Settlers Trace is an active, multi-phase new-construction subdivision on the south/southeast side of Tullahoma, Tennessee, reached off Ovoca Road (via Riley Creek Road) out toward Ovoca Lake. What sets it apart from a typical new-build neighborhood is lot size: homes here sit on larger lots, roughly a half-acre up toward two acres, with a platted average around a half-acre, so you're buying brand-new construction with real space and setbacks rather than a tightly-packed production layout.
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| Address | Sold Price | Sold Date | Beds / Baths | Sqft |
|---|---|---|---|---|
| 108 Settlers Trce | $639,900 | Jun 1, 2026 | 4 bd / 4 ba | 3,116 |
| 400 Settlers Trce | $495,000 | Jun 1, 2026 | 4 bd / 3 ba | 2,540 |
| 108 Settlers Trce | $642,000 | — | 4 bd / 4 ba | 3,116 |
Settlers Trace is an active, multi-phase new-construction subdivision on the south/southeast side of Tullahoma, Tennessee, reached off Ovoca Road (via Riley Creek Road) out toward Ovoca Lake. What sets it apart from a typical new-build neighborhood is lot size: homes here sit on larger lots, roughly a half-acre up toward two acres, with a platted average around a half-acre, so you're buying brand-new construction with real space and setbacks rather than a tightly-packed production layout.
The homes are mostly newer single-family houses put up by local custom builders, commonly four-bedroom and generously sized, and the newest phase is still building, with buildable lots available. The grid above shows every home currently for sale across all phases of Settlers Trace straight from the local MLS; the rest of this page is the first-hand, local read a portal listing, and an out-of-town blog, can't give you.
Here's what the pages ranking for "Settlers Trace" don't tell you. The portals give you a bare grid of listings, and their radius is loose enough that it pulls in homes from other subdivisions nearby.
The one "guide" that ranks is written by a Nashville-area brokerage, remotely, and it's thousands of words about Tullahoma's restaurants and economy that never answers the questions a real Settlers Trace buyer asks: who builds here, how big are the lots really, is there an HOA, and what does it cost to keep the covenants happy. I'm local, so let me answer the ones that actually matter.
The single thing that separates Settlers Trace from most new construction around here is the lot. Recorded lots run from about a half-acre up toward two acres, the platted average is roughly a half-acre, which in new-build terms is a lot of room.
That's the whole appeal: a brand-new house without your neighbor's window ten feet from yours, space for a shop or a real backyard, and setbacks that keep it that way. It's a specific buyer's sweet spot, someone who wants new construction and land, and doesn't want to choose between a cramped new subdivision and an older home on acreage.
The second thing is who's building and under what rules. Settlers Trace is a local, custom-built community, not a single national production builder stamping out one floor plan.
Local builders (Joey Craddock and Eastland Construction among them) have put up homes here, which means more variation house-to-house and, usually, more room to talk finishes on an unbuilt lot, but it also means you should know exactly who you're contracting with and what their standards are, because it isn't one corporate warranty desk. And the plat carries real recorded covenants, a minimum square footage to build, front/side/rear setbacks, underground utilities, which protect what the neighborhood looks like but also govern what you can put on your own lot.
Whether there's an active dues-collecting HOA on top of those covenants is a per-phase question I confirm from the recorded documents, never assume from the name (and I don't publish a dues figure I can't stand behind). That combination, larger lots, local custom builders, and covenants you'll actually live under, is the read a listing feed and a remote brochure both skip.
Settlers Trace sits on the south/southeast side of Tullahoma, reached off Ovoca Road and in via Riley Creek Road, out toward Ovoca Lake (37388, inside the city limits in Coffee County). It's an active, multi-phase new-construction subdivision, the newer phase (the MLS labels some inventory "Settlers Trace Phase III") is still building, with buildable lots available, while earlier phases are largely built out, so you'll see a mix of finished newer homes and open lots rather than either a brand-new blank slate or a fully settled resale street.
The defining feature is the lots. Recorded lots run from about a half-acre up toward two acres, with a platted average around a half-acre (roughly 25,000-plus square feet), noticeably larger than a typical new-construction subdivision, which is the reason a certain buyer chooses Settlers Trace over a denser new development.
The homes are newer single-family houses built by local custom builders, Joey Craddock and Eastland Construction are among those who've built here, commonly four-bedroom and generously sized (recent sold homes have run into the 2,400–3,100-plus-square-foot range), in current open-concept layouts. Because it's a custom / semi-custom community rather than one national production builder, expect real variation from house to house, and, on an unbuilt lot, usually more say over the plan and finishes.
On the HOA and covenants, be careful not to read a single answer off the name. The plat carries real recorded covenants, a minimum square footage to build, front/side/rear setbacks, and underground utilities, which is good news if you want the street's look and spacing protected, but it also governs what you can build and add on your own lot.
Whether there's an active, dues-collecting homeowners association on top of those covenants, and what any dues are, can vary by phase, so I confirm it from the recorded documents rather than assume it. Either way, I pull the recorded plat, covenants, and any HOA paperwork on the specific lot or home before you write an offer, so you know the real rules and any dues rather than trusting a listing headline.
If you're weighing Settlers Trace against other new communities and builders in town, the Tullahoma new-construction guide lines them up; the Tullahoma subdivisions index lists named developments side by side; and if your question is more about areas by price and feel, the neighborhood guide maps the whole city.
Day to day, the Ovoca side of Tullahoma trades a little distance from the main retail corridor for space and quiet, it's worth being honest about that geography. Tullahoma's big-box grocery-and-hardware spine is North Jackson Street on the north side of town, so the large corridor run is a drive across the city rather than around the corner; the trade for that is the larger lots and the proximity to Ovoca Lake.
Here's how the practical stuff actually lines up from this side.
The honest takeaway: Settlers Trace trades a few extra minutes to the North Jackson big-box corridor for larger lots and the Ovoca Lake side of town, with a close-in grocery option (Bob's Foodland) and an easy drive downtown. If a specific errand, a short base commute, or lake/park access is high on your list, I'll fold it into the search.
Buying a brand-new (or to-be-built) home on a larger lot is not the same transaction as buying a finished resale, and Settlers Trace adds a couple of wrinkles worth handling deliberately.
First, representation on a builder deal. If you buy through a builder or a lot here, the person you meet may be representing the builder or the seller, not you. Having your own agent, typically at no cost to you, since builder deals usually budget for it, puts someone on your side of the table to review the price, the lot, the plan, and the contract.
Loop me in before you sign or register with a builder, because how you're first registered can affect whether your agent can represent you.
Second, the covenants and the HOA, read them before the lot, not after. Because Settlers Trace has recorded covenants (a minimum square footage, setbacks, underground utilities) and a possible HOA that varies by phase, I pull the recorded plat and covenant documents up front so you know exactly what you can build and add, a shop, a fence, an outbuilding, a certain roofline, and what any dues cover, before you commit to a lot.
On a larger lot especially, the setbacks and the buildable envelope matter: they determine where the house and any future addition can actually go.
Third, the lot itself, the part a bigger homesite makes bigger. On a larger lot I check the practical things that a half-acre-plus brings: where utilities and the building envelope sit, drainage and grade across the lot, whether it's city sewer or septic, and any easements, because more land means more that can affect the build and the price.
On a to-be-built home I push for a pre-drywall inspection and a full inspection before closing, plus a walkthrough where we build the punch list; brand-new does not mean flawless, and a documented list is how issues get fixed.
Fourth, the builder and the contract. Since these are local custom/semi-custom builders rather than one national company, I want to know who you're contracting with, their track record, and exactly what their warranty covers, it isn't a single corporate warranty desk, so the specifics matter.
New-construction paperwork is typically the builder's own contract (deposits, change orders, allowances, delays, warranty) rather than the standard resale agreement, and we read it together before you sign. For financing, I can introduce local lenders (including VA, USDA, and THDA options) and, on a build, walk you through construction-to-permanent timing so your rate lock and your move line up.
Settlers Trace is on the south/southeast side of Tullahoma off Ovoca Road, near Ovoca Lake, which keeps it a straightforward drive to downtown and a reasonable commute to the Arnold Air Force Base gate, I'll map the actual drive time for any specific address. On schools, homes inside the Tullahoma city limits are served by Tullahoma City Schools, a district with a single high school, Tullahoma High School, and two geographically-split middle schools, East and West Middle.
Given the south/southeast location, Settlers Trace addresses generally read to East Middle School → Tullahoma High School, but the assigned elementary can differ by address and the exact zones are set by the district, so I confirm the specific elementary and middle zone for any Settlers Trace home rather than relying on a portal's guess (a couple of third-party sites list conflicting or outdated elementary names for this subdivision, which is exactly why I verify it with the district). I map the assigned schools for every Settlers Trace address on the Tullahoma schools page, which handles zones and boundaries; for how the Ovoca side compares on commute, amenities, and feel against the rest of town, the neighborhood guide has the area-by-area read.
Yes, Settlers Trace is an active, multi-phase new-construction subdivision on Tullahoma's Ovoca (south/southeast) side, and the grid above shows every home currently listed there across all phases straight from the local MLS, refreshed daily. Because it's still building out, on any given day you may see finished newer homes, homes under construction, and buildable lots, the live count above is the honest read, and it captures the whole community rather than a single phase.
If nothing fits today, tell me and I'll set up a saved search so you hear about the next Settlers Trace listing or lot the day it hits.
Mostly, yes, Settlers Trace is an active new-construction subdivision where the newest phase is still building, put up by local custom builders (Joey Craddock and Eastland Construction among them) rather than one national production company, with some established homes in the earlier phases. That means real variation house-to-house and, on an unbuilt lot, usually more say over the plan and finishes, but it also means knowing exactly who you're contracting with and what their warranty covers, which I help you confirm.
For the wider city-wide picture of who's building where, see the Tullahoma new-construction guide.
Larger than a typical new-build subdivision, that's the main draw. Recorded lots run from about a half-acre up toward two acres, with a platted average around a half-acre (roughly 25,000-plus square feet), so you're getting brand-new construction with real space and setbacks rather than a tightly-packed layout.
If a larger lot is the priority, that's the whole appeal here; you can also compare homes with acreage and larger lots across Tullahoma, and I'll confirm the exact lot size and buildable envelope on any specific Settlers Trace home or lot.
Settlers Trace has recorded covenants that apply, a minimum square footage to build, front/side/rear setbacks, and underground utilities, which protect the neighborhood's look and spacing but also govern what you can build on your own lot. Whether there's an active, dues-collecting homeowners association on top of those covenants, and what any dues are, can vary by phase, so it has to be confirmed from the recorded documents rather than assumed from the name.
I pull the plat, the covenants, and any HOA paperwork before you write an offer so you know the real rules and any dues, and I don't publish a dues figure I can't stand behind.
Settlers Trace is on the south/southeast side of Tullahoma, off Ovoca Road (in via Riley Creek Road) near Ovoca Lake, a straightforward drive from downtown and a reasonable commute to the Arnold AFB gate. Homes inside the city limits are served by Tullahoma City Schools, whose single high school is Tullahoma High School and whose middle schools split geographically (this side generally reads to East Middle); the assigned elementary can differ by address, so confirm the exact zone for any home on the Tullahoma schools page.
For how the area compares on price and feel, see the neighborhood guide; for live prices and days on market, the market report.
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