Hendersonville TN Demographics Housing Data 2026
Hendersonville is a city in Sumner County, Tennessee, located approximately 18 miles northeast of downtown Nashville along the Old Hickory Lake shoreline. With a population of approximately 61,000 residents and a median household income near $78,000 according to the U.S. Census Bureau, Hendersonville — the largest city in Sumner County and one of the most established lakeside suburbs in the Nashville metropolitan area — attracts families and retirees seeking Old Hickory Lake waterfront access, strong Sumner County Schools, and mature neighborhood character at pricing below Williamson County's premium markets.
Key Takeaways
Hendersonville's population of 61,000 makes it Sumner County's largest city, with steady 2.1% annual growth driven by Nashville commuters and lakeside lifestyle seekers according to U.S. Census Bureau data
Median household income of $78,000 supports a $420,000 median home price, creating a 3.2x price-to-income ratio that indicates sustainable affordability according to Greater Nashville Realtors data
Approximately 1,100 residential transactions close annually, generating an estimated $11.6 million commission pool across 310 active agents according to MLS records
The 35-54 age cohort represents 28% of homeowners, signaling a stable ownership base with significant equity accumulation and eventual move-up or downsizing potential according to U.S. Census Bureau data
Agents farming Hendersonville with demographic-driven segmentation through US Tech Automations can target lifecycle transitions across lakefront retirees, established family neighborhoods, and first-time buyer corridors
Hendersonville Population and Growth Trends
What are the population trends in Hendersonville TN? Hendersonville has maintained steady growth as a mature Nashville suburb, adding residents at a measured pace that preserves neighborhood character while supporting consistent housing demand.
| Demographic Metric | 2020 Census | 2023 Estimate | 2025 Estimate | Change |
|---|---|---|---|---|
| Total Population | 54,068 | 58,200 | 61,000 | +12.8% |
| Total Households | 21,500 | 23,100 | 24,200 | +12.6% |
| Median Age | 39.8 | 40.2 | 40.5 | +0.7 years |
| Average Household Size | 2.51 | 2.52 | 2.52 | Stable |
| Population Density (per sq mi) | 1,420 | 1,530 | 1,605 | +13.0% |
| Annual Growth Rate | — | 2.5% | 2.1% | Moderating |
According to U.S. Census Bureau data, Hendersonville's population growth has moderated from 2.5% to 2.1% annually as the city approaches buildout in its core areas. The stable average household size of 2.52 persons reflects Hendersonville's balanced mix of families and empty-nesters, distinguishing it from younger-skewing suburbs like Mount Juliet where household sizes trend larger due to new construction attracting growing families.
Hendersonville's position as Sumner County's population center means that agents farming this market have access to the county's deepest buyer pool — 61,000 residents generating consistent turnover across all lifecycle stages, from first-time buyers to lakefront downsizers, according to U.S. Census Bureau estimates.
The US Tech Automations platform integrates census demographic data with property records to identify which Hendersonville neighborhoods are experiencing lifecycle transitions — enabling agents to target homeowners most likely to sell based on demographic signals rather than generic outreach.
Age Distribution
| Age Cohort | % of Population | Housing Implication | Farming Strategy |
|---|---|---|---|
| Under 18 | 22% | Family housing demand | School zone content |
| 18-34 | 18% | First-time buyer pipeline | Affordability messaging |
| 35-54 | 28% | Peak earning/equity phase | Move-up opportunities |
| 55-64 | 16% | Pre-retirement transitions | Downsizing conversations |
| 65+ | 16% | Fixed income/estate planning | Senior housing options |
According to U.S. Census Bureau data, Hendersonville's age distribution reveals a mature market where 32% of residents are 55 or older — significantly higher than Nashville's 24% average. This concentration of older homeowners creates a consistent stream of downsizing and estate-related transactions that reward agents who build relationships before the transition event occurs.
How does Hendersonville's age profile compare to other Nashville suburbs? Compared to Franklin's younger professional demographic and Murfreesboro's college-influenced population, Hendersonville skews older with deeper roots — average tenure of 11.2 years versus Nashville metro's 7.8 years according to U.S. Census Bureau data.
Household Income and Economic Profile
| Income Bracket | % of Households | Typical Housing | Price Range |
|---|---|---|---|
| Under $40,000 | 18% | Apartments/condos | Under $250K |
| $40,000-$65,000 | 20% | Starter homes | $250K-$350K |
| $65,000-$100,000 | 25% | Mid-range family | $350K-$450K |
| $100,000-$150,000 | 22% | Move-up/lakeside | $450K-$600K |
| $150,000+ | 15% | Premium/waterfront | $600K+ |
According to U.S. Census Bureau data, Hendersonville's income distribution clusters around the $65,000-$100,000 range (25% of households), which aligns with the $350K-$450K price band that accounts for the market's highest transaction volume. The 37% of households earning above $100,000 supports the lakeside premium segment, while the 38% below $65,000 creates consistent demand for entry-level housing.
What is the median household income in Hendersonville TN? The median household income of approximately $78,000 according to U.S. Census Bureau data positions Hendersonville between Nashville's metro median of $72,000 and Williamson County's $115,000, reflecting a solid middle-class market with upward mobility.
| Economic Indicator | Hendersonville | Sumner County | Nashville Metro | Tennessee |
|---|---|---|---|---|
| Median Household Income | $78,000 | $74,500 | $72,000 | $59,700 |
| Per Capita Income | $38,200 | $35,800 | $37,500 | $32,000 |
| Unemployment Rate | 3.2% | 3.4% | 3.1% | 3.5% |
| Labor Force Participation | 67% | 65% | 68% | 62% |
| Poverty Rate | 7.8% | 9.2% | 11.5% | 13.4% |
According to the Bureau of Labor Statistics, Hendersonville's 3.2% unemployment rate and 67% labor force participation indicate a healthy employment base. The city's 7.8% poverty rate — well below the Nashville metro average of 11.5% — reflects the economic stability that supports consistent housing demand and reduces foreclosure risk in farming areas.
Hendersonville's median income of $78,000 supporting a $420,000 median home price creates a 5.4x price-to-income multiple — stretched but manageable with current mortgage rates, according to Greater Nashville Realtors data. This ratio suggests that affordability-sensitive buyers are the dominant demographic, making equity gain messaging and rate-environment updates particularly effective farming content.
Employment Sectors
| Employment Sector | % of Workers | Major Employers | Growth Trend |
|---|---|---|---|
| Healthcare/Social Services | 18% | Hendersonville Medical Center | Stable |
| Retail/Hospitality | 16% | Indian Lake Village | Growing |
| Professional/Business Services | 14% | Nashville commuters | Growing |
| Education | 12% | Sumner County Schools | Stable |
| Manufacturing/Logistics | 11% | Sumner County industrial | Stable |
| Government | 9% | City/County services | Stable |
| Construction/Trades | 8% | Residential development | Cyclical |
| Other | 12% | Various | Mixed |
According to the Bureau of Labor Statistics, Nashville commuters in professional/business services represent 14% of Hendersonville's workforce — a segment that values the city's 25-minute commute to downtown Nashville via SR-386 (Vietnam Veterans Boulevard). This commuter demographic is particularly responsive to time-savings messaging in farming content.
Housing Stock and Ownership Patterns
| Housing Characteristic | Hendersonville | Sumner County | Nashville Metro |
|---|---|---|---|
| Total Housing Units | 25,800 | 72,500 | 825,000 |
| Owner-Occupied | 68% | 70% | 62% |
| Renter-Occupied | 28% | 25% | 34% |
| Vacant | 4% | 5% | 4% |
| Median Home Age | 1995 | 1998 | 2000 |
| Single-Family Detached | 72% | 75% | 58% |
According to U.S. Census Bureau data, Hendersonville's 68% homeownership rate exceeds the Nashville metro average of 62%, reflecting the city's family-oriented, established-suburb character. The 72% single-family detached rate creates a farming-friendly market where direct mail and door-knocking generate higher contact rates than multi-family dominated areas.
What types of homes are in Hendersonville TN? The housing stock is predominantly single-family detached homes (72%) with a median age of 30 years according to U.S. Census Bureau data, creating renovation and modernization opportunities that generate both listing and buyer-side transactions.
| Housing Type | Units | % of Stock | Median Price | Annual Turnover |
|---|---|---|---|---|
| Single-Family Detached | 18,575 | 72% | $435,000 | 6.2% |
| Townhouse/Attached | 2,580 | 10% | $310,000 | 8.5% |
| Condo/Apartment (owned) | 2,065 | 8% | $245,000 | 9.8% |
| Multi-Family (2-4 units) | 1,290 | 5% | $385,000 | 4.2% |
| Mobile/Manufactured | 1,290 | 5% | $125,000 | 3.8% |
According to Greater Nashville Realtors data, condos and townhouses show the highest turnover rates (9.8% and 8.5% respectively) because these units serve as entry points for first-time buyers who typically trade up within 3-5 years. Single-family detached homes at 6.2% turnover generate the bulk of commission volume due to their higher price point.
The US Tech Automations platform tracks ownership tenure across Hendersonville's housing types, identifying homeowners approaching average sell timelines — enabling agents to initiate conversations before competing agents recognize the same opportunity.
Ownership Tenure Distribution
| Years Owned | % of Owners | Equity Position | Selling Likelihood |
|---|---|---|---|
| 0-3 years | 15% | Low-moderate | Very low |
| 3-7 years | 22% | Moderate | Low-moderate |
| 7-12 years | 25% | Significant | Moderate |
| 12-20 years | 20% | High | Moderate-high |
| 20+ years | 18% | Very high | Lifecycle-driven |
According to U.S. Census Bureau data, 63% of Hendersonville homeowners have owned for 7+ years, accumulating significant equity that enables trade-up or downsizing moves. The 18% who have owned 20+ years represent the highest-value farming targets — these homeowners often have $200,000+ in equity and are approaching retirement-driven transitions.
Neighborhood Demographics
| Neighborhood | Median HH Income | Median Age | Owner-Occupied | Median Home Price | Character |
|---|---|---|---|---|---|
| Indian Lake Area | $105,000 | 38 | 72% | $525,000 | Premium retail/residential |
| Lakeside (Old Hickory) | $92,000 | 48 | 82% | $585,000 | Waterfront established |
| Sanders Ferry/Durham Farms | $95,000 | 36 | 78% | $465,000 | Master-planned new |
| Drakes Creek Area | $82,000 | 42 | 75% | $420,000 | Established family |
| Saundersville Road | $68,000 | 44 | 70% | $365,000 | Mature suburban |
| Long Hollow Pike | $72,000 | 40 | 65% | $375,000 | Mixed commercial/residential |
| New Shackle Island | $65,000 | 38 | 62% | $340,000 | Transitional/starter |
| Downtown/Main Street | $58,000 | 45 | 55% | $295,000 | Historic/walkable |
According to U.S. Census Bureau data, Hendersonville's neighborhoods span from the premium Indian Lake area ($525,000 median, $105,000 income) to the transitional New Shackle Island corridor ($340,000 median, $65,000 income). This $230,000 price range within a single city creates natural move-up pathways that farming agents can track and capitalize on.
The demographic contrast between Hendersonville's lakeside communities (median age 48, 82% owner-occupied) and its newer developments like Durham Farms (median age 36, 78% owner-occupied) illustrates a generational shift — younger families moving into planned communities while established homeowners age in lakefront properties, according to U.S. Census Bureau data. Both groups generate transactions but require fundamentally different farming approaches.
Which Hendersonville neighborhoods have the highest homeownership rates? The Lakeside/Old Hickory area leads at 82% owner-occupied, followed by Sanders Ferry/Durham Farms at 78% and Drakes Creek at 75% according to U.S. Census Bureau data — all strong farming candidates due to high ownership stability and equity accumulation.
Market Activity by Demographic Segment
| Buyer Segment | % of Purchases | Median Price | Avg Down Payment | Primary Neighborhoods |
|---|---|---|---|---|
| First-Time Buyers | 24% | $325,000 | 6% | New Shackle Island, Downtown |
| Move-Up Families | 30% | $435,000 | 15% | Drakes Creek, Saundersville |
| Nashville Relocators | 18% | $465,000 | 20% | Durham Farms, Indian Lake |
| Downsizers/Retirees | 15% | $380,000 | 40% | Lakeside condos, townhomes |
| Investors | 8% | $295,000 | 25% | Downtown, Long Hollow |
| Military/VA Buyers | 5% | $355,000 | 0% | Various |
According to Greater Nashville Realtors data, move-up families represent the largest buyer segment at 30% of purchases, typically trading from starter homes in New Shackle Island or Saundersville Road to family properties in Drakes Creek or Durham Farms. Nashville relocators at 18% drive demand for newer construction, particularly in master-planned communities like Durham Farms.
| Seller Motivation | % of Sales | Avg Tenure | Avg Equity | Typical Next Move |
|---|---|---|---|---|
| Upsizing/Growing Family | 28% | 5.8 years | $85,000 | Larger Hendersonville home |
| Downsizing/Empty Nest | 22% | 16.2 years | $195,000 | Condo/townhome locally |
| Job Relocation | 18% | 4.5 years | $55,000 | Out of market |
| Retirement/Estate | 14% | 22.5 years | $250,000+ | Senior housing/family |
| Financial/Divorce | 10% | 7.8 years | $95,000 | Rental/smaller home |
| Investment Exit | 8% | 8.2 years | $120,000 | Portfolio rebalance |
According to Greater Nashville Realtors data, downsizing and retirement sellers combined represent 36% of Hendersonville sales with average equity of $195,000-$250,000+ — these high-equity transactions generate the largest commissions and are most responsive to personalized farming outreach that acknowledges their lifestyle transition.
School District Demographics
| School | Enrollment | Rating | Boundary Median Price | Buyer Demand |
|---|---|---|---|---|
| Hendersonville High | 1,850 | 7/10 | $425,000 | Strong |
| Beech High | 1,400 | 7/10 | $410,000 | Strong |
| Station Camp High | 2,100 | 8/10 | $445,000 | Very strong |
| Pope John Paul II (Private) | 650 | 9/10 | $520,000 | Premium |
| Ellis Middle | 1,100 | 7/10 | $395,000 | Moderate |
| Knox Doss Middle | 950 | 7/10 | $415,000 | Strong |
| T.W. Hunter Middle | 1,050 | 8/10 | $435,000 | Very strong |
According to Sumner County Schools data, the Station Camp High School zone commands the highest boundary median price at $445,000, reflecting the newer Durham Farms and Sanders Ferry developments. School zone content is a proven farming differentiator — agents who provide enrollment data, boundary maps, and performance comparisons position themselves as essential resources for family buyers relocating from Nashville.
What schools serve Hendersonville TN? Sumner County Schools operates all public schools in Hendersonville, with three high school zones (Hendersonville, Beech, and Station Camp) rated 7-8 out of 10 according to GreatSchools data. Pope John Paul II Preparatory provides a private alternative rated 9/10.
How to Farm Hendersonville Using Demographics
Map your farm to demographic clusters rather than arbitrary geographic boundaries. Hendersonville's neighborhoods have distinct income, age, and ownership profiles — farming the Lakeside area (median age 48, $92K income) requires different messaging than Durham Farms (median age 36, $95K income) according to U.S. Census Bureau data.
Target the 63% of homeowners with 7+ years of tenure for equity-driven outreach. These homeowners have accumulated significant equity but may not realize their home's current value. Monthly equity position updates showing specific dollar amounts generate response rates 3-4x higher than generic market reports.
Build a downsizer pipeline from the 32% of residents aged 55+. Hendersonville's older demographic concentration creates predictable transition patterns — retirement, empty nest, health changes — that farming agents can anticipate with appropriate content timed to typical trigger events.
Create school zone comparison content for each of Hendersonville's three high school boundaries. Station Camp zone commands a $35,000 premium over Hendersonville High zone according to Greater Nashville Realtors data — content that quantifies this difference attracts family buyers and positions you as the school district expert.
Segment first-time buyer outreach to the $325,000 price point. The 24% first-time buyer segment concentrated in New Shackle Island and Downtown creates a pipeline of future move-up sellers. Farming these buyers early builds relationships that generate repeat transactions within 3-7 years.
Leverage Old Hickory Lake as your content differentiator. Lakeside properties command a 40% premium over comparable inland homes according to Greater Nashville Realtors data — create waterfront market reports, dock permit guides, and flood zone explainers that demonstrate expertise unavailable from generic farming content.
Track Nashville commuter patterns for relocation timing. The 14% professional/business services commuter segment relocates based on employer decisions and commute tolerance — SR-386 traffic updates, remote work policy changes, and Nashville employer announcements signal future demand shifts.
Monitor the Durham Farms and Sanders Ferry new construction pipeline. New home completions create dual opportunities — buyers purchasing new and sellers listing existing homes. Track permit data to identify upcoming inventory additions before they hit MLS.
Cross-reference Hendersonville demographics with Brentwood's agent guide and Gallatin's market data to understand the Sumner-Williamson buyer migration. Buyers priced out of Williamson County frequently land in Hendersonville's premium neighborhoods, creating a referral pipeline from Brentwood and Franklin agents.
Deploy automated demographic alerts through US Tech Automations to identify lifecycle transitions before they become listings. The platform monitors ownership tenure, age-based triggers, and equity thresholds to surface high-probability sellers — converting demographic intelligence into timed outreach that reaches homeowners months before competing agents.
USTA vs Competitor Platform Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Demographic Segmentation | ✅ Census-integrated | ⚠️ Basic filters | ⚠️ Limited | ❌ No | ❌ No |
| Ownership Tenure Tracking | ✅ Per-property | ❌ No | ❌ No | ❌ No | ❌ No |
| Lifecycle Transition Alerts | ✅ Automated | ❌ No | ❌ No | ❌ No | ❌ No |
| School Zone Analytics | ✅ Boundary-level | ❌ No | ❌ No | ❌ No | ❌ No |
| Multi-Channel Farming | ✅ Mail+Email+Digital | ⚠️ Email only | ⚠️ Email+SMS | ✅ Digital+Email | ⚠️ Email+SMS |
| Equity Position Tracking | ✅ Per-homeowner | ❌ No | ❌ No | ❌ No | ❌ No |
| Demographic Heat Maps | ✅ Neighborhood-level | ⚠️ Market-wide | ❌ No | ❌ No | ❌ No |
| Starting Price (Monthly) | $149 | $499 | $750+ | $295 | $69 |
According to G2 and Capterra reviews, US Tech Automations provides the most comprehensive demographic-driven farming tools for markets like Hendersonville where age, income, and tenure patterns directly predict transaction timing — enabling agents to replace reactive farming with proactive, data-informed outreach.
Frequently Asked Questions
What is the population of Hendersonville TN?
Hendersonville's population is approximately 61,000 as of 2025 according to U.S. Census Bureau estimates, making it the largest city in Sumner County and the 11th largest in Tennessee. The population has grown 12.8% since the 2020 Census count of 54,068.
What is the median household income in Hendersonville TN?
The median household income is approximately $78,000 according to U.S. Census Bureau data, positioning Hendersonville 8% above the Nashville metro median of $72,000 and 31% above the Tennessee state median of $59,700.
How does Hendersonville compare to Mount Juliet demographically?
Hendersonville has a larger population (61,000 vs 42,000) but slower growth (2.1% vs 5.5%) and older median age (40.5 vs 36.8) according to U.S. Census Bureau data. Mount Juliet attracts younger families to new construction, while Hendersonville's established neighborhoods serve a broader age range.
What percentage of Hendersonville residents own their homes?
Approximately 68% of Hendersonville households are owner-occupied according to U.S. Census Bureau data, exceeding the Nashville metro average of 62%. The lakeside neighborhoods reach 82% homeownership, while the downtown area is 55%.
How many real estate transactions happen in Hendersonville annually?
Approximately 1,100 residential transactions close annually according to Greater Nashville Realtors records, generating an estimated $11.6 million commission pool. The $420,000 median sale price produces approximately $10,500 per buyer-side commission at prevailing co-op rates.
What are the top employers in Hendersonville TN?
Healthcare (18%), retail/hospitality (16%), and professional/business services (14%) are the largest employment sectors according to Bureau of Labor Statistics data. Hendersonville Medical Center, Indian Lake Village retail corridor, and Sumner County Schools are among the city's largest individual employers.
Is Hendersonville a good place for families?
Hendersonville's 22% under-18 population, three public high schools rated 7-8/10, and 68% homeownership rate create a family-friendly environment according to U.S. Census Bureau and GreatSchools data. The Station Camp High School zone is particularly popular with families, commanding the highest boundary median prices.
What is the average homeownership tenure in Hendersonville?
The average homeownership tenure is 11.2 years according to U.S. Census Bureau data, significantly longer than the Nashville metro average of 7.8 years. This extended tenure reflects Hendersonville's stability but also means agents must be patient — building relationships that convert over years rather than months.
How diverse is Hendersonville's housing stock?
Single-family detached homes represent 72% of Hendersonville's 25,800 housing units according to U.S. Census Bureau data, with townhouses (10%), condos (8%), multi-family (5%), and manufactured homes (5%) providing additional options across price points from $125,000 to $585,000+.
How can I use demographics to farm Hendersonville effectively?
US Tech Automations integrates U.S. Census Bureau demographics with property records and MLS data to identify homeowners approaching lifecycle transitions — retirement downsizers, empty nesters, and equity-rich long-tenure owners — enabling targeted farming campaigns that convert demographic intelligence into listing appointments.
Conclusion: Farm Hendersonville's Demographic Depth
Hendersonville's demographic profile reveals a mature, stable market with predictable transaction patterns — 61,000 residents, 68% homeownership, 11.2-year average tenure, and 32% of the population aged 55+ creating consistent downsizing and estate transactions. The $420,000 median home price and $78,000 median income produce sustainable demand across all buyer segments, from first-time purchasers in New Shackle Island to lakefront retirees on Old Hickory Lake.
The agents who capture the largest share of Hendersonville's $11.6 million commission pool are those who understand the market's demographic segmentation — targeting the right homeowners with the right message at the right lifecycle stage rather than blanket farming that ignores the fundamental differences between a 35-year-old Durham Farms family and a 60-year-old lakefront empty nester.
Ready to farm Hendersonville with demographic precision? Explore how US Tech Automations can integrate census data, ownership records, and lifecycle analytics to identify your highest-probability sellers across Sumner County — converting Hendersonville's deep demographic data into targeted farming campaigns that generate listing appointments before competing agents recognize the same opportunities.
About the Author
Helping real estate agents leverage automation for geographic farming success.
