2188 Osburn Rd, Arrington, TN 37014
2188 Osburn Rd, Arrington, TN 37014, Active at $1,449,000 ($352/sq ft). 4 bd · 2.5 ba (2 full, 1 half) · 4,119 sqft · $352/sqft · 5.02 ac.
2188 Osburn Rd, Arrington, TN 37014, Active at $1,449,000 ($352/sq ft). 4 bd · 2.5 ba (2 full, 1 half) · 4,119 sqft · $352/sqft · 5.02 ac.
Active · $1,449,000
MLS #3515292 · listed August 10, 2026 · 64 days on market · updated October 6, 2026
4-bed, 2.5-bath home at 2188 Osburn Rd, Arrington, 4,119 sqft, $1,449,000 ($352/sqft), by RE/MAX Choice Properties.
2188 Osburn Rd is a 4-bedroom, 2.5-bath home in Arrington, TN 37014, offered at $1,449,000, about $352/sq ft across 4,119 sq ft.
At $352/sq ft, this home is about 3% below the Arrington 37014 median list price per square foot of $364.
Market read: the Arrington homes market is seller-favored, at about 2.8 months of inventory.
All-in, about $9,189/mo at 20% down (7.63% 30-year fixed).
Beyond principal and interest, the recurring carrying costs on this home (property tax, insurance) run about $980/mo, roughly 11% of the all-in monthly payment.
At the current 7.63% 30-year jumbo rate, principal and interest on this home runs about $8,209/mo; at the 6.82% rate of about three months ago it would be roughly $7,573/mo, so monthly P&I is about $636 higher now.
School zone: assigned to Arrington Elementary School, Fred J Page Middle School, Fred J Page High School. Attendance zones can change; verify current assignment with the district.
Next step: ask Grant Hammond anything about 2188 Osburn Rd (comps, HOA, tours) and he replies personally, usually same day.
Analysis by Grant Hammond, Compass RE. Figures as of October 6, 2026. Realtracs via IDX.
This is a standard residential home, not a permitted short-term rental.
More context: homes for sale in Arrington.
All brick home in Arrington on a spacious 5 acre lot flanked on both sides by natural tree borders and backs to a 450+ acre land trust. The location perfectly balances the peaceful privacy of a country estate with the modern convenience of suburban living as It is just minutes from daily essentials, medical centers and restaurants. With an open concept kitchen featuring an expansive 10'+ island, great room with two story ceiling, separate dining room, living room, large rec/bonus room and office all on the first floor, this home has an array of choices to accommodate comfortable living. The rooms are drenched in natural light. The primary bedroom suite, 3 additional bedrooms and a full bath are all located on the second floor, but with multiple separate living areas downstairs, there is the potential to easily repurpose one (or two) to create a large first floor primary bedroom or in-law suite without giving up shared space. Hardwood floors downstairs, tile in the kitchen and new carpet in rec/bonus, along with all bedrooms. Fresh paint throughout. Outside you will find a gorgeous newly rebuilt gunite pool (8/25) with flagstone coping, a new pump, tanning ledge w/ umbrella holder & patio surround with flagstone accents. The expansive lot is wooded in the back and across the sides offering exceptional privacy. Also replaced in 8/25 are the concrete driveway, 2nd story HVAC, handsome oversized front door w/sidelights, French doors in great room, interior doors & electric cooktop. Roof was new in 2022. This property has NO HOA so the options are limitless in creating your own dream space. Backs to a 450+ acre land trust! Call Listing agent with any questions.
Listing remarks via the Realtracs Internet Data Exchange.
Complete reported fields for 2188 Osburn Rd (reference).
| Date | Event | Price | Change |
|---|---|---|---|
| Price change | $1,449,000 | -$46,000 (-3.1%) | |
| Listed | $1,495,000 | ||
| Deed recorded | $450,000 |
Listed August 10, 2026, this listing has been on the market 64 days as of October 13, 2026. The price has been reduced once, from $1,495,000 to $1,449,000 (-3.1%), most recently on October 6, 2026.
County assessment from Williamson County public records; listing-cycle history tracked by the GH Market Engine.
Estimated monthly ownership for 2188 Osburn Rd at $1,449,000: principal & interest, property tax, insurance. Estimate only; not a loan offer.
| List price | $1,449,000 |
|---|---|
| Property tax basis | Assessed value × 25% (TN residential ratio) × the Williamson County rate |
Estimated total monthly payment for 2188 Osburn Rd is about $9,189/mo, 20% down on a 30-year fixed at 7.63% (a jumbo loan), including principal & interest $8,209, estimated property tax $392, homeowners insurance $588. Estimate only; not a loan offer.
| Principal & interest | $8,209/mo |
|---|---|
| Property tax (est.) | $392/mo |
| Homeowners insurance (est.) | $588/mo |
| Estimated total | $9,189/mo |
Assumes 20% down, 30-year fixed at 7.63% (Mortgage News Daily, as of October 9, 2026). Property tax uses the Williamson County (unincorporated) rate at the 25% TN residential ratio. Estimate only; not a loan offer or appraisal. Enable JavaScript to adjust down payment, term, loan type, and rate.
| 30-year rate | Principal & interest | Est. total / mo | vs current |
|---|---|---|---|
| 6.63% | $7,426/mo | $8,406/mo | -$783/mo |
| 7.13% | $7,814/mo | $8,794/mo | -$395/mo |
| 7.63% | $8,209/mo | $9,189/mo | current |
| 8.13% | $8,611/mo | $9,591/mo | +$402/mo |
| 8.63% | $9,020/mo | $10,000/mo | +$811/mo |
Principal & interest on a 30-year fixed at 20% down ($1,159,200 loan), with property tax, insurance held constant at $980/mo. Current 30-year fixed 7.63% (Mortgage News Daily, as of October 9, 2026). Estimate only; not a loan offer.
Owning 2188 Osburn Rd runs about $9,189/mo all-in, from the payment estimate above. Whether buying beats renting turns on how long you stay, how fast prices and rents move, and the rent you would otherwise pay. Turn on JavaScript to model those assumptions and find the year buying pulls ahead.
Method: net cost to own equals down payment plus about 3% closing plus payments made, minus equity built (principal paid and appreciation) and about 7% exit costs, measured against cumulative rent. Broker commissions are not set by law and are fully negotiable. Estimate only; not financial advice.
The Williamson County appraised value of $785,700 trails the $1,449,000 list price. If the next reassessment moves the appraised value toward today's market, estimated annual property tax would rise from about $2,554 now to roughly $4,709 (appraised value times the 25% Tennessee residential ratio times the Williamson County (unincorporated) rate). Reassessment timing and the certified rate can change, and a purchase does not by itself trigger reassessment. Verify with the Williamson County Assessor of Property and Trustee. Estimate only.
| Metric | This home | Arrington 37014 active | Recently sold |
|---|---|---|---|
| Price / sq ft | $352 | $361 median | - |
| Price position | 46th pctile | -2% vs median | - |
This listing beside the active Arrington 37014 market and recent recorded closings. Computed by Grant Hammond from Realtracs via IDX, as of October 13, 2026.
Among the 76 active homes in Arrington 37014, this home at $352/sq ft falls in the 46th percentile on price per square foot.
Computed by Grant Hammond from 76 Arrington 37014 comparables (Realtracs via IDX), as of October 13, 2026, refreshed weekly.
Median list price per square foot for active single-family homes by high-school attendance zone. Attendance zones cross city mailing lines; this is a price comparison, not a rating.
| High-school zone | Median $/sq ft |
|---|---|
| Brentwood | $367/sq ft |
| Ravenwood | $351/sq ft |
| Franklin | $349/sq ft |
| Independence | $338/sq ft |
| Fred J. Page | $327/sq ft |
| Centennial | $306/sq ft |
| Nolensville | $300/sq ft |
| Summit | $271/sq ft |
| Fairview | $261/sq ft |
Computed by Grant Hammond from active Williamson County listings (Realtracs via IDX).
| Active listings | 38 in Arrington homes |
|---|---|
| Recent absorption | about 13.6 sales / mo |
| Months of inventory | 2.8 months, a seller-favored market (tight supply) |
Supply-side and recent-sale context for Arrington homes. Sale figures are trailing 6/12/24-month medians of recorded Arrington homes closings. Source Realtracs via IDX, as of October 7, 2026.
2188 Osburn Rd sits in Arrington, Williamson County.
In Arrington 37014, homes there are priced around $364 per square foot; inventory in Arrington homes is running at about 2.8 months, a seller-favored market.
Neighborhood housing-market facts computed by Grant Hammond from Realtracs via IDX, as of October 7, 2026.
Approximately 20 miles from downtown Nashville (straight-line distance).
2188 Osburn Rd is zoned for Arrington Elementary School, Fred J Page Middle School, Fred J Page High School. Attendance zones and enrollment change, confirm current zoning with the Williamson County Schools district before relying on it.
Get the full details, recent comparable sales, and any off-market options for 2188 Osburn Rd - plus tour times if you want them. Grant Hammond, Compass RE, replies personally, usually the same day.
Comparable listings near 2188 Osburn Rd, by price and size.
Listed by Trish Payne, RE/MAX Choice Properties. Properties marked with the MTRMLS logo are provided courtesy of the Realtracs Internet Data Exchange Program. Information believed accurate but not guaranteed. IDX by Diverse Solutions.
Nashville housing market, September 2026: contracts down 3%, supply at 5.41 months, rates at 7.28%. What it means for buyers and sellers.
August 2026 Middle Tennessee real estate data shows active inventory up 10% year over year to 14,294 homes, months of supply at 5.59, and the average sale price up 3% to $637,141 while the median held flat at $450,000. Preliminary closings and listing counts will revise; this post updates September 9. Analysis covers Davidson, Williamson, Rutherford, Wilson, and Maury Counties.
July 2026 Middle Tennessee real estate data shows the average sale price up 6% year over year to $646,875, active inventory up 9%, and new contracts down 1% even as closings fell 8% and new listings dropped 19%. Months of supply rose to 4.92. Analysis covers Davidson, Williamson, Rutherford, Wilson, and Maury Counties.
Brentwood does not price as one market. Over the trailing 24 months, the new-construction enclaves Rosebrooke (about $3.74M median) and Witherspoon (about $3.33M) price above the established gated golf community at Governors Club (about $2.35M), against a townwide median near $1.58M. A Nashville broker's subdivision-level read for summer 2026 with live listings.
As of the latest update (October 6, 2026), 2188 Osburn Rd, Arrington is active, per Realtracs. Contact Grant Hammond, Compass RE, for current availability.
2188 Osburn Rd was listed on August 10, 2026 and has been on the market 64 days as of October 13, 2026, per Realtracs.
Yes. It was first listed at $1,495,000. The price has been reduced once, most recently to $1,449,000 on October 6, 2026, a total change of -3.1%.
2188 Osburn Rd, Arrington is listed at $1,449,000, about $352 per square foot across 4,119 square feet.
4 bedrooms and 2.5 bathrooms (2 full, 1 half).
About $352 per square foot ($1,449,000 across 4,119 sqft).
2188 Osburn Rd, Arrington was built in 2005.
Yes, 3 garage spaces, per the listing.
No HOA dues are reported for this home.
No subdivision is reported.
About $9,189 a month with 20% down on a 30-year fixed at 7.63%, principal and interest $8,209, estimated property tax $392, insurance $588. Estimate only; not a loan offer. Adjust the down payment, term, loan type, and rate in the financing calculator on this page.
2188 Osburn Rd, Arrington is zoned for Arrington Elementary School, Fred J Page Middle School, Fred J Page High School. Attendance zones and enrollment change, verify current zoning with the Williamson County Schools district.
No, 2188 Osburn Rd, Arrington is a standard residential home, not a permitted short-term rental. Ask Grant Hammond about STR-eligible inventory if that is your goal.
Request a time using the tour form on this page (in-person or a live video walkthrough), or call or text Grant Hammond, Compass RE, at (615) 945-7123. Most showings are confirmed within 24 to 48 hours.
Grant Hammond, Compass RE, can prepare and present your offer, walk you through price, contingencies, and timeline, and represent you through closing. Start with the form on this page or call (615) 945-7123. Broker fees are not set by law and are fully negotiable.
Yes. This page shows the full photo set and reported MLS fields; contact Grant Hammond, Compass RE, for a disclosure packet, recent comparable sales, and any off-market options.
Grant Hammond, Compass RE (TN Broker), with 25+ years and $1B+ in Middle Tennessee sales. Use the tour or question form on this page.
At about $352 per square foot, 2188 Osburn Rd, Arrington ranks in the 45th percentile of active Arrington 37014 listings by price per square foot, roughly 3% below the Arrington 37014 median. This is comp-based analysis by Grant Hammond, Compass RE, not an appraisal.
The Arrington homes market is currently seller-favored (tight supply), at about 2.8 months of inventory, per Realtracs as of October 7, 2026.
Thinking of selling in Arrington?
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