302 Sam Houston Cir | For Sale — Governors Crossing, Clarksville TN

Gallery

Property Views

Twilight

Twilight front elevation (virtual dusk)

Exterior

Front elevation — townhome

Exterior

Front elevation (angle)

Exterior

Front elevation & resident parking

Exterior

Front elevation & driveway

Exterior

Covered front entry

Exterior

Covered entry — unit 302

Exterior

Building exterior — side view

Exterior

Governors Crossing entrance monument

Exterior

Governors Crossing community entrance

Living

Entry foyer into living room

Living

Living room — hardwood floors

Living

Living room & staircase

Living

Living room — natural light

Living

Great room

Living

Living area

Living

Dining room

Kitchen

Dining area open to kitchen

Kitchen

Kitchen — granite & dark cabinets

Kitchen

Kitchen — black appliances

Kitchen

Kitchen island

Kitchen

Kitchen — refrigerator & range

$Kitchen — sink & dishwasher$

Kitchen

Kitchen — sink & dishwasher

Kitchen

Kitchen — breakfast area

Kitchen

Breakfast nook

Kitchen

Breakfast nook — French doors to patio

Bath

Half bath (powder room)

Bedroom

Primary bedroom

Bedroom

Walk-in closet

Bath

Full bath — vanity

Bath

Bath — garden tub/shower

Bedroom

Bedroom — two windows

Bedroom

Bath

Bath — tub/shower

Bath

Full bath — vanity

Bath

Full bath

Interior

Laundry — washer/dryer hookups

Exterior

Rear exterior — patio & French doors

Exterior

Rear exterior — patio

Exterior

Rear exterior & green space

Exterior

Rear exterior & driveway

Exterior

Rear — townhome row & common area

Exterior

Rear building elevation

Community

Community pool

Community

Community pool

Community

Community pool

Community

Community pool

Community

Community pool

$Community pool & clubhouse$

Community

Community pool & clubhouse

Community

Community clubhouse — great room

Community

Community clubhouse — great room & fireplace

Community

Community clubhouse — great room

Community

Community clubhouse — living & kitchen

Community

Community clubhouse — living area

Community

Community clubhouse — kitchen island

Community

Community clubhouse — kitchen island

Community

Community clubhouse — island seating

Community

Community clubhouse — dining area

Community

Community clubhouse — great room

Aerial

Aerial — subject building marked (302)

Aerial

Aerial — community

Aerial

Aerial — townhome rows

Aerial

Aerial — community overview

$Aerial — rows & green space$

Aerial

Aerial — rows & green space

Aerial

Aerial — community & fields

Aerial

Aerial — community rows

Aerial

Aerial — area context

Community

Aerial — community w/ pool

Community

Aerial — community w/ pool

Community

Aerial — community w/ pool

Floor Plan

Both levels with room dimensions · 1,178 SF

Floor Plan

1st & 2nd floor layout

Section 01

37040 Market Context

Buyer’s

Market Type

Months Inventory

Sold-to-List

Median DOM

Metric (Condo / Townhouse, 37040)	Value	Trend	Read
Median Sold Price	$202,500	+1.25% MoM	Subject RVM sits right at the market median sold price
Median Active List Price	$259,900	+4% MoM	Pulled up by larger / 3-BR units in the segment mix
Median Estimated Value (May ’26)	$207,790	+0.4% MoM / −3.4% YoY	Segment values flat-to-soft over 12 months
Months of Inventory	7.86	−5.19% MoM	Supply tightening, still buyer’s-market territory
Sold-to-List Ratio	98.3%	−0.74% MoM	Sellers giving back ~1.7% off list on average

Source: NARRPR market trends for 37040 Condo/Townhouse/Apt., April–May 2026 (pulled 6/5/2026). The segment is technically a buyer’s market on inventory, but a well-presented, correctly-priced 2-BR townhome still trades at ~98% of list inside ~3 months.

Section 02

Data Cross-Reference

Data Point	Montgomery County	RPR (NARRPR)	Web Portals (same-bldg)	Status
Living SF	1,216	1,216	~1,200–1,275	Match
Lot Size	871 SF / 0.02 ac	871 SF / 0.02 ac	—	Match
Year Built	2014	2014	2014	Match
Bedrooms	Not carried	Not carried	2 (304/323/365/375/381/391)	Inferred*
Bathrooms	8 fixtures	8 fixtures	2.5 (identical units)	Inferred*
Property Type	Townhouse (MTH)	Townhouse (condo-platted)	Townhome	Match
Last Sale	$121,000 (2/28/18)	$121,000 (3/1/18)	—	Match
Estimated Value	$217,000 (appraised)	$202,670 (RVM)	—	$14.3K spread
Zoning	R-4 Multi-Family	R-4	—	Match
Flood Zone	—	X (unshaded)	—	Minimal
Garage	0	0	0 (assigned/open)	Match

Two open items. (1) Beds/baths are not carried in public record for this parcel; figures shown are inferred from the six identical Governors Crossing units on Sam Houston Cir (304, 323, 365, 375, 381, 391), all 2 BR / 2.5 BA per Redfin/Zillow — and the county’s 8 plumbing fixtures supports a 2-full + 1-half layout. Confirm via Realtracs or the seller before listing. (2) The county’s 2024 reappraisal ($217,000) runs ~7% above RPR’s market-driven RVM ($202,670); common post-reval — the RVM is the more market-accurate pricing figure.

Section 03

Valuation & Equity Position

$202,670

RVM® ($182.4K–$222.9K)

$217,000

County Appraised ’26

$167

Value / SF

2018 Basis: $121,000

Gain: +$81,670 (+67.5%)

Purchased 2/28/2018 — $121,000Current RVM — $202,670

Equity Scenario	Est. Loan Balance	Est. Equity	Assumptions
Free & clear (investor cash)	$0	~$202,670	Common for held investment townhomes
Financed at purchase*	~$92,300	~$110,300	90% LTV, 4.75% 30-yr, Feb 2018 origination
Working equity band	—	~$110K – $203K	Actual depends on deed/mortgage pull

Equity figures are Est*. No mortgage/CRS record was pulled, so the loan balance is unknown. The owner paid $121,000 in Feb 2018; the unit now carries an RVM of $202,670 — a gross gain of $81,670 (+67.5%), roughly 6.5% compound annual over ~8.25 years. Even fully financed, the owner holds an estimated $110K+ in equity. A Register of Deeds pull confirms the exact payoff floor.

Section 04

Comparable Activity & Pricing

37040 Condo/Townhouse — Last 12 Months	Closed (n=8)	Distressed (n=2)
Lowest Price / Est. Value	$198,000	$193,315
Median Price / Est. Value	$216,250	$200,773
Highest Price / Est. Value	$375,000	$208,230
Median Living Area	1,275 SF	1,206 SF
Median $/SF	$165	$167

$200,640–$203,072

$/SF Method ($165–167 × 1,216)

$209,900–$219,900

Suggested List Range*

~$205K–$216K

Likely Net @ 98% Sold-to-List

Read on pricing: Three independent methods converge near $200K–$217K — RVM ($202,670), $/SF method ($200.6K–$203K), and the closed-comp median ($216,250). For a clean, move-in-ready 2/2.5 unit, a list in the $209,900–$219,900 band is defensible, with the buyer’s-market segment likely settling near 98% of list. This is broker opinion, not an appraisal. The tightest comps are the identical same-building units on Sam Houston Cir — pull their exact closed prices and DOM from Realtracs to firm the number.

Section 05

Deed & Assessment History

Transfer Date	Book/Page	Grantor → Grantee	Type	Price
02/28/2018	1796/1042	DAPP Investments → Current Owner	Improved (Qualified)	$121,000
10/02/2013	1534/2105	The Crossings Development → DAPP Investments	Vacant lot	$150,000
08/15/2005	V1055/1674	H & M Properties → Crossings Development	Vacant (bulk)	$858,000

Tax Year	Total Appraised	Change	Note
2026 (current)	$217,000	—	Land $45K + Building $171K + Misc $1K
2024–2025	$217,000	+76.6%	2024 county-wide reappraisal
2019–2023	$122,900	+3.9%	2019 reval
2016–2018	$118,300	—	Pre-2019 baseline

Assessed value (25% residential ratio) = $54,250. The 2024 reappraisal lifted appraised value +$94,100 (+76.6%) in one cycle — the tax basis has fully caught up to market. Current-year tax dollars were not in the pulled reports; pull the live bill from the Montgomery County Trustee before quoting carrying cost. Source: Montgomery County Assessor (Stratum), updated 6/5/2026.

Section 06

Seller Intelligence & Opportunities

Why This Owner May Sell

Non-owner-occupant. Tax mailing address (Clarksville 37043) differs from the unit — investor-held / rental, not a primary residence.
~8-year hold. Acquired Feb 2018 from a builder/flipper (DAPP Investments). RPR shows “5–10 yrs owned.”
$80K+ unrealized appreciation with the tax basis already reset by the 2024 reval — a natural harvest / 1031 window.
Tightening inventory (7.86 → falling) gives a motivated seller a cleaner exit than 6 months ago.

Watch Items / Open Verifications

Beds/baths unconfirmed in public record — verify 2/2.5 via Realtracs or seller before marketing.
HOA dues unknown. Condo-platted with HOA-covered exterior/lawn/trash; confirm the monthly figure — it drives buyer affordability.
Buyer’s-market segment — condos sit longer than detached; price to the comp median, not the active-list median.
Loan payoff floor unknown — Register of Deeds pull confirms net-to-seller math.
If tenant-occupied — check lease term; a near-term lease end widens the buyer pool.

Positioning

302 Sam Houston Cir is a 2014-built, ~1,216 SF, 2-story Governors Crossing townhome (R-4, condo-platted) held since 2018 by an out-of-unit investor-owner. Public valuations bracket it tightly — RVM $202,670, county appraised $217,000 — with three pricing methods converging near $200K–$217K. The owner is sitting on roughly $80K+ of appreciation against a basis the 2024 reappraisal has already taxed up to market.

The prospecting angle writes itself: an investor with a fully-appreciated, low-leverage townhome in a segment where inventory is tightening. The pitch is a net-proceeds conversation — what the unit nets today vs. continued rental yield, with a 1031 exchange on the table to defer gain. Fast path to a firm number: county card ✓, RVM ✓, Realtracs same-building closed comps (open).

Section 07

Building & Parcel Detail

Building TypeTownhouse (MTH)

Year Built2014

Stories2.0

Living Area1,216 SF

Total Adj. Area1,224 SF

FoundationSlab / Cont. Footing

ExteriorVinyl/Alum Siding

RoofComp Shingle, Gable/Hip

Heat / CoolSplit — Packaged Unit

Fireplaces0

Patio88 SF (2014)

Parcel ID040G D 02400 H000

SubdivisionGovernors Crossing

Lot / Block302 / 6 · Dist. 06

Taxing District135 — Clarksville (city)

Flood ZoneX (unshaded)

City taxing district 135 = inside Clarksville city limits (city permits govern any structural/plumbing/electrical work). Owner of record is a private individual; identity withheld on this prospect-facing document.

Section 08

Location

Open in Maps: maps.google.com/?q=302+Sam+Houston+Cir

Section 09

At a Glance

302 Sam Houston Cir is a 2014-built Governors Crossing townhome — approximately 1,216 SF, 2 stories, 2 BR / 2.5 BA — in Clarksville, TN 37040, zoned for the sought-after Rossview schools (Elementary, Middle & High).

Low-maintenance living. The HOA ($185/mo) covers grounds maintenance, trash pickup, and the community pool & clubhouse. Inside & out: slab foundation, vinyl exterior, comp-shingle roof, a private rear patio, and assigned parking.

Move-in ready in Governors Crossing. Enjoy the neighborhood pool and clubhouse, quick access to Exit 8 shopping and dining, and an easy commute to Fort Campbell, downtown Clarksville, and I-24. Come see it in person — schedule your private tour below.

302 Sam Houston Circle

Property Views

37040 Market Context

Data Cross-Reference

Valuation & Equity Position

Comparable Activity & Pricing

Deed & Assessment History

Seller Intelligence & Opportunities

Why This Owner May Sell

Watch Items / Open Verifications

Positioning

Building & Parcel Detail

Location

At a Glance

The Lighthouse Home Team