Nashville satellite cities: property tax
How Metro rates and a separate city tax combine
Davidson County · Incorporated city within Metro Nashville
Belle Meade, Tennessee
A small city inside Nashville with its own zoning, overlay and tax
Belle Meade is an incorporated city inside Nashville and Davidson County, Tennessee, with 2,901 residents at the 2020 Census. It runs its own zoning with five districts, a citywide historic conservation overlay set up in 2019, and a permit for removing trees over 4 inches. Owners pay Metro’s rate plus a separate Belle Meade city tax.
In short: Belle Meade is a small incorporated city inside Nashville with five zoning districts, a citywide conservation overlay, and its own city property tax.
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Overview
Belle Meade at a glance
| Fact | Value | Source |
|---|---|---|
| Status | Incorporated city with a general law Manager-Commission charter. MTAS lists 1955 (11/01/1955); Wikipedia, a secondary source, gives 1938 as the incorporation year. The sources differ, so confirm the incorporation date | Notes 3, 2 |
| Government | Manager-Commission form; five commissioners | Note 4 |
| Population | 2,901 at the 2020 Census | Note 1 |
| Land area | About 3.07 square miles (2020 Census) | Note 1 |
| City services listed | Police, streets, sewer, stormwater, sanitation, building and zoning, and city court | Notes 6, 3 |
| Zoning districts | Estates A, Estates B, Residence A, Residence B and Residence C | Note 12 |
| Historic review | Citywide Conservation Overlay established in 2019; design guidelines adopted August 2022 | Note 16 |
| City property tax | $0.3011 after a cut from $0.50 in 2025 (unit not stated in the newsletter). The FY2027 city statement says no increase; the figure itself was not verified | Notes 8, 9 |
| Metro rate | General Services District $2.782 per $100 of assessed value for 2025, plus the satellite city’s own rate. Residential property is assessed at 25% | Notes 10, 11 |
See the Nashville satellite cities tax comparison. Nearby: Forest Hills, Oak Hill and Brentwood.
Setting
What is Belle Meade’s setting?
A small city with its own boards, a historic overlay and a tree permit, set inside Metro Nashville.
- The city has a Municipal Planning Commission, Board of Zoning Appeals, Historic Zoning Commission and Board of Building Code Appeals (Note 5).
- Belle Meade Boulevard meets Page Road at the main entrance to Warner Park, whose gates were built in 1930 and dedicated in 1932 (Note 22).
- Metro Parks says the Warner Parks together span more than 3,100 acres (Note 21).
- The Belle Meade Golf Links Subdivision Historic District was listed on the National Register on July 7, 2004. The park service records its location as Nashville, so confirm whether a given address is inside the city (Note 20).
Local rules
Which rules govern land in Belle Meade?
Belle Meade’s own Title 14 zoning ordinance applies. Ordinance 2024-14 adopted a new zoning ordinance and map, and Ordinance 2025-13 later amended a setback footnote (Note 14).
- The city has five zoning districts: Estates A, Estates B, Residence A, Residence B and Residence C (Note 12).
- A third-party mirror of the city code lists minimum lot areas from 20,000 square feet in Residence C to 200,000 in Estates A. That source is secondary, so confirm the figures against the city’s official code (Note 13).
- The city’s summary lists a floor area ratio of 0.17 for most districts and a city-wide maximum of 20,000 square feet of residence building area (Note 15).
- The Citywide Conservation Overlay requires Certificates of Appropriateness for demolition, new construction and additions, and the Historic Zoning Commission reviews exterior design, arrangement, texture and materials (Notes 16, 17).
- A permit is required to remove any tree over 4 inches in diameter (Note 18).
- The zoning map shows floodplain and floodway areas from FEMA panels (Note 19).
The city’s municipal code is hosted online (Note 23). The code text itself was not confirmed for this guide, so check each rule with the city’s Building and Zoning office.
Due diligence
What should you check before buying in Belle Meade?
| Check | Why it matters here | Source |
|---|---|---|
| City or Nashville address | Belle Meade is a city inside Metro. Confirm the parcel is inside city limits, because some nearby historic areas are listed under a Nashville location | Note 20 |
| Zoning district and floor-area limits | The district sets minimum lot area and building coverage, and the city caps residence building area. Ask Building and Zoning for the parcel’s district and limits | Notes 12, 15 |
| Overlay review before any exterior work | Demolition, additions and new construction need a Certificate of Appropriateness from the Historic Zoning Commission | Notes 16, 17 |
| Tree work | Removing a tree over 4 inches needs a permit | Note 18 |
| Flood status | Check the parcel on the city’s zoning map and on FEMA’s map service, and ask for any elevation certificate | Note 19 |
| Tax bill | Metro’s rate is billed by the Metro Trustee. The Trustee directs questions about Belle Meade’s city tax to the city, so confirm who bills the city tax and the current figures with both offices. Metro says satellite-city residents pay the General Services District rate | Notes 7, 8, 10, 11 |
This is a checklist, not advice. Confirm each item with the city, Metro Nashville and your attorney.
Comparison
How does Belle Meade compare with nearby places?
| Community | Setting | How it differs |
|---|---|---|
| Forest Hills | Satellite city in Davidson County | Not named by Metro’s Trustee as having a separate city property tax; Belle Meade is |
| Oak Hill | Satellite city in Davidson County | States it does not collect property tax; Belle Meade levies its own |
| Brentwood | City in Williamson County, just south | A different county, so a different assessor, trustee and rate |
Working with ABODE
How does ABODE help in Belle Meade?
In a small city with overlay review and a floor-area cap, the questions come before the offer: what can be changed, who must approve it and what the tax bill adds up to. ABODE International Realty LLC is licensed in Tennessee (Real Estate Firm 263936), and its Murfreesboro office lists Belle Meade as a service area. Conversations are private.
Keep reading
Which related guides should you read next?
Forest Hills
A city with ten zoning districts and a hillside overlay
Oak Hill
A city with six residential districts and a Radnor Lake Natural Area Impact Zone on its map
Brentwood
A city with its own zoning and a $0.19 city rate for 2026
Franklin
The county seat, with its own rate and a Franklin Special School District tax district
Questions
Belle Meade real estate: frequently asked questions
Is Belle Meade a separate city from Nashville?
Yes. Belle Meade is an incorporated city inside Metropolitan Nashville and Davidson County, with its own commissioners, zoning and city tax. It had 2,901 residents at the 2020 Census.
What zoning districts does Belle Meade have?
Five: Estates A, Estates B, Residence A, Residence B and Residence C. The city also caps residence building area at 20,000 square feet and sets floor area ratios by district. Confirm a parcel’s district and limits with the city’s Building and Zoning office.
What is the Citywide Conservation Overlay?
It is a historic zoning district established in 2019 and administered by the Historic Zoning Commission. It requires Certificates of Appropriateness for demolition, new construction and additions, and reviews exterior design, arrangement, texture and materials.
Do you need a permit to remove trees in Belle Meade?
Yes. Under Ordinance 2019-11, the city requires a tree removal permit for any tree over 4 inches in diameter. Confirm the current rules with the city before any tree work.
What property tax do Belle Meade owners pay?
Owners pay Metro Nashville’s rate, $2.782 per $100 of assessed value for the General Services District in 2025, plus Belle Meade’s own city tax, reported as $0.3011 for 2025. Residential property is assessed at 25% of appraised value. The Metro Trustee directs questions about Belle Meade’s city tax to the city, so confirm who bills it and the current figures with both offices.
Does ABODE International Realty work in Belle Meade?
ABODE International Realty LLC is licensed in Tennessee as Real Estate Firm 263936, and its Murfreesboro office lists Belle Meade among its service areas. Request a consultation to discuss a purchase or sale.
Private consultation
Request a private Belle Meade consultation
Tell us what you are weighing. An ABODE advisor replies privately. We aim to reply within one business day.
Sources and notes
- U.S. Census Bureau: 2020 Incorporated Places (TIGERweb). 2020 Census population 2,901. The Tennessee State Data Center’s certified report lists the same figure. Checked October 5, 2026.
- Belle Meade, Tennessee (Wikipedia). Secondary source giving 1938 as the incorporation year. The city’s site states no incorporation year, and MTAS lists 1955, so the sources differ and 1938 is unconfirmed. Checked October 5, 2026.
- UT-MTAS: Belle Meade. Lists a general law Manager-Commission charter established in 1955, with the date 11/01/1955, and says the city provides garbage and sewer utilities. Checked October 5, 2026.
- City of Belle Meade (official site). City Manager-Commissioner government; five commissioners are elected to staggered four-year terms. Checked October 5, 2026.
- City of Belle Meade: boards and commissions. The Municipal Planning Commission, Board of Zoning Appeals, Historic Zoning Commission and Board of Building Code Appeals. Checked October 5, 2026.
- City of Belle Meade: departments and budget documents. The city lists police, streets, sewer, stormwater, sanitation, building and zoning, and city court. Checked October 5, 2026.
- Metro Nashville Trustee: property tax questions and answers. Names Belle Meade, Ridgetop and Goodlettsville as the only Davidson County cities with separate city taxes and directs residents of those three to contact their city offices. It also says all other city taxes are collected by the Metropolitan Trustee’s Office. Checked October 5, 2026.
- City of Belle Meade newsletter, August 2025. Reports the rate was cut from $0.50 to $0.3011. The newsletter does not state the unit; per $100 of assessed value is the Tennessee convention. It does not say who collects the tax and gives the City Recorder as the contact for tax bill questions. Checked October 5, 2026.
- City of Belle Meade: FY2027 budget. States no increase in property taxes. The adopted FY2027 rate figure was not confirmed, so it is not stated here. Checked October 5, 2026.
- Davidson County Property Assessor: tax rates and calculator. The General Services District rate for 2025 is $2.782 per $100 of assessed value; the Urban Services District combined rate is $2.814. The same page lists the residential assessment ratio as 25% of appraised value. Checked October 5, 2026.
- Metro Government Finance: FY26 revenue overview. Residents of the seven satellite cities within Metro pay the GSD rate plus the rate set by their satellite city. The text reviewed does not list the seven by name. Checked October 5, 2026.
- City of Belle Meade: map and zoning districts. Five districts: Estates A, Estates B, Residence A, Residence B and Residence C. Zoning map dated December 20, 2024. Checked October 5, 2026.
- Belle Meade zoning ordinance, Section 14-203 (third-party mirror). Secondary source. Minimum lot areas listed: Estates A 200,000 sq ft, Estates B 75,000, Residence A 70,000, Residence B 40,000, Residence C 20,000. Confirm against the city’s official code. Checked October 5, 2026.
- City of Belle Meade: Ordinances 2024-14 and 2025-13. Ordinance 2024-14 adopted a new zoning ordinance and map; 2025-13 later amended a front-yard setback footnote. Checked October 5, 2026.
- City of Belle Meade: summary of changes to the new zoning ordinance. Floor area ratio of 0.17 for Residential A and B and Estates A and B, 0.225 for Residential C, and a city-wide maximum of 20,000 square feet of residence building area. Checked October 5, 2026.
- City of Belle Meade: Citywide Conservation Overlay design guidelines. A historic zoning district established in 2019 and administered by the Historic Zoning Commission; Certificates of Appropriateness are required for demolition, new construction and additions. Guidelines adopted August 2022. Checked October 5, 2026.
- City of Belle Meade: historic zoning and conservation overlay. The commission regulates exterior design, arrangement, texture and materials for compatibility. Checked October 5, 2026.
- City of Belle Meade: tree ordinance and removal permit. A permit is required to remove any tree over 4 inches in diameter, under Ordinance 2019-11. Checked October 5, 2026.
- City of Belle Meade: zoning map (December 20, 2024). The map shows floodplain and floodway areas from FEMA flood map panels. The city’s flood ordinance text was not reviewed. Checked October 5, 2026.
- National Park Service: Belle Meade Golf Links Subdivision Historic District. Listed July 7, 2004; about 43 acres; 140 contributing resources. The park service records its location as Nashville, so city-limit placement was not confirmed. Checked October 5, 2026.
- Metro Nashville Parks: Warner Parks. Edwin and Percy Warner Parks together span more than 3,100 acres. The 1980s-era National Register nomination gives a smaller acreage for an earlier scope. Checked October 5, 2026.
- National Park Service: Warner Park Historic District nomination. The park’s main entrance is at the intersection of Belle Meade Boulevard and Page Road; the gates were built in 1930 and dedicated in 1932. Checked October 5, 2026.
- Belle Meade Municipal Code (municipalcodeonline.com). The code is hosted at bellemeade.municipalcodeonline.com and linked from the city site. Checked October 5, 2026.