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    Leiper's Fork Modern Farmhouse Estate Title is generated by Realmo AI

    3636 Bear Creek Rd, Thompsons Station, TN 37179

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    For Sale
    $6,500,000

    Reimagined farmhouse on 11 acres with equestrian facilities.

    Type:Land or Vacant Lot
    Property size:
    6,000 SF
    Lot size:
    11.00 Acres
    Price / SF:
    $1,083/SF
    Added:
    Apr 30, 2026
    Days on Market:
    31
    Last Refresh:
    May 8 at 5:46 am

    Property Features for 3636 Bear Creek Rd

    General Information

    Standard status
    Active
    Size
    6,000 SF
    Lot size
    11.00 Acres
    Property subtype
    Land or Vacant Lot

    We can help!

    Listing Contact
    TOM SULLIVAN

    Listing agent TOM SULLIVAN

    Listing office COVEY RISE PROPERTIES LLC

    Listing date Apr 30, 2026

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of COVEY RISE PROPERTIES LLC

    HighLights

    • 11+ acre property in Leiper's Fork's Bear Creek Valley with a modern farmhouse, party barn, and covered riding arena.
    • Reimagined modern farmhouse features an open‑concept layout, floor‑to‑ceiling windows, and a main‑level primary suite with farm views.
    • Enjoy the outdoors with a newly constructed pool and spa, and an expansive screened porch with stone fireplace.
    • Versatile 2,304 sq ft party barn (currently a recording studio) with full kitchen, gathering areas, and sleeping loft.
    • 70’ x 110’ covered riding arena with ambient lighting suitable for equestrian activities, events, or large‑scale entertaining.
    • Additional structures include a three‑car attached garage and a separate 30’ x 40’ workshop with three roll‑up bays.

    Overview

    Located in the Bear Creek Valley of Leiper’s Fork, this modern farmhouse is set on over 11 acres. The property includes a wide front porch with views of the surrounding hills and pastures. The open-concept layout features floor-to-ceiling windows. The main-level primary suite includes a private porch and a spa-like bath with a soaking tub. The living room and kitchen flow into an expansive screened porch with a stone fireplace, overlooking the pool and spa. Upstairs, secondary bedrooms include a separate suite with its own entrance. The home spans approximately 4,460 square feet on the main levels, with an additional 1,518 square feet in the finished lower level and gym, bringing the total to nearly 6,000 square feet of living space. A 2,304-square-foot party barn, currently used as a recording studio, features a full kitchen, gathering areas, and a sleeping loft. A 70’ x 110’ covered riding arena with ambient lighting offers versatility for equestrian pursuits, events, or entertaining. Additional features include a three-car attached garage, a separate 30’ x 40’ workshop with three roll-up bays, multiple fenced pastures, and two lean-to sheds. This property is suitable as a private countryside retreat, a multi-generational estate, or a working hobby farm.
    Location Intelligence

    Current Use by Public Records

    Take The Reins Charitable Organization

    Suggested Use

    Building Supply Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Thompsons Station
    County
    Williamson
    State
    Tennessee
    Longitude
    -86.983086
    Latitude
    35.857002

    Nearby Similar for Sale

    • $6,750,000
      7,358 SF

      Thompson's Station Private Retreat

      54-acre estate with custom home, music studio, and guest cottage.
      4750 Columbia Pike, Thompsons Station, TN 37179
      View Details
    • $1,500,000
      2,474 SF

      Williamson County Mixed-Use Property

      2.4 acres in Williamson County with home/commercial building and shop.
      2611 Thompson Station Rd, Thompsons Station, TN 37179
      View Details

    FAQs

    What type of property is this?
    Horse & equestrian property - Reimagined farmhouse on 11 acres with equestrian facilities.
    Where is this horse & equestrian property located?
    The property is located at 3636 Bear Creek Rd Thompsons Station, TN.
    What is the asking price?
    The asking price for this property is $6,500,000.
    What are key features of this property?
    This property features: 11+ acre property in Leiper's Fork's Bear Creek Valley with a modern farmhouse, party barn, and covered riding arena.; Reimagined modern farmhouse features an open‑concept layout, floor‑to‑ceiling windows, and a main‑level primary suite with farm views.; **Enjoy the outdoors with a newly constructed pool and spa, and an expansive screened porch with stone fireplace.**
    (615) 709-6050
    We can help!
    Listing Contact
    TOM SULLIVAN
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    3636 Bear Creek Rd, Thompsons Station, TN 37179
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