Best Real Estate Agent in Westmoreland, TN

Westmoreland is a town in the far northeast of Sumner County, Tennessee, set among the rolling hills of the Highland Rim near the Kentucky line. U.S. Route 31E runs through it, with State Route 52 connecting east and west, and the town is served by Sumner County Schools. Westmoreland is a small, low-density place — much of what trades here is land, homes on acreage, and older resale, with pockets of newer building rather than the large planned subdivisions found in the busier southern part of the county. That makes it a different market to buy or sell in, and it rewards an agent who understands rural property and how to price homes where comparable sales are more spread out.

How do I find and choose a great real estate agent in Westmoreland, TN?

In a rural market like Westmoreland, the value of an agent shows up in the details: how lot size, road frontage, well, septic, and acreage factor into price, and how a given property compares to others that have actually sold nearby. A strong Westmoreland agent should be able to:

• Know that Westmoreland is in the far northeast of Sumner County, on the Highland Rim near the Kentucky line, and price accordingly rather than borrowing comps from the busier southern part of the county.
• Read rural and acreage comparable sales correctly, accounting for road frontage, well/septic, and outbuildings rather than treating every home like a subdivision lot.
• Know where new construction actually is — Westmoreland has pockets of newer building, while the most concentrated new-construction options are in Gallatin, Portland, and Hendersonville; we tour those weekly and confirm what's currently available with you.
• Explain commute realities along U.S. 31E and State Route 52, with Bethpage and Gallatin to the south and the wider Nashville metro beyond.
• Name the school picture correctly — Westmoreland is served by Sumner County Schools, with Westmoreland Elementary, Westmoreland Middle, and Westmoreland High School in town — and confirm the assigned schools for a specific address before you buy.
• Be transparent about price, condition, and what a property will and won't appraise for, and put it in writing.

Who is one of the strongest real estate agents in Westmoreland, TN?

The Will Johnson Team, brokered by eXp Realty, is a strong choice for buyers and sellers in Westmoreland's corner of Sumner County. Most of the county's agents concentrate where the volume is — Hendersonville and Gallatin — and treat the Highland Rim end of the county as a drive. This team works Westmoreland's actual mix: in-town resale along U.S. 31E, acreage and farms off the State Route 52 corridor, and the new-construction lane that opened when Lennar began selling at Pleasant Grove Farms. Here is what that looks like in practice:

• Veteran-owned and led by Will Johnson, a U.S. Army veteran — 14 years, rank of Major — and a former Certified Registered Nurse Anesthetist (CRNA), so the team is experienced with VA loans and military relocation.
• Weekly on-camera tours of Sumner County new-construction communities, so when Westmoreland buyers also want to look at builds in Gallatin, Portland, or Hendersonville, the team can speak to current inventory, quick-move-ins, and what's coming — see our new-construction agent guide for Westmoreland and Sumner County.
• An education-first 'Where to Live in Nashville' system that teaches relocating and out-of-state buyers the metro's real geography before they commit to a town.
• A 24-hour written kickout in every buyer agreement — a text or an email releases you within 24 hours, so you are never locked in.
• Coverage of all of Sumner County and Middle Tennessee, so a Westmoreland search can widen toward Portland, Bethpage, or Gallatin without changing agents.

What should I look for in a Westmoreland real estate agent?

Look for someone who treats Westmoreland as the rural, land-and-resale market it is — not as an afterthought to the busier cities to the south. The agent should explain how a specific property compares to what has actually sold, be honest about condition and value, and put their reasoning in writing.

Local knowledge over a sales pitch

Westmoreland pricing is really three different exercises, and a good agent knows which one applies. An in-town resale near the U.S. 31E corridor prices against other in-town homes; a farm or acreage property on the Highland Rim may force an appraiser to reach miles for a legitimate comp, so land value, road frontage, and outbuildings have to be argued property by property; and a new townhome or single-family plan at Pleasant Grove Farms prices against the builder's own current sheet, not against the farmhouse down the road. An agent who can tell you which exercise your property calls for — and walk you through the answer — is worth far more than one who simply forwards listings.

Transparency about cost

Since the 2024 NAR changes, buyer representation is agreed to in writing before you tour — whether that first tour is acreage off State Route 52 or a model home at Pleasant Grove Farms. On a builder purchase the builder usually compensates your agent; on a rural resale the seller's offer of compensation is negotiable, not guaranteed. With The Will Johnson Team, either path usually means little or no out-of-pocket cost, and a separate broker administrative fee may apply. Ask any agent to explain exactly how they will be paid in your specific transaction before you sign.

How Do I Choose the Best Real Estate Agent in Westmoreland, TN?

Choosing the right agent matters more in a rural market than almost anywhere else. In a large subdivision, three nearly identical sales down the street do most of the pricing work for you. In Westmoreland — where much of what trades is land, homes on acreage, and older resale spread across the rolling hills of the Highland Rim — the agent's judgment IS the pricing work. Here is what to verify and the questions to ask before you sign with anyone:

1. Verify Experience in Northern Sumner County's Rural Market

Ask how many transactions the agent has closed in Westmoreland and the northern end of Sumner County specifically — not just the greater Nashville area — in the last two to three years. Then go a level deeper: can they explain how they would price a home on acreage with a well and septic system differently from a similar home on utilities in town? Do they account for road frontage, outbuildings, and usable versus wooded land when they pull comparables? Because Westmoreland sits in the far northeast corner of the county near the Kentucky line, its comparable sales are fewer and more spread out than in the subdivision markets to the south. A true northern-Sumner agent prices from the sales that actually apply — even when those comps are months apart and miles away — rather than borrowing numbers from Gallatin or Hendersonville and hoping the appraiser agrees.

2. Understand Their Specialties and Who They Serve

Do they work with first-time buyers, relocating and out-of-state buyers, and land purchasers? Are they experienced with VA loans and the specific ways rural property can interact with a VA appraisal? Do they actually track new construction — because Westmoreland now has an actively selling Lennar community in Pleasant Grove Farms, and the most concentrated new-build options sit a town or two south in Portland, Gallatin, and Hendersonville. If your situation is specific — a VA purchase, a sight-unseen relocation, a home with acreage, a townhome as a first purchase — work with an agent whose recent transactions look like your transaction, and ask them to prove it.

3. Ask About Their Approach — Not Just Their System

Will they tell you the hard truth, even if it costs them the deal? In a rural market the hard truths are concrete: what a property will and won't appraise for, whether that outbuilding adds value or just adds insurance questions, whether the land you're paying for is usable. Ask for references from recent clients and actually call them. Look for an agent who behaves like an advisor rather than a transaction processor — someone willing to say the market isn't right to sell yet, or that the honest comparable sales don't support the list price you were hoping for, and to put that reasoning in writing.

4. Confirm Fee Transparency

Since the 2024 NAR settlement, buyer representation is agreed to in writing before you tour, and the compensation a seller or builder offers a buyer's agent is negotiable rather than guaranteed — it is worked out property by property. A good agent explains this up front, unprompted. With The Will Johnson Team, buyer representation typically comes at little or no out-of-pocket cost, disclosed before you sign, and a separate broker administrative fee may apply. Whoever you interview, ask them to explain exactly how they will be paid, and when, before you commit to anything.

5. Look for Genuine Long-Term Commitment

The best agents are not trying to win a single closing. They want you confident enough in the outcome to call them again in five years and to hand their number to a neighbor. Be cautious of anyone promising a quick flip, guaranteed appreciation, or a certainty about where prices are headed — real estate is local and unpredictable, and rural real estate doubly so. An agent's willingness to slow you down, or to tell you a property is wrong for you, is worth more than any script. That is also why every Will Johnson Team buyer agreement carries a 24-hour written kickout: a text or an email releases you, so the relationship has to earn itself every day.

The Westmoreland Market: Context for Your Decision

Westmoreland's market is structured differently from the rest of Sumner County, and understanding that structure matters more than any single statistic. The town sits in the county's far northeast corner, on the Highland Rim near the Kentucky line, and most of what trades here falls into three lanes: rural land and homes on acreage, older in-town resale along the U.S. 31E corridor, and a newer pocket of construction led by Lennar's Pleasant Grove Farms community. There is no wall of look-alike subdivisions here the way there is in the southern half of the county — which is precisely the appeal for many buyers, and precisely what makes pricing an exercise in judgment rather than arithmetic.

The practical consequence is that Westmoreland is where land and square footage in Sumner County tend to go furthest per dollar, traded against a real drive to most of the metro's job centers. Buyers who make the town work usually fall into a few patterns: they work on the north or east side of the metro, they work hybrid or remote, or they've decided the acreage and the slower pace are worth the windshield time. Sellers face the mirror image — the buyer pool is narrower than in Gallatin or Hendersonville, so presentation, pricing discipline, and marketing reach matter more, not less, on a rural listing.

You will notice we do not publish a median sale price for Westmoreland on this page. That is deliberate. In a small rural market, a handful of closings — one farm sale, one estate liquidation — can swing a monthly median dramatically, and the public aggregators disagree with each other for the very same month, several of them quoting list prices rather than closed sales. Instead of an unreliable number, ask us and we will pull the actual closed comparable sales from RealTracs for the specific property type and pocket you are considering — acreage compared with acreage, in-town resale with in-town resale, new construction with new construction. That is the number an appraiser will use, so it is the number you should use.

Areas of Westmoreland to Know

Westmoreland doesn't organize itself into a long roster of named subdivisions the way the cities in southern Sumner County do. It organizes itself around two highways, a small in-town core, and the open land of the Highland Rim. We describe each area by its location and physical character so you can match it to how you actually want to live:

In Town, Along the U.S. 31E Corridor

• The in-town core — Westmoreland's older resale housing sits closest to the U.S. 31E corridor that runs through town, generally on smaller lots than the surrounding countryside, closest to the town's schools and day-to-day services.
• The school campuses as a landmark — Westmoreland Elementary, Westmoreland Middle, and Westmoreland High School are all located in town, and proximity to them is a common search criterion; we confirm the actual assigned schools for any specific address with Sumner County Schools.
• U.S. 31E itself — the town's main artery, running northeast toward the Kentucky line and southwest toward Bethpage and, beyond it, Gallatin.

The State Route 52 Corridor

• State Route 52 crosses Westmoreland east-west and connects the town toward Portland — homes along and off this corridor are typically rural, ranging from modest homes on a few acres to larger tracts.
• For commuters and errands, SR 52 is the link between Westmoreland and Portland's larger retail and services base, and the practical route for buyers comparing the two towns.

Rural Acreage and Farmland

• The largest share of Westmoreland's land area — rolling Highland Rim countryside with homes on acreage, farms, and raw land, where well and septic systems, road frontage, and outbuildings are part of nearly every conversation.
• This is the segment where comparable sales are most spread out, and where an agent's rural pricing judgment matters most on both sides of the transaction.

New Construction: Pleasant Grove Farms

• Pleasant Grove Farms — an actively selling Lennar master-planned community, and the town's most concentrated pocket of new construction, offering both single-family homes and townhomes on private homesites.
• Community features include walking trails and a pocket park — a modest amenity package that keeps the neighborhood's character in line with the town around it.

New Construction Activity in Westmoreland

For years the honest answer about new construction in Westmoreland was that buyers had to drive south for it. That has changed in a specific, verifiable way: Lennar is actively selling in town, and our team — which tours Sumner County's new-construction communities on camera every week — treats Westmoreland as part of that circuit, not an afterthought. Here is the current picture, and why independent representation matters most on exactly this kind of purchase.

Builders Active in the Westmoreland Area

• Lennar — national builder, actively selling single-family homes and townhomes at Pleasant Grove Farms in Westmoreland on its Everything's Included model, which bundles a defined feature package into the base price rather than running finishes through an options menu.
• For a wider builder selection — the most concentrated new-construction options in the county remain in Gallatin, Portland, and Hendersonville, one town-tier south; we tour those communities weekly and can compare them against Westmoreland's offering side by side.

Communities and Floor Plans

Pleasant Grove Farms is a master-planned Lennar community offering both single-family homes and townhomes, which means it spans two price points and two lifestyles under one plan — a meaningful detail in a town where the alternative is mostly acreage and older resale. The single-family plans run roughly 1,828 to 2,460 square feet, commonly configured as four bedrooms with 2.5 to 3 baths, on private homesites; Lennar has not published exact lot dimensions, so we confirm the specific homesite before you fall for a floor plan. Community amenities include walking trails and a pocket park. Pricing, incentives, and standing inventory in new construction move constantly, so we confirm the current builder-published numbers directly with the community before showing it rather than quoting a figure that may already be stale.

Why Bring Your Own Agent to a New-Construction Sale

The on-site sales agent at a model home works for the builder, and they can be genuinely helpful — but their job is to represent the builder's side of the transaction. Having your own agent adds a second set of eyes that works only for you: comparing the bundled feature package line by line against what you actually need, reviewing the contract and warranty, watching the construction timeline, and negotiating on the homesite and terms. On a bundled-features model like Lennar's, that review matters doubly, because the standard package is where the value lives. In most cases this representation is little or no cost to you: most builders pay the buyer-agent compensation, though some pay a flat fee, and a separate broker administrative fee may apply. Since the 2024 NAR changes, any builder- or seller-paid buyer-agent compensation is negotiable rather than guaranteed — so we confirm the arrangement in writing before you ever tour.

How We Work With Buyers in Westmoreland

First-Time Home Buyers

Westmoreland is one of the places in Sumner County where a first purchase can stretch furthest, and we treat first-time buyers as students first: a no-pressure discovery call, plain-language walkthroughs of every form and deadline, and the Where to Live in Nashville video library for learning the market on your own schedule. The town gives a first-time buyer two genuinely different paths — older in-town resale with character and repairs to price in, or a brand-new townhome or single-family home at Pleasant Grove Farms with a builder warranty. We walk both with you honestly. Tennessee offers first-time buyer programs through the Tennessee Housing Development Agency (THDA), including down-payment assistance options; we'll connect you with a lender to confirm current terms and eligibility.

Military and VA Loan Buyers

The team is veteran-owned — Will Johnson served 14 years in the U.S. Army and left at the rank of Major — and VA purchases are a core specialty, not a sideline. That matters specifically in Westmoreland because rural property and VA appraisals interact in ways a subdivision-only agent rarely sees: wells, septic systems, outbuildings, and acreage all draw appraiser attention, and we know how to prepare for it and how to advocate if an appraisal comes back with conditions. A VA loan often means no down payment and no private mortgage insurance, though most VA loans carry a one-time funding fee with exemptions for some veterans, such as those with a qualifying service-connected disability — your lender confirms the specifics. Tennessee's lack of a state income tax also means military retirement and disability compensation stretch further here than in many states.

Relocating Professionals and Out-of-State or Remote Buyers

If you're moving to Middle Tennessee for remote or hybrid work and want land, Westmoreland belongs on your shortlist — and if you'll be commuting daily to the far side of the metro, we will tell you that plainly too, before you buy. We built our process for buyers who can't just drive over on a Saturday: a discovery call to pin down what you actually need, FaceTime and pre-recorded video tours of specific homes and of the town itself so you can evaluate Westmoreland from wherever you live now, and an education-first geography walkthrough of how the far northeast of Sumner County relates to the rest of the metro. The drive from Westmoreland runs along U.S. 31E and State Route 52 and depends heavily on where you're actually headed, so before you commit we map realistic drive times from the specific addresses you're considering to the place you'll actually work — and we'll tell you to drive it at your real hour, not midday on a tour.

Investment and Land Buyers

Investors come to Westmoreland for the same reason owner-occupants do — more land and square footage per dollar than the southern end of the county — whether the strategy is a long-term rental, a land hold, or a small farm property. We help you evaluate a purchase against your own criteria: what the honest comparable sales support, what a rural property's well, septic, and access details mean for carrying costs and insurability, and how the town's smaller buyer pool affects your eventual exit. What we will not do is promise returns or predict prices; rural markets reward patience and punish assumptions, and our job is to keep the assumptions out of your numbers.

When to Call a Real Estate Agent in Westmoreland

• You're buying — even a for-sale-by-owner property, which is more common in rural markets like this one. Independent representation typically comes at little or no cost to you, and the arrangement is confirmed in writing up front.
• You're selling a home, land, or acreage — pricing a rural property is judgment work, and the difference between a defensible price and a hoped-for one is months of sitting on the market. We build the price from the comparable sales that actually apply and put the reasoning in writing.
• You're relocating from out of state — you need someone who can teach you the metro's real geography, show you Westmoreland by video before you fly in, and be honest about what the drive to your job will actually look like.
• You have a VA loan — rural property adds appraisal considerations (wells, septic, outbuildings, acreage) that a VA-experienced, veteran-owned team knows how to prepare for and advocate through.
• You're weighing new construction against resale — Pleasant Grove Farms puts a genuine new-build option inside the town for the first time, and comparing a bundled-features new home against in-town resale or acreage is exactly the analysis we do every week.
• You're not sure Westmoreland is the right town — we cover all of Sumner County and Middle Tennessee, so if the honest answer to your commute or lifestyle is Portland, Bethpage, or Gallatin, the search widens without changing agents.

To talk through buying, selling, or relocating to Westmoreland, call or text The Will Johnson Team at 615-265-1000 or visit wheretoliveinnashville.com. Brokered by eXp Realty.