12 South Homes for Sale: 820 Horner Avenue, a 1940 Cottage with a Detached Garage

820 Horner Avenue is one of the 12 South homes for sale that I would call an honest cottage. It was built in 1940, with about 1,092 square feet, three bedrooms, and one bath, on a lot with a long driveway and a detached one-car garage out back. What caught my eye was the potential. The attic has already been converted into a large third bedroom, there is a separate dining room next to the kitchen, and there is a stand-up crawlspace you can reach from inside the house. I'm Jason Gruner with Coldwell Banker Southern Realty, and I walk 12 South Nashville every week. At $850,000, this is a house for someone who values the location and the lot and is comfortable with a home that is lived in, not staged. Here is what I see.

820 Horner Avenue at a glance

Inside the home

The front door, with its small arched window, opens straight into a spacious living room with hardwood floors and good natural light. It is a comfortable, lived-in room, the kind that shows you how the house works day to day. The listing calls it spacious, and for a cottage of this size, I agree.

Off the living room is a separate dining room, right next to the kitchen. A true dining room is something a lot of open-plan renovations remove, so it is nice to see one here. The kitchen has wood cabinets and a practical layout. It is original in feel, which means a buyer can decide how far to take an update rather than paying for someone else's choices.

The attic has been converted into a large third bedroom. It runs the length of the house under the roofline, with a stair railing at the top, and it gives you real flexibility: a bedroom, a studio, or a long home office. There is one full bath. The stand-up crawlspace is also worth mentioning. You can get to it from inside the house, which makes it useful for storage and makes it easier to get at plumbing or mechanicals if you ever need to. For buyers thinking long term, a cottage with a converted attic and good access underneath gives you room to plan.

Outdoor space and the lot

The lot is the part of this property I would spend the most time on. A long paved driveway runs from the street along the side of the house back to a detached one-car garage. Behind the house is an open lawn with mature trees at the back, room for a garden, and space to spread out. The garage itself can be parking, storage, or a workshop. In a neighborhood where many homes have tight lots and street parking, a long driveway and a garage are real everyday advantages. The front yard is a wide lawn with the house set back from the street, which gives it a quieter feel than houses that sit right on the sidewalk.

Why Horner Avenue works in 12 South

Horner Avenue Nashville sits on the southeast side of the area my 12 South search covers. By my map check, 820 Horner is about two-thirds of a mile from Sevier Park in a straight line, and about the same distance from the heart of the 12th Avenue strip around the 2700 block, where the "I Believe in Nashville" mural is. That makes the park, the Tuesday farmers market, and the shops a reasonable walk or a short bike ride. The street itself is residential, with a mix of older cottages and newer, taller homes nearby.

Living in 12 South, one of Nashville's best neighborhoods

If you want to see what living in 12 South is like, stop by the 12 South Farmers Market on a Tuesday. It runs every Tuesday from 4 to 7 p.m., May through October, in Sevier Park. You will find locally grown produce, meats, dairy, baked goods, and handmade goods, plus live music and food trucks. The 2026 season is the market's 16th, and it wraps up in late October with a Halloween Harvest Festival. I like the Tuesday timing because it fits a workday. You can walk over after work, pick up dinner, hear some music, and be home in time to cook it. The rest of the week, the park's trails, playgrounds, and picnic shelters get steady use from neighbors. Small routines like that are why people call 12 South one of the best Nashville neighborhoods. It is not one big attraction. It is a lot of small, walkable things that fit into a normal week.

The 12 South market right now

As of October 16, 2026, my Realtracs "12 South" List view shows 85 homes for sale and 13 under contract (10 still taking showings and 3 not). Over the last three months, 40 homes closed. Recent sales averaged $1,253,462, with a median of $1,100,000, and spent an average of 30 days on market. Under contract means a buyer and seller have a signed agreement but the sale has not closed yet. These numbers move every week, so treat them as a snapshot, not a forecast. If you want every 12 South sale broken down, get my monthly report at 12southhomesreport.com.

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• Related: 2950 Vaulx Lane | 2112 Eastwood Avenue | How I price a 12 South listing

If 820 Horner Avenue is on your list, I'd be glad to walk it with you and talk through how it stacks up against recent 12 South real estate sales. Reach out here anytime. If you own a home nearby and are curious what it might sell for, I'm happy to put together a no-pressure comparison with this one and the latest sales.

Jason Gruner, REALTOR®, Coldwell Banker Southern Realty

Listed by Ashlee Kilpatrick | Haven Real Estate