Trying to choose between 12 South and Green Hills can feel like comparing two great versions of Nashville living. You might want walk-to-dinner convenience, a bigger backyard, or an easy commute. This guide breaks down housing, lot sizes, walkability, dining and shopping, commute dynamics, development trends, and everyday practicalities so you can pick with confidence. Let’s dive in.
12 South at a glance
12 South is an urban, highly walkable corridor centered on 12th Avenue South. You will find independent shops, cafés, bakeries, and bars with visible street life throughout the day and evening. Architecture includes early to mid‑20th‑century bungalows and cottages, plus infill townhomes and low‑rise condos. The vibe favors pedestrians, murals, and boutique retail.
Green Hills at a glance
Green Hills offers a more suburban feel south of central Nashville. It is anchored by defined shopping nodes, including a large regional mall and surrounding retail centers. Neighborhood streets are generally quieter than 12 South. You will see mid‑century ranch homes, larger single‑family builds, and newer luxury replacements.
Housing styles and lot sizes
12 South housing
Most homes in 12 South are small‑lot single‑family bungalows and cottages. You will also find duplexes, carriage houses, townhomes, and some condos. Infill is common, with modern townhomes and tear‑down and rebuild projects appearing on many blocks.
12 South lots and outdoor space
Lots are generally smaller with modest yards. Porches, patios, and compact backyards are typical. Outdoor living often means well‑designed small spaces rather than sprawling lawns.
Green Hills housing
Green Hills is predominantly single‑family detached homes on larger lots. The mix includes older mid‑century properties and newer, upscale replacements or custom builds. Near main retail areas, you will also find some condo and apartment options.
Green Hills lots and outdoor space
Lot sizes are more generous. Many homes have larger backyards, room for driveways and garages, and mature trees. Accessory structures are more feasible given the space.
Market dynamics to know
Both neighborhoods are high‑demand, premium markets within Davidson County. In 12 South, you often pay a higher price per square foot for central location and walkability. In Green Hills, you may find more total interior square footage and lot area at a similar or higher total price, depending on the property. 12 South sees strong infill and redevelopment, while Green Hills shows more single‑family retention with selective tear‑downs and upgrades.
Walkability and daily convenience
12 South walkability
Walkability is a hallmark of 12 South. Many daily errands, like coffee runs, dining, and specialty shopping, can be done on foot along the corridor. Sidewalks are active and the streetscape is designed to support pedestrians.
Green Hills walkability
In Green Hills, walkability concentrates around the mall and nearby shopping centers. Outside those nodes, the layout is more car‑oriented with longer distances between destinations. You can walk around the retail areas, then plan to drive to most other errands.
Everyday conveniences
In 12 South, you have easy access to independent cafés and specialty shops within blocks, and smaller supermarkets are a short drive away depending on your exact address. Green Hills offers larger grocery stores, big‑box retail, and a regional mall, which makes bigger shopping lists and bulk errands straightforward by car.
Parking and curbside reality
Street parking in 12 South is limited and competitive during peak dining and evening hours. Many homes have small driveways, and some have no off‑street parking. In Green Hills, off‑street residential parking is common, and retail centers provide large surface lots, which helps if you host visitors or own multiple cars.
Dining, shopping, and nightlife
12 South scene
Expect a strong lineup of independent restaurants, coffee shops, bakeries, cocktail bars, and curated boutiques. Brunch culture and casual evening dining drive a lively, local feel. The corridor attracts both residents and visitors.
Green Hills scene
Green Hills is anchored by larger retail destinations, including a major regional mall and national retailers. Dining includes sit‑down options, casual chains, and some higher‑end choices near shopping centers and hotels. Residential streets are generally quieter in the evenings compared with 12 South.
Commute and transportation
12 South commute
12 South is closer to downtown and central employment hubs such as Vanderbilt University and the core business district. From parts of the neighborhood, walking and biking are feasible. Driving times are typically shorter in off‑peak periods, with city traffic affecting peak travel.
Green Hills commute
Green Hills offers a short to moderate drive to downtown and major employers. Commute times are usually longer than from 12 South but remain reasonable for a suburban location. Access to major arterials and highways is convenient for regional trips.
Transit and mobility
Both neighborhoods are served by WeGo Public Transit bus routes that connect to downtown and other corridors. Route frequency and directness vary by line. Bicycle infrastructure tends to be stronger closer to downtown, and both areas are widely served by ride‑share and scooters in many spots.
Pro tip: Compare your actual rush‑hour commute by mapping specific employer addresses during your typical time window. If you plan to use the bus, review route maps and schedules for frequency and transfers. For biking, consult the latest bike route maps from the city.
Parks and outdoor feel
12 South has smaller pocket parks, streetscape seating, and a café culture that encourages time outside. Depending on your block, you are close to larger green spaces just to the north or east. Green Hills offers more residential green space, mature trees, and proximity to parks and greenways in the southern neighborhoods. Some retail areas include walkable paths and landscaped open space.
Safety and services snapshot
Both 12 South and Green Hills are within Davidson County and served by Metro Nashville Police. 12 South has busier sidewalks and higher pedestrian density, while Green Hills is quieter with lower nighttime foot traffic on residential streets. For the most current safety view, check recent crime maps and neighborhood‑level dashboards from the police department before you decide.
Development trends to watch
12 South continues to see active infill and redevelopment, including the replacement of smaller historic homes with townhomes or larger modern houses. Zoning overlays and historic‑preservation efforts can influence what gets built. In Green Hills, redevelopment is more selective in residential pockets, with larger replacements appearing over time, and targeted retail‑area projects around major shopping nodes.
Which neighborhood fits your lifestyle?
Choose 12 South if you want:
- High walkability with dining, coffee, and boutiques steps away.
- A lively street scene and casual nightlife.
- An easy‑care yard on a smaller lot.
- Shorter access to downtown and central employment hubs, with biking and walking options from some blocks.
Choose Green Hills if you want:
- More interior square footage and larger yards.
- Easy off‑street parking and guest access.
- Big‑box convenience and a regional mall for errands.
- Quieter residential streets and quick highway access for regional drives.
Both neighborhoods show strong demand and healthy resale potential. Micro‑location, lot size, property updates, and permitted additions can significantly affect value and appreciation. When you get serious, review recent comparable sales and inventory data from the local MLS to align your expectations with current conditions.
Quick comparison checklist
- Lifestyle and vibe: 12 South is urban and lively. Green Hills is suburban and quieter.
- Housing types: 12 South has bungalows, cottages, townhomes, and some condos. Green Hills is largely single‑family, from mid‑century homes to luxury replacements.
- Lot sizes: 12 South lots are smaller. Green Hills lots are generally larger with more mature trees.
- Walkability: 12 South has high pedestrian access along the corridor. Green Hills’ walkability centers on the mall and shopping nodes.
- Dining and shopping: 12 South emphasizes independent boutiques and cafés. Green Hills offers a regional mall, national retailers, and larger grocery access.
- Commute: 12 South is closer to central Nashville and bike‑friendly in places. Green Hills has slightly longer drives but strong arterial and highway access.
- Parking: 12 South has limited street parking. Green Hills has more off‑street and retail parking.
- Development: 12 South has strong infill activity. Green Hills shows selective re‑building and retail‑area redevelopment.
Action steps before you decide
- Pull recent median sale prices, days on market, and inventory from the local MLS for both neighborhoods.
- Compare rush‑hour commute times to your work address using your usual travel windows.
- Visit both neighborhoods at different times, such as weekday mornings, Saturday midday, and weekend evenings. Note noise, parking, and pedestrian activity.
- Review current crime maps and recent public safety reports from local authorities.
- Check parcel‑level records for lot sizes and tax assessments through the county property assessor.
- If you are considering short‑term rentals, review current city ordinances and permit requirements before assuming feasibility.
How Sarah helps you choose with confidence
You should feel certain about your choice, and that comes from clear data and on‑the‑ground insight. I pair boutique, concierge service with investor‑grade analysis to help you compare homes street by street. I can coordinate curated tours at multiple times of day, pull MLS comps and micro‑market trends, verify parking and access, and discuss renovation or addition potential.
If you are investing, we will evaluate rental strategy, renovation ROI, and 1031 exchange timing. If you are buying for lifestyle, we will map daily routines, from coffee runs to grocery errands and commute routes, so the fit feels effortless. When you are ready, reach out to schedule a personalized game plan with Sarah Butler.
FAQs
What is the biggest lifestyle difference between 12 South and Green Hills?
- 12 South is urban and walkable with a lively dining and boutique scene, while Green Hills is more suburban and quiet with larger retail centers and bigger residential lots.
How does parking compare in 12 South vs Green Hills?
- Parking in 12 South can be limited, especially during peak dining hours, while Green Hills typically offers off‑street residential parking and large retail lots for easy guest access.
Which area is better for shorter commutes to downtown Nashville or Vanderbilt?
- 12 South is generally closer to downtown and central employers, and parts of the neighborhood support biking or even walking, while Green Hills usually involves a short to moderate drive.
What home and lot types should I expect in each neighborhood?
- In 12 South, expect bungalows, cottages, townhomes, and some condos on smaller lots, while Green Hills is dominated by single‑family homes on larger lots, from mid‑century houses to newer luxury builds.
Are short‑term rentals allowed in 12 South or Green Hills?
- Nashville regulates short‑term rentals by zoning and permits, so you should confirm current rules and eligibility for a specific property before assuming STR potential.
