep climbs of more than 200 feet |
| Pets | Only on Otter Creek Road, Hall Drive and the dam |
| Parking | Only in marked spaces, which often fill quickly in pleasant weather |
| Rules | All off-trail use is prohibited |
Otter Creek Road and Hall Drive are paved and relatively flat, so the park works for strollers and wheelchairs too.
What taxes look like here
Higher values mean higher bills, and the 2025 countywide reappraisal set new values for every property. The calculation is the same everywhere in Davidson County: 25 percent of appraised value, times the tax rate per $100.
| Appraised value | Assessed value | Tax at $2.814 (Urban Services District) |
|---|---|---|
| $800,000 | $200,000 | about $5,628 |
| $1,200,000 | $300,000 | about $8,442 |
| $1,600,000 | $400,000 | about $11,256 |
These are estimates using the rate in the Metro Trustee’s published example. Check the parcel’s district and the current rate. If you disagree with an appraisal, the assessor’s appeal process starts with an informal review in spring; the details are in Davidson County Property Taxes: How Your Nashville Tax Bill Is Figured.
Teardowns and rebuilding
On large lots, buyers sometimes plan to replace an older house. Outside historic overlays, that is a matter of zoning and building permits. Ask whether the lot is in an Urban Design Overlay or a Specific Plan district, which may add requirements. If the lot is near a creek, check the floodplain: Metro requires new homes in the floodplain to have the lowest floor four feet above the 1 percent annual chance flood level, and building in the floodway is prohibited with few exceptions.
Checks on a larger, older home
- Ask for the age of the roof, heating and cooling systems and water heater; replacing them on a large house is expensive.
- Look at drainage and grading around the house. Nashville’s normals show between about 3.4 and 5 inches of rain in every month of the year.
- Read the seller’s disclosure statement required under Tennessee law, and follow up on any water, foundation or environmental items.
- If you might rent out a room or guest house, remember that new non-owner-occupied short-term rental permits are not allowed in R and RS residential zoning.
Tip: Visit the street at school drop-off and pick-up times, and on a Saturday near the commercial center. Traffic on the main roads is part of daily life here.
Programs for older owners
Many Green Hills owners have lived in their homes for decades. Metro’s tax freeze lets owners 65 and older with household income up to $63,470 lock in their tax amount. Tax relief has a lower income limit, $38,470 for 2026. A deferral program is available for owners 65 and older or disabled with combined gross income under $25,000.
Who it suits
Green Hills suits buyers who want an established neighborhood with larger lots, good access to Midtown and the universities, and nature close by. If you want older houses with more character and a shorter trip downtown, compare it with Buying a Home in 12South: Sevier Park, Streetcar Suburbs and Infill.