8116 Settlers Way, Nashville, TN 37221
8116 Settlers Way, Nashville, TN 37221, Conditional at $549,900 ($231/sq ft). 4 bd · 2.5 ba (2 full, 1 half) · 2,382 sqft · $231/sqft · 0.3 ac.
8116 Settlers Way, Nashville, TN 37221, Conditional at $549,900 ($231/sq ft). 4 bd · 2.5 ba (2 full, 1 half) · 2,382 sqft · $231/sqft · 0.3 ac.
Conditional · $549,900
MLS #3547238 · listed August 27, 2026 · 32 days on market · updated September 28, 2026
4-bed, 2.5-bath home at 8116 Settlers Way in Boone Trace At Biltmore, Nashville, 2,382 sqft, $549,900 ($231/sqft), by Compass RE.
8116 Settlers Way is a 4-bedroom, 2.5-bath home in Nashville, TN 37221, offered at $549,900, about $231/sq ft across 2,382 sq ft.
At $231/sq ft, this home is about 7% below the Boone Trace At Biltmore median list price per square foot of $248.
Market read: the Boone Trace At Biltmore market is buyer-favored, at about 7.2 months of inventory.
All-in, about $3,774/mo at 20% down (7.50% 30-year fixed).
Beyond principal and interest, the recurring carrying costs on this home (property tax, insurance, and HOA) run about $698/mo, roughly 18% of the all-in monthly payment.
At the current 7.50% 30-year rate, principal and interest on this home runs about $3,076/mo; at the 6.64% rate of about three months ago it would be roughly $2,821/mo, so monthly P&I is about $255 higher now.
School zone: assigned to Gower Elementary, H. G. Hill Middle, James Lawson High School. Attendance zones can change; verify current assignment with the district.
Next step: ask Grant Hammond anything about 8116 Settlers Way (comps, HOA, tours) and he replies personally, usually same day.
Analysis by Grant Hammond, Compass RE. Figures as of September 28, 2026. Realtracs via IDX.
This is a standard residential home, not a permitted short-term rental.
More context: homes for sale in Nashville.
Beautifully positioned on one of the neighborhood?s best lots, this Bellevue home pairs a spacious, level setting with thoughtful updates and effortless livability. Fresh paint, elevated lighting, hardware and fixtures, plus beautiful LVP flooring with inset vents create a polished feel throughout. The light-filled floor plan features a main-level primary suite and formal dining open to the living room, where vaulted ceilings, a fireplace and stunning south-facing natural light create a warm, airy centerpiece to the home. Upstairs, three large additional bedrooms offer flexibility, including one perfectly suited as an oversized bonus room. A favorite feature is the screened porch?an inviting year-round retreat overlooking the expansive fenced backyard, newly landscaped with trees, hydrangeas, perennials and raised wildflower garden beds. Come experience this home for yourself?schedule a private tour today or join us this Sunday from 2?4 PM.
Listing remarks via the Realtracs Internet Data Exchange.
Complete reported fields for 8116 Settlers Way (reference).
| Date | Event | Price | Change |
|---|---|---|---|
| Under contract | |||
| Price change | $549,900 | -$25,100 (-4.4%) | |
| Listed | $575,000 | ||
| Deed recorded | $529,900 | ||
| Deed recorded | $235,000 | ||
| Deed recorded | $222,900 | ||
| Deed recorded | $198,374 | ||
| Deed recorded | $35,000 |
Listed August 27, 2026, this listing was on the market 32 days before it went under contract. The price has been reduced once, from $575,000 to $549,900 (-4.4%), most recently on September 24, 2026. It has been under contract since September 28, 2026.
County assessment from Davidson County public records; listing-cycle history tracked by the GH Market Engine.
Estimated monthly ownership for 8116 Settlers Way at $549,900: principal & interest, property tax, insurance, and HOA. Estimate only; not a loan offer.
| List price | $549,900 |
|---|---|
| HOA dues | $40 / mo |
| Property tax basis | Assessed value × 25% (TN residential ratio) × the Metro Nashville / Davidson County rate |
Estimated total monthly payment for 8116 Settlers Way is about $3,774/mo, 20% down on a 30-year fixed at 7.50% (a conforming loan), including principal & interest $3,076, estimated property tax $319, homeowners insurance $339, and HOA dues $40. Estimate only; not a loan offer.
| Principal & interest | $3,076/mo |
|---|---|
| Property tax (est.) | $319/mo |
| Homeowners insurance (est.) | $339/mo |
| HOA dues | $40/mo |
| Estimated total | $3,774/mo |
Assumes 20% down, 30-year fixed at 7.50% (Mortgage News Daily, as of October 8, 2026). Property tax uses the Davidson County General Services District 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 |
|---|---|---|---|
| 6.50% | $2,781/mo | $3,479/mo | -$295/mo |
| 7.00% | $2,927/mo | $3,625/mo | -$149/mo |
| 7.50% | $3,076/mo | $3,774/mo | current |
| 8.00% | $3,228/mo | $3,926/mo | +$152/mo |
| 8.50% | $3,383/mo | $4,081/mo | +$307/mo |
Principal & interest on a 30-year fixed at 20% down ($439,920 loan), with property tax, insurance, and HOA held constant at $698/mo. Current 30-year fixed 7.50% (Mortgage News Daily, as of October 8, 2026). Estimate only; not a loan offer.
Owning 8116 Settlers Way runs about $3,774/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.
| Metric | This home | Nashville 37221 active | Recently sold |
|---|---|---|---|
| Price / sq ft | $231 | $253 median | - |
| Price position | 29th pctile | -9% vs median | - |
| Nashville 37221 vs greater Nashville | - | -24% | - |
This listing beside the active Nashville 37221 market and recent recorded closings. Computed by Grant Hammond from Realtracs via IDX, as of October 9, 2026.
At $231/sq ft, this home ranks in the 29th percentile of the 321 active homes in Nashville 37221 by price per square foot.
Nashville 37221 trades about 24% below greater Nashville on a price-per-square-foot basis.
Taken together, this home reads toward the lower end per square foot for Nashville 37221.
Computed by Grant Hammond from 321 Nashville 37221 comparables (Realtracs via IDX), as of October 9, 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 |
|---|---|
| Hillsboro | $460/sq ft |
| Stratford | $369/sq ft |
| Pearl-Cohn | $318/sq ft |
| Maplewood | $317/sq ft |
| Glencliff | $282/sq ft |
| James Lawson | $273/sq ft |
| John Overton | $263/sq ft |
| McGavock | $236/sq ft |
| Hunters Lane | $233/sq ft |
| Whites Creek | $233/sq ft |
| Cane Ridge | $220/sq ft |
| Antioch | $212/sq ft |
Computed by Grant Hammond from active Davidson County listings (Realtracs via IDX).
| Active listings | 6 in Boone Trace At Biltmore |
|---|---|
| Recent absorption | about 0.8 sales / mo |
| Months of inventory | 7.2 months, a buyer-favored market (ample supply) |
Supply-side and recent-sale context for Boone Trace At Biltmore. Sale figures are trailing 6/12/24-month medians of recorded Boone Trace At Biltmore closings. Source Realtracs via IDX, as of September 28, 2026.
8116 Settlers Way sits in Boone Trace At Biltmore, Nashville, Davidson County.
In Boone Trace At Biltmore, homes there are priced around $248 per square foot; inventory is running at about 7.2 months, a buyer-favored market.
Neighborhood housing-market facts computed by Grant Hammond from Realtracs via IDX, as of September 30, 2026.
Approximately 14 miles from downtown Nashville (straight-line distance).
8116 Settlers Way is zoned for Gower Elementary, H. G. Hill Middle, James Lawson High School. Attendance zones and enrollment change, confirm current zoning with the Metro Nashville Public Schools district before relying on it.
Get the full details, recent comparable sales, and any off-market options for 8116 Settlers Way - plus tour times if you want them. Grant Hammond, Compass RE, replies personally, usually the same day.
Comparable listings near 8116 Settlers Way, by price and size.
Listed by Ansley Goodheart, Compass RE. 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.
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As of the latest update (September 28, 2026), 8116 Settlers Way, Nashville is under contract and still being shown, per Realtracs. Contact Grant Hammond, Compass RE, for current availability.
8116 Settlers Way was listed on August 27, 2026 and went under contract on September 28, 2026, after 32 days on the market, per Realtracs.
Yes. It was first listed at $575,000. The price has been reduced once, most recently to $549,900 on September 24, 2026, a total change of -4.4%.
8116 Settlers Way, Nashville is listed at $549,900, about $231 per square foot across 2,382 square feet.
4 bedrooms and 2.5 bathrooms (2 full, 1 half).
About $231 per square foot ($549,900 across 2,382 sqft).
8116 Settlers Way, Nashville was built in 2002.
Yes, 2 garage spaces, per the listing.
HOA dues are $40 per month, as listed.
8116 Settlers Way, Nashville is in the Boone Trace At Biltmore subdivision of Nashville.
About $3,774 a month with 20% down on a 30-year fixed at 7.50%, principal and interest $3,076, estimated property tax $319, insurance $339, and HOA $40. Estimate only; not a loan offer. Adjust the down payment, term, loan type, and rate in the financing calculator on this page.
8116 Settlers Way, Nashville is zoned for Gower Elementary, H. G. Hill Middle, James Lawson High School. Attendance zones and enrollment change, verify current zoning with the Metro Nashville Public Schools district.
No, 8116 Settlers Way, Nashville 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 $231 per square foot, 8116 Settlers Way, Nashville ranks in the 14th percentile of active Boone Trace At Biltmore listings by price per square foot, roughly 7% below the Boone Trace At Biltmore median. This is comp-based analysis by Grant Hammond, Compass RE, not an appraisal.
The Boone Trace At Biltmore market is currently buyer-favored (ample supply), at about 7.2 months of inventory, per Realtracs as of September 28, 2026.
Thinking of selling in Boone Trace At Biltmore?
Get a data-driven estimate of your home's value from Grant Hammond, Compass RE.