Nexus South

Independent Assessment

Strong, consistent confirmation from D.R. Horton's own site, 55places, and multiple new-home marketplaces shows that Nexus South is a genuine, actively age-restricted 55+ gated neighborhood, independent of any age restriction on the broader, all-ages Nexus master plan (which also includes non-age-restricted sections built by David Weekley and others). One secondary senior-housing directory (Mirador Living) lists Nexus South under an 'Independent Living' category page; no supporting evidence of a rental or care-based operating model at Nexus South was found — every other source, including D.R. Horton's own listings, describes it consistently as a for-sale, deed-restricted subdivision of single-family and attached homes with a standard HOA, not a rental or licensed care facility, and the Mirador Living categorization is treated as a directory-taxonomy error rather than an accurate description of the community. Reported HOA fees vary meaningfully by product type and section (roughly $214 to $411/month across the broader Nexus development), so buyers should confirm the specific fee for a given home directly with the HOA.

Who May Find This Community Appealing

Buyers who want new construction within a large, amenity-rich master-planned community, with a dedicated gated 55+ amenity center separate from the development's all-ages sections, are a strong fit for Nexus South. Its Gallatin location in Sumner County, roughly 30 miles northeast of Nashville, also appeals to buyers who want proximity to the city while living within a still-developing, master-planned setting with ongoing retail and business-park build-out nearby.

Homes, Builders & Development History

Nexus South is D.R. Horton's age-restricted neighborhood within Nexus, a 655-acre master-planned community in Gallatin developed by Tampa-based Kolter Land at the intersection of Highway 109 and Albert Gallatin Avenue, north of Red River Road. The overall Nexus master plan includes 240 single-family, 254 townhome, 106 active-adult villa, 726 active-adult single-family, and 5 estate lots alongside planned business-park and mixed-use acreage; Nexus South represents the age-restricted, gated portion of that plan, planned for approximately 860 total homes with 2-4 bedroom, 2-bath plans from roughly 1,402 to 1,883 square feet.

Current Pricing & Market Positioning

Reported new-construction pricing at Nexus South spans roughly $327,000 to $598,000, with a reported median near $499,990, reflecting a mix of paired villas starting in the mid-$300,000s and single-family homes reaching into the low $600,000s. As an active new-construction community within a larger master plan, buyers should request current base and quick-move-in pricing directly from D.R. Horton, since pricing in master-planned communities typically shifts as phases release and amenities near completion.

New Construction vs. Resale Considerations

As of the last update, Nexus South remains an actively building new-construction community, so most current purchases are new construction directly from D.R. Horton with a standard builder warranty. Buyers should confirm current available lots, base and quick-move-in pricing, and construction timelines directly with the D.R. Horton sales office, and request resale comparables from a local agent for any earlier-phase homes now reaching the resale market.

Taxes, Insurance & Special Assessments

Homes in Nexus South are subject to Sumner County property tax, assessed at the county's current rate, along with any applicable City of Gallatin municipal charges. Tennessee has no state income tax; the state's Tax Relief program provides a property tax rebate for qualifying low-income homeowners age 65 and older, administered through the Sumner County Trustee's office. Buyers should confirm current assessed value, tax rate, and eligibility for any tax relief programs directly with the Sumner County Trustee and Assessor of Property.

Community Layout & Lifestyle

Nexus South offers a new-construction, gated 55+ lifestyle with its own dedicated amenity center set apart from the surrounding all-ages sections of the larger Nexus master plan, giving residents an age-restricted social environment within a much larger, mixed-use development. As an actively building community within a still-developing master plan, buyers should expect the broader Nexus development's retail, business-park, and additional residential construction to continue around Nexus South for a period of years.

Shopping, Healthcare & Airport Access

Nexus South is located at the intersection of Highway 109 and Albert Gallatin Avenue in Gallatin, Tennessee, within Sumner County roughly 30 miles northeast of downtown Nashville and about 35 minutes from Nashville International Airport. Gallatin offers its own hospital and retail infrastructure, with the broader Nexus master plan's planned business park and mixed-use acreage expected to add further nearby amenities as the development matures.

Age Qualification & Material Ownership Restrictions

Nexus South is confirmed as an explicitly age-restricted 55+ gated neighborhood by D.R. Horton's own community listing and independently corroborated by 55places and multiple new-home marketplaces, consistent with the federal Housing for Older Persons Act (HOPA) framework requiring at least one resident per household to be 55 or older. This age restriction applies specifically to the Nexus South section; the broader Nexus master plan also includes non-age-restricted neighborhoods, so buyers should confirm which section and HOA a specific home falls under directly with D.R. Horton.

Tradeoffs & Limitations

Because Nexus South sits within the larger, still-developing 655-acre Nexus master plan, buyers should expect ongoing construction traffic and phased amenity build-out both within the age-restricted section and in the surrounding all-ages neighborhoods for a period of years. Reported HOA fees vary by product type and section, so buyers should get a written, current fee quote for the specific home and confirm it does not carry over any master-plan-level assessments beyond the Nexus South-specific amenity center. No on-site golf course serving Nexus South was found, so golf-focused buyers will need to look elsewhere in the region.

Comparison With Nearby Communities

Within the Gallatin 55+ cluster, Nexus South is the largest age-restricted community by planned home count, offering a dedicated gated amenity center within a much larger master-planned development that neither the smaller Retreat at Fairvue nor Lenox Place can match in scale. Buyers who want new construction with builder pricing and a large selection of active floor plans should focus on Nexus South, while buyers wanting an established, smaller resale community closer to Fairvue Plantation's golf amenities may prefer the Retreat at Fairvue.

Current Listings

A connected local agent can provide current new-construction availability directly from D.R. Horton as well as any resale listings and recent closed comparables for Nexus South.

Is Nexus South legally age-restricted?

Yes. D.R. Horton's own listing and independent directories confirm Nexus South as an explicitly age-restricted 55+ gated neighborhood, consistent with the federal HOPA framework. This restriction applies to the Nexus South section specifically, not the broader all-ages Nexus master plan.

Is Nexus South a rental or independent living facility?

No. Nexus South is consistently described as a for-sale, deed-restricted subdivision with a standard HOA. One senior-housing directory categorizes it under 'Independent Living,' but no supporting evidence of a rental or licensed-care operating model was found; buyers should confirm this directly with D.R. Horton if concerned.

How many homes are planned at Nexus South?

Approximately 860 single-family and attached homes total, part of the larger 655-acre Nexus master-planned community.

What is the HOA fee at Nexus South?

Reported dues for active-adult villas and gated sections run roughly $256 to $270/month, though fees vary by product type across the broader Nexus development (roughly $214-$411/month). Confirm the current, exact fee directly with D.R. Horton or the HOA.