Sagewood is an active new-construction subdivision on the north side of Tullahoma, Tennessee, off Short Springs Road / Country Club Drive, sitting between the established Brookfield and Blantonwood neighborhoods and just minutes from Lakewood Golf & Country Club. It's built and marketed by Ole South, one of Tennessee's larger homebuilders, and developed by Allan Howard, a local developer behind several other Tullahoma subdivisions.
Jon Smith · Real Broker · 5.0 on Google (22 reviews) · RENE-certified negotiator
| Address | Sold Price | Sold Date | Beds / Baths | Sqft |
|---|---|---|---|---|
| 121 Sagewood Drive | $436,215 | Jun 1, 2026 | 3 bd / 3 ba | 2,136 |
| 2130 Nashville hwy | $1,150 | — | 3 bd / 2 ba | 1,800 |
Sagewood is an active new-construction subdivision on the north side of Tullahoma, Tennessee, off Short Springs Road / Country Club Drive, sitting between the established Brookfield and Blantonwood neighborhoods and just minutes from Lakewood Golf & Country Club. It's built and marketed by Ole South, one of Tennessee's larger homebuilders, and developed by Allan Howard, a local developer behind several other Tullahoma subdivisions.
The homes are all-brick (four-sides brick with masonry accents), in a mix of one- and two-level plans, three and four bedrooms, with a two-car garage, all kitchen appliances, and natural gas as standard, on roughly quarter-acre lots along sidewalk-lined streets. The grid above shows every home currently for sale in Sagewood straight from the local MLS, both finished spec homes and to-be-built plans; the rest of this page is the first-hand, buyer-side read a builder listing and a portal grid can't give you.
Here's what Ole South's own page and the builder aggregators won't tell you about Sagewood, because they're written to sell the homes, not to represent the person buying one. Three things actually make Sagewood its own animal in Tullahoma, and all three are useful when you're deciding.
First, it's the north-side Ole South community, and that location is a genuine convenience story, not marketing fluff. Sagewood sits off N. Washington and Short Springs Road, which makes it about the closest of Tullahoma's named subdivisions to the North Jackson Street corridor, where the town's grocery and big-box shopping actually lives (Kroger, Publix at Northgate, Walmart Supercenter, ALDI, and Lowe's are all a short drive up rather than across town).
If a five-minute grocery run matters to you, this side of town is hard to beat, and that's a real, checkable difference from Ole South's south-side community off Wilson Avenue.
Second, the product signature is all-brick. Ole South builds these as four-sides brick with masonry accents as the standard, not an upgrade, which is worth understanding when you compare a Sagewood home against a partial-brick or fiber-cement new build elsewhere in town on maintenance and long-term exterior cost.
And third, the ownership structure is a little different from a typical single-builder community: the land was developed by a local developer, Allan Howard, while Ole South builds and sells the homes. That's not a problem, but it means "who's responsible for what" (site work and drainage vs.
the house itself vs. the warranty) is worth having straight before you commit, and that's exactly the kind of thing I run down for a buyer.
None of that is in a portal's spec card or a "from $3-something" headline. The other thing a builder page can't publish is the one that matters most at the closing table: the model-home salesperson works for Ole South.
I come as your agent, I read the builder's purchase agreement line by line, get the warranty and the punch list in writing, watch the to-be-built timeline, and confirm the HOA reality and the exact school zone before you sign. That's the read this page is for.
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Sagewood sits on the north side of Tullahoma, off Short Springs Road / Country Club Drive, between the established Brookfield and Blantonwood subdivisions, reached from downtown via N. Jackson to N.
Washington (by Zaxby's) to Kings Lane and Short Springs. It's a new-construction community built and marketed by Ole South, one of Tennessee's larger homebuilders, and it's developed by Allan Howard, a local developer whose other Tullahoma subdivisions include Emerald Meadows, Copperas Creek, Woodridge Estates, Pinnacle Point, Woodlands, and Legacy Preserve, so it's worth knowing this is a two-party setup (local developer, Ole South as builder/seller), not a single-company community.
The homes are all-brick, four-sides brick with masonry accents as standard, in one- and two-level plans, three and four bedrooms, with a two-car garage and all kitchen appliances included; natural gas, sidewalks throughout, underground utilities, and a typical lot around a quarter acre are part of the plan, and a three-car garage or a covered outdoor living area are among the options. The plan sizes run from compact up past 2,500 square feet, ``
On phasing and size, the community was announced as a 98-lot subdivision, with a first phase of 60 lots and the balance to follow, `` Inventory comes two ways: move-in-ready spec homes that are finished or nearly finished, and to-be-built plans where you choose the lot and finishes and wait out a construction schedule, the live grid above shows whatever is currently listed. ``
On dues: Sagewood is a newer, planned Ole South community with sidewalks and shared street infrastructure, which is the kind of development that commonly carries a homeowners association with dues for that upkeep, but the exact dues and what they cover have to be confirmed on the specific listing and in the recorded documents, not assumed from the name (and searching "Sagewood HOA" mostly turns up unrelated communities in other states, so there's nothing local to take at face value). `` If you're comparing Sagewood against other developments in town, the Tullahoma subdivisions index lists them side by side (including its neighbor Brookfield Estates), and for new construction citywide the new construction page tracks the current builder inventory; if your question is more about areas by price and feel, the neighborhood guide maps the whole city.
Buying new in Sagewood isn't the same transaction as buying a resale, and the differences start before you make an offer, so here's what I confirm for you. First, the contract: a new build usually runs on the builder's own purchase agreement, not the standard resale contract, with a deposit schedule, contingencies, and a timeline written to protect the builder, I read it with you line by line, because more is negotiable than buyers assume.
Second, representation: the model-home salesperson works for Ole South, so I come to the table as your agent, and the builder customarily pays the buyer-agent commission, so having me review the deal, the lot, and the incentive typically costs you nothing (``). Third, and a little specific to Sagewood, the developer/builder split: because the land was developed by Allan Howard and the homes are built by Ole South, I make sure it's clear which party stands behind the site work, grading, and drainage versus the house and its warranty, so a question about the lot doesn't fall between two companies.
Fourth, the warranty and walkthrough: new homes here typically carry a first-year builder warranty on workmanship and systems, sometimes with longer structural coverage, we read exactly what's covered, and before closing we do a thorough walkthrough and a written punch list of anything unfinished, because a documented list is what actually gets fixed. Fifth, inspections still matter: "new" doesn't mean flawless, so I still recommend an independent home inspection, and on a to-be-built home, phase inspections (foundation, pre-drywall, final) catch issues while they're cheap to fix and still behind the walls.
Finally, the to-be-built timeline: a spec home closes on a real, near-term schedule like a resale, while a to-be-built plan runs months on a construction schedule, I get the builder's remedy in writing for a materials backorder or subcontractor delay before you commit to a closing date or a lease-end, and I flag that a construction loan and a rate-lock window can behave differently than on a finished home. The full step-by-step purchase process lives in the Tullahoma buying guide and the citywide new-build education is on the new construction page; this section is what's specific to committing in Sagewood.
I can also introduce local lenders early, including VA lenders for buyers headed to Arnold Air Force Base.
Sagewood's north-side spot is its everyday-convenience selling point, and unlike some of Tullahoma's subdivisions where the retail corridor is a drive across town, here it's genuinely close. Here's how the practical stuff lines up from this side of town.
The honest takeaway: Sagewood trades a bit of Arnold-AFB commute (versus the south-side communities) for being about the closest new-construction subdivision to Tullahoma's main shopping corridor. If a specific errand, a short base commute, or golf proximity is high on your list, I'll fold it into the search.
Sagewood is on the north side of Tullahoma off Short Springs Road / Country Club Drive, a short drive from the North Jackson retail corridor and downtown. On schools, Ole South lists Sagewood as served by Robert E.
Lee Elementary School, East Middle School, and Tullahoma High School, all Tullahoma City Schools, whose single high school is Tullahoma High. Attendance zones are drawn by address and can change, though, and a home just outside the city line can fall under a different district, so I confirm the exact zone for any specific Sagewood address before you rely on it, I don't take the school fields on a listing at face value.
I map the assigned schools for every Sagewood address on the Tullahoma schools page, which handles zones and boundaries; there are also dedicated reads on the Robert E. Lee Elementary zone and the East Middle zone if a school zone is driving your search.
For how the north side compares on commute, amenities, and feel against the rest of town, the neighborhood guide has the area-by-area read.
Yes, Sagewood is an active Ole South all-brick new-construction community on the north side of Tullahoma, and the grid above shows every home currently listed there straight from the local MLS, refreshed daily. Because it's a community that's still building and selling through its phases, inventory swings with the build cycle: on any given day it ranges from a few move-in-ready spec homes to just one or two, alongside to-be-built plans you can start from a lot.
The live count above is the honest read. If nothing finished fits today, tell me your must-haves and I'll set up a saved search plus pull the current Ole South availability sheet, so you hear about the next Sagewood home, spec or to-be-built, the day it's available.
Sagewood is a newer, planned Ole South community with sidewalks and shared street infrastructure, the kind of development that commonly carries a homeowners association with dues for that upkeep, rather than the no-HOA setup common on Tullahoma's older streets. But the exact dues and what they cover have to be confirmed on the specific listing and in the recorded documents, so I pull the plat and any HOA or covenant paperwork before you write an offer rather than trusting a headline.
If avoiding dues is your priority instead, you can filter straight to no-HOA homes across Tullahoma.
Sagewood is on the north side of Tullahoma off Short Springs Road / Country Club Drive, between the Brookfield and Blantonwood neighborhoods and minutes from Lakewood Golf & Country Club, a short drive to the North Jackson shopping corridor and downtown. Ole South lists the community as served by Robert E.
Lee Elementary, East Middle School, and Tullahoma High School, all Tullahoma City Schools, but zones are set by address and can change, so confirm the exact one for any home on the Tullahoma schools page. For how the north side compares on price and feel, see the neighborhood guide; for live prices and days on market, the market report.
All-brick new-construction homes by Ole South, four-sides brick with masonry accents as standard, in a mix of one- and two-level plans, three and four bedrooms, with a two-car garage and all kitchen appliances included, natural gas, and roughly quarter-acre lots on sidewalk-lined streets. Plan sizes run from compact one-level ranches up past 2,500 square feet, and a three-car garage or a covered outdoor living area are among the options on a to-be-built home.
Because it's active new construction, the base pricing and the exact plan lineup move with the market, so I keep dollar figures on the live grid above and the market report and pull the current Ole South sheet for you rather than quoting a number that goes stale.
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