Derryberry Estates

Derryberry Estates is a 180-home subdivision on 60 acres in Maury County (Ward 4), built by Ole South Properties between 2018 and 2020. It sits off Port Royal Road with quick access to I-65 via Saturn Parkway. Homes are Craftsman-style single-family residences ranging from $395K to $525K. The subdivision is fully built out and sold out from the builder — all purchases are resale. There's an HOA at roughly $564/year that covers sidewalks, a playground, and walking trails.

One thing to know upfront: Derryberry Estates has a split personality. The owner-occupied homes in Sections 1–3 were built and sold by Ole South. A separate 41-unit rental section within the subdivision is operated by Kinloch Partners as a build-to-rent community under the "DerryBerry Estates" brand. The rental homes are a distinct product — smaller floor plans, different management, different economics. This narrative focuses primarily on the owner-occupied sections.

History and Development

Ole South Properties — Tennessee's largest independently owned homebuilder, founded in 1986 by John Floyd out of Murfreesboro — developed Derryberry Estates across three sections between 2018 and 2020. Ole South has been ranked in Builder Magazine's Top 100 nationally (as high as #66 in 2022) and has received nearly 50 industry awards.

The subdivision sits on Derryberry Lane, a road that also hosts Marvin Wright Elementary School. The school land was donated by Dino Roberts, John Floyd (the Ole South founder), and Cornerstone Land Company when the school opened in 2006 — more than a decade before Derryberry Estates was built. So the school infrastructure was already in place when the subdivision went in, which is the opposite of the pattern you see in many newer Spring Hill developments where schools are playing catch-up to housing growth.

Ole South offered 12 floor plans ranging from 1,335 to 2,700 sq ft, all in the Craftsman tradition with varied exterior elevations. The subdivision sold out by late 2020, and Ole South's model home remained open by appointment to serve their next Spring Hill project — Brandon Woods, which launched in early 2021.

The Kinloch Partners rental section was announced in mid-2019. Bruce McNeilage, the CEO of Kinloch Partners, has spoken publicly about the build-to-rent model — acquiring builder inventory and converting properties to single-family rentals. The DerryBerry Estates rental section includes 41 homes with 3–4 bedrooms, renting in the $2,300–$2,500/month range.

Location and Access

Derryberry Estates is on the west side of Spring Hill, off Port Royal Road — one of the primary commercial and residential corridors in the city.

Key distances and access points:

• Port Royal Road — primary access
• Saturn Parkway/I-65: Close. Saturn Parkway connects to I-65 at Exit 53, roughly 5–10 minutes from the subdivision
• I-840: Accessible within 10–15 minutes
• Franklin: Approximately 20 minutes north
• Downtown Nashville: About 35 miles, 40 minutes without traffic

Streets in the subdivision: East Coker Way, West Coker Way, Karis Drive, and Turney Lane.

Nearby landmarks:

• Marvin Wright Elementary School — on Derryberry Lane, essentially adjacent
• The Crossings of Spring Hill — retail and dining nearby
• Harvey Park — 4001 Miles Johnson Parkway (playground, walking/bike trails, pavilions)

The Port Royal Road location is both an advantage and a trade-off. You're closer to retail, dining, and the highway than neighborhoods deeper in the residential grid. But Port Royal Road carries real traffic, especially during commute hours, and the corridor is getting busier as Spring Hill grows.

Homes

All owner-occupied homes are single-family detached, built by Ole South between 2018 and 2020. Construction is slab foundation with fiber cement siding, vinyl siding, or stone/vinyl combination exteriors. The architectural style is Craftsman — clean lines, varied rooflines, front porches.

Size range: 1,314 to 2,282 sq ft based on recorded sales data (Ole South originally offered plans up to 2,700 sq ft)

Bedrooms: 3 to 4

Bathrooms: 2 to 3 (some plans include half baths)

Lot sizes: 0.16 to 0.25 acres. These are compact lots — standard for new construction in this price tier, but noticeably smaller than older subdivisions in Spring Hill.

Garages: Two-car attached, standard on all homes.

Styles: Cottage, traditional, and ranch designs. Many floor plans offer single-story living, which is a draw for buyers who want to avoid stairs.

Interior features (as built by Ole South):

• Stainless steel sinks
• Laminate countertops
• Birch cabinetry
• Cultured marble vanities in bathrooms
• Low E windows with screens
• R-13 wall insulation, R-38 ceiling insulation

The interior spec level is builder-grade — functional and clean but not upgraded. Many resale buyers will have already replaced countertops and fixtures. If you're buying resale, pay attention to what the current owner has improved vs. what's still original.

Pricing

The median of $430K positions Derryberry Estates in the middle of the Spring Hill market. Homes that move fast (25 median DOM) are priced right; the 46-day average suggests some listings sit longer due to pricing.

Amenities

Derryberry Estates has a modest but functional amenity set:

• Playground — community playground within the subdivision
• Walking trails — a trail system through the neighborhood
• Sidewalks — on all streets, connecting throughout the subdivision
• Underground utilities — no overhead power lines

No pool, no clubhouse, no tennis courts, no dog park. The amenity package is lighter than what you'll find in larger master-planned communities like Harvest Point or Campbell Station, but the sidewalks and walking trails are genuinely useful for daily life — especially for families with kids.

HOA

Derryberry Estates has an HOA. Based on available records:

Monthly dues: ~$45–$47/month Quarterly dues: ~$140/quarter Annual equivalent: ~$564/year One-time fee: $550 (reported at purchase)

The dues cover common area maintenance, playground upkeep, walking trail maintenance, and general subdivision management. At roughly $47/month, the fees are moderate for Spring Hill — lower than amenity-heavy communities but higher than bare-bones HOAs.

Schools

Derryberry Estates is zoned for Maury County Public Schools (MCPS).

Marvin Wright Elementary School

• Grades PK–4, approximately 605 students
• Student-teacher ratio: 15:1
• Niche grade: B
• Ranked #3 among Maury County elementary schools on Niche
• SchoolDigger: 4 stars (2023–2024)
• Test scores: 49% proficient in math, 54% proficient in reading
• Located at 4714 Derryberry Lane North — essentially adjacent to the subdivision
• Top 30% of all Tennessee public schools

Battle Creek Middle School

• Grades 5–8, approximately 727 students
• Student-teacher ratio: 17:1
• Niche grade: B-
• Test scores: 42% proficient in math, 29% proficient in reading
• Top 50% of Tennessee public schools

Spring Hill High School

• Grades 9–12, approximately 1,243 students
• Student-teacher ratio: 18:1
• Niche grade: C
• GreatSchools rating: 4/10
• Test scores: 19% proficient in math, 35% proficient in reading
• Graduation rate: ~85–92% (varies by source)
• AP participation rate: 15–20%
• Located at 1 Raider Lane, Columbia, TN 38401

The school picture is a mixed bag. Marvin Wright Elementary is the bright spot — a B on Niche with 49% math and 54% reading proficiency puts it well above the Maury County average. Being walkable to the subdivision is a major convenience factor for families with elementary-age kids. Battle Creek Middle is average. Spring Hill High School's C rating and 19% math proficiency are the weak link. Some families in this zone use private schools or look at open enrollment options.

Community Feel

Derryberry Estates is a newer subdivision that's fully occupied and settling into its identity. The homes are 5–8 years old — new enough that they don't need major maintenance yet, old enough that landscaping is filling in and the neighborhood looks lived-in rather than freshly built.

The compact lot sizes (0.16–0.25 acres) mean neighbors are close together. That's typical for this price tier and construction era, but if you're coming from a neighborhood with bigger lots, it's noticeable.

The build-to-rent section operated by Kinloch Partners adds a rental component that some buyers should be aware of. The rental homes are concentrated in one section and don't intermingled with the owner-occupied homes, but they're part of the same subdivision on paper. Kinloch reports near-100% occupancy and average tenant stays of 3–4 years, which suggests stable tenancy rather than high turnover.

The proximity to Marvin Wright Elementary gives Derryberry Estates a natural family orientation. Parents walking kids to school is a real daily occurrence here, which creates organic neighborhood interaction.

Honest Pros and Cons

Pros

• Newer construction (2018–2020) — homes are 5–8 years old, meaning lower near-term maintenance costs vs. older subdivisions. No roof or HVAC replacements due yet.
• Established builder — Ole South is Tennessee's largest independently owned builder with nearly 50 industry awards. They've been in business since 1986.
• Walkable to Marvin Wright Elementary — the school is on Derryberry Lane, adjacent to the subdivision. A Niche B-rated school you can walk to is a real selling point.
• Sidewalks, walking trails, and playground — functional daily-use amenities that matter for families.
• Good highway access — Saturn Parkway to I-65 in about 5–10 minutes.
• Underground utilities — cleaner streetscape, no overhead lines.
• Moderate HOA — ~$564/year covers real amenities without being excessive.
• Single-story options available — multiple ranch floor plans, which broadens the buyer pool.

Cons

• Compact lot sizes (0.16–0.25 acres) — neighbors are close. Not much private outdoor space compared to older Spring Hill subdivisions.
• Maury County schools at the middle and high school level — Battle Creek Middle is average, Spring Hill High School is below average (C on Niche, 19% math proficiency).
• Builder-grade interior finishes — laminate countertops, cultured marble vanities. Functional but not premium. Check what the seller has upgraded.
• Build-to-rent section — 41 rental homes managed by Kinloch Partners within the subdivision. Stable tenancy reported, but some buyers prefer 100% owner-occupied neighborhoods.
• Fiber cement and vinyl exteriors — lower maintenance than wood, but less durable long-term than brick. Some homes in nearby subdivisions (like Brandon Woods) come with four-sides brick at similar pricing.
• No pool or clubhouse — the amenity package is practical but not extensive.
• Port Royal Road traffic — the access road carries increasing traffic as Spring Hill grows.

Last updated: April 2026

Sources: Nashville Home Guru, Ole South Properties, Kinloch Partners, Nashville MLS, Neighborhoods.com, Apartments.com, Niche.com, GreatSchools, PublicSchoolReview, Trulia, Elizabeth Leanza Synergy Realty, WKRN News