Neighborhood guide · South Franklin
Berry Farms & South Franklin.
The newest side of the city, and the one still deciding what it is. Six hundred acres of Boyle's town center at exit 61, with a Publix, a biscuit line, three hotels, and Dave Ramsey's headquarters, ringed by the subdivisions that went up along Lewisburg Pike and South Carothers in the last twelve years. Nothing here is older than 2012. Most of it is still being built.
B-roll · coming soon
Neighborhood video. Ninety seconds of B-roll: the Friday farm stand at Town Center Park, the Biscuit Love line at nine, the Lockwood Glen lake, framing crews in Waters Edge, the Ag Expo arena at fair time, and the I-840 ramp at dawn. No narration.
01 · The place
A town center that is twelve years old, and a suburb growing around it.
The Berry family farmed this ground from the early 1800s, and three Civil War cavalry skirmishes crossed it along the Lewisburg Turnpike. Boyle Investment Company, the Memphis firm that had already built Meridian in Cool Springs, broke ground on 600 acres of it in 2011 and moved the first families in during 2012. The idea was Westhaven's, translated south: porches to the sidewalk, garages on alleys, and a town center you could walk to. The difference is that Boyle put the offices and hotels in first. Ramsey Solutions bought 47 acres in 2015 and opened a six-story, 204,000-square-foot headquarters in 2019. Three hotels followed. The Town Center apartments, 331 of them over 27,000 square feet of shops, finished in 2023. The Publix, Biscuit Love, and forty-odd storefronts fill in the ground floors.
Around it the south side of Franklin built out in a single decade. Lockwood Glen, about 500 homes on a lake off South Carothers from 2014, with Echelon as its smaller-lot annex. Stream Valley off Lewisburg Pike, eighteen phases and counting. Waters Edge at Highway 96, where fifteen of last year's thirty-three closings were built in 2025. Simmons Ridge, forty townhomes a year at a $475,000 median, the busiest entry point into the city. And on the far side of the interstate, SouthBrooke and St. Marlo selling new houses from about $945,000 on ground the city annexed in 2019.
What you are buying is the newest house in Franklin at the lowest price per foot for new, a real grocery store within a walk or a two-minute drive, and the only neighborhood in the city with an I-840 ramp. What you are not buying is shade, history, or a finished street.
Who moves here
Families who want a new house and Williamson County schools without the Westhaven premium. Commuters who work south or east, where I-840 turns a Murfreesboro or Columbia drive into a straight shot. Ramsey employees, who can walk. First-time Franklin buyers into Simmons Ridge and the Berry Farms condos. And a growing number of empty-nesters into the townhome and cottage sections, where the HOA mows.
What it is not
Established, quiet, or done. The trees are eight feet tall. Framing crews are on every edge, and the Chadwell side of the interstate is still mostly a plan. The town center is one block deep, and its marquee steakhouse closed in April 2026. Buy it for what it will be in 2032, and be honest about what it is now.
02 · The pockets
Six pockets, two high schools, a $1.5 million spread.
South Franklin is a town center and five subdivisions that happen to share an exit. Which one you pick decides your high school, your HOA, and whether you walk to Publix or drive. The rough geography, from the interstate outward:
| Where | What you find | Price band | |
|---|---|---|---|
| Berry FarmsThe town center and its residences | Both sides of Goose Creek Bypass at exit 61 | Flats over the shops, rear-alley townhomes, and porch houses from Celebration, Ford, and Regent, 2012–2020. Two pools, trails, bocce, a $281–$438 HOA. The walk-to-Publix pocket. Oak View, Legacy, Independence. | $395K flats · $828K townhomes · $1.08M houses |
| Lockwood Glen & EchelonAbout 500 homes | South Carothers Parkway, a mile from I-65 | A 12-acre lake, a saltwater pool, and seven builders from 2014 to 2025 in eleven numbered sections. Echelon is the 161-home annex with cottages from Mallard and Ford. The 233-acre Pearl Park is across the street. Trinity, Page, Page. | $570K–$1.45M · $804K median |
| Stream ValleyEighteen-plus phases | Off Lewisburg Pike, five minutes from the interstate | Cottages at 1,600 sq ft, core four-bedrooms at 2,200–2,750, and a few at 4,000-plus. Pool, clubhouse, fitness room, trails. Ryan Homes building the late phases. Oak View, Legacy, Independence. | $470K–$1.3M · $725K median |
| Waters EdgeGoodall Homes, 2016– | South Carothers at Hwy 96 East | Three products on one plan: townhomes ($575K median), courtyard cottages ($655K), and houses ($1M). Zero-entry pool with a splash pad, a canoe launch in the works. Trinity, Page, Page. | $510K–$1.18M · $720K median |
| Simmons RidgeRegent Homes, 2017–2023 | South Franklin, off Lewisburg Pike | Three-bedroom, 1,700-square-foot alley-loaded townhomes with a pool and wooded trails. Forty sold last year, 23 of them on day one. The cheapest new-ish address in Franklin. Trinity, Page, Page. | $440K–$495K |
| The Goose Creek sideSouthBrooke, St. Marlo, Goose Creek | West of I-65 along Lewisburg Pike and the bypass | Where the next ring is going up: Ford Classic and Insignia at SouthBrooke (205 sites, townhomes from $805K, houses to $1.7M), Signature at St. Marlo (from $1.17M, clubhouse and fishing pond), all-brick half-acre lots at Goose Creek from $1M. | $805K–$1.7M |
Sources: MLS closed sales by subdivision, trailing 12 months to spring and summer 2026 (nashvillehome.guru); builder price sheets for SouthBrooke, St. Marlo, and Echelon; Boyle and Lockwood Glen community descriptions. Bands are for choosing a pocket, not pricing a house.
03 · Homes & market
What a house costs, and what you get for it.
A new-construction market with new-construction behavior: builders set the price, resales sell a little under it, and a townhome at the bottom of the ladder goes under contract the day it lists. Read the tiers, and read the HOA line.
Sources: MLS closed sales by subdivision, trailing 12 months to spring and summer 2026, as compiled by nashvillehome.guru; 37064 zip-wide figures from the same (1,296 sales, $970,000 median, 37 days to contract). The zip runs from Westhaven to Berry Farms, so its median is the city's, not the south side's.
| Tier | What you get | Typical range |
|---|---|---|
| Flat over the shopsBerry Farms town center | 1–2 bed, 1,100–1,550 sq ft, balcony, elevator, assigned parking. The lowest sale in Berry Farms last year was $395,000. HOA $345–$438. | $395K–$585K |
| Entry townhomeSimmons Ridge | 3 bed, 2.5 bath, 1,670–1,715 sq ft, alley garage, 2021–2023. HOA about $199. Forty of them closed between $440,000 and $495,000. | $440K–$495K |
| Cottage & courtyard homeStream Valley, Waters Edge, Echelon | 1,450–2,260 sq ft on a twentieth of an acre. Stream Valley's nine cottage sales averaged $544,000; Waters Edge courtyard homes $655,000; Echelon's cottages $700,000. HOA $228–$374, exterior included. | $470K–$730K |
| Townhome, town centerBerry Farms, Lockwood Glen, SouthBrooke | 3–4 bed, 1,660–2,710 sq ft, main-level primary on many plans. Lockwood Glen's ran $517,500 to $804,000; Berry Farms' to $900,000; SouthBrooke's new ones $805,000 to $1.03M. | $520K–$1M |
| Subdivision houseWhere the median lives | 4–5 bed, 2,200–3,000 sq ft, alley or front garage, tenth to quarter acre. Stream Valley's core sales averaged $778,000; Lockwood Glen's houses a $904,000 median; Waters Edge's $1M. | $700K–$1.1M |
| Town-center house & new customBerry Farms, SouthBrooke, St. Marlo | 3,000–4,150 sq ft porch houses in Berry Farms to $1.93M; Ford Classic at SouthBrooke to $1.7M; Signature at St. Marlo from $1.17M; the top Lockwood Glen sale $1.45M. | $1.1M–$1.9M |
- Town-center porch houseDeep porch, lap siding or brick, garage on the alley, sometimes a carriage unit above it. Berry Farms 2012–2020; the closest thing to Westhaven south of Highway 96.
- Modern farmhouseBoard-and-batten, black windows, metal porch roof. The default in every phase built since 2018, from Stream Valley to St. Marlo.
- Brick traditional & Tudor revivalLockwood Glen's design code allows classical, Tudor, Victorian, Craftsman, and Federal. The Tudor and brick-Federal lots on the lake are the ones that hold value.
- Courtyard cottageGoodall's zero-lot-line plan at Waters Edge and the Mallard cottages at Echelon: a private side yard instead of a front one, single-level or story-and-a-half.
- Alley-loaded townhome rowRegent's three-bed plan at Simmons Ridge and the Lockwood Glen rows: two or three stories, rear garage, small patio, fiber-cement fronts.
- Flats over retailElevator buildings on the Berry Farms square with balconies over the street. The 331 Town Center units next door are rentals, not condos.
| Line item | Notes | 2026 rate or cost |
|---|---|---|
| Williamson County property tax | Assessed at 25% of appraisal. The county's in-city rate; $1.30 outside the city limits | $1.27 per $100 |
| City of Franklin property tax | Every pocket in this guide is inside city limits, including the annexed Goose Creek ground | $0.296 per $100 |
| Franklin Special School District | Not applicable. South Franklin is outside the FSSD boundary; K–8 is Williamson County Schools | $0 |
| Berry Farms HOA | Two pools, trails, parks, programming, architectural review | $281–$426 / mo house · $345–$438 attached |
| Subdivision HOA, house | Stream Valley $65–$90; Lockwood Glen median $153; Waters Edge $115; Simmons Ridge $89 | $65–$153 / mo |
| Subdivision HOA, attached | Adds exterior, roof, lawn. Simmons Ridge $199; Stream Valley cottages $228; Waters Edge $240–$286; Echelon and Lockwood townhomes ~$399 | $199–$399 / mo |
| New-construction extras | Lot premiums, design-center upgrades, and builder-preferred lender credits. Budget 5–10% over base | Varies |
Worked example on the $725,000 Stream Valley median: assessed $181,250. County $2,302 + city $537 = about $2,840 a year in property tax, plus roughly $900 in dues for a house. The same price in the FSSD would add about $1,230. Sources: Williamson County 2026 rates; City of Franklin FY26 budget; MLS HOA data by subdivision.
04 · The next ring
The city's growth is pointed here, on purpose.
Franklin's plan says so. Envision Franklin calls the Goose Creek basin the place with short-term annexation capacity because the sewer is already there, and between 2019 and 2020 the city took in 815 acres of it. What is approved, under way, or open as of September 2026:
| Project | Where | What it is | Status |
|---|---|---|---|
| Berry Farms ChadwellBoyle | Southwest quadrant of I-65 and Goose Creek | The second half of the plan: 1.2 million square feet of office, 395,000 of retail, plus residential, hotel, and civic pieces along boulevards and greenways. Ground broke in 2011; the town center was the first phase. | Building in phases |
| Town Center at Berry FarmsGreystar | Hughes Crossing | 331 apartments over 27,182 sq ft of ground-floor retail in nine buildings. The reason the square has foot traffic on a Tuesday. | Complete 2023 |
| The Goose Creek annexationCity of Franklin | East of I-65, south of Long Lane, along Peytonsville and Pratt | 474 acres by referendum in October 2019 and 341 more by request in November 2020, all outside the old growth boundary. A 2021 coordinated study of land use, roads, and utilities set the framework for what gets built on it. | Planning framework adopted |
| SouthBrookeFord Classic and Insignia | Off Lewisburg Pike | 75 acres, 205 home sites, townhomes from $805,000 and houses to $1.7 million. | Selling |
| St. MarloSignature Homes | Goose Creek side | Multiple phases since 2022, from $1.17 million, with a clubhouse, trails, and a fishing pond. | Selling |
| Waters Edge & Stream Valley late phasesGoodall, Ryan Homes | South Carothers and Lewisburg Pike | Fifteen 2025-built closings at Waters Edge in the past year; Stream Valley past its eighteenth phase. | Building |
| The Pearl ParkCity of Franklin | Across from Lockwood Glen | 233 acres on the Harpeth. Phase one: football and lacrosse fields, the Ellie G's Dream World inclusive playground, an accessible riverwalk. Later: courts, sand volleyball. | Phase one open |
In one line
South Franklin will roughly double in the next decade, and the roads, mostly two lanes, were drawn for the first half. Buy the pocket with its own exit and its own school, and assume Lewisburg Pike gets worse before the city fixes it.
05 · Schools
One district, two paths, and a line down Lewisburg Pike.
All of south Franklin is Williamson County Schools, and none of it pays the FSSD tax. The split is which path: Berry Farms and Stream Valley go Oak View, Legacy, Independence. Lockwood Glen, Echelon, Simmons Ridge, and Waters Edge go Trinity or Creekside, then Page Middle and Page High. Both are A-rated. Independence is the bigger campus; Page is the closer one.
| School | Grades | Distance | Notes |
|---|---|---|---|
| Oak View ElementaryBerry Farms, Stream Valley · WCS | K–5 | 2–3 mi | About 535 students, 15:1. Niche A, GreatSchools 9; 77% proficient in math, 74% in reading. Zoned for every Berry Farms sale last year. |
| Trinity ElementaryLockwood Glen, Simmons Ridge, Waters Edge · WCS | PK–5 | 1–3 mi | About 765 students, 16:1; 78% math, 76% reading. Zoned for 25 of 27 Lockwood Glen sales and 97% of Waters Edge. |
| Creekside ElementaryParts of Echelon · WCS | K–5 | 3 mi | About 790 students, 16:1; 85% math, 82% reading, the strongest scores on this list. A minority of Echelon and Lockwood Glen addresses. |
| Legacy MiddleOak View feeder · WCS | 6–8 | 3–4 mi | Opened 2022, about 500 students, 14:1, Niche A. Small and new; scores (63% math, 59% reading) trail the district's older middle schools. |
| Page MiddleTrinity and Creekside feeder · WCS | 6–8 | 3–5 mi | Shares the Arno Road campus with Page High. Zoned for 26 of 27 Lockwood Glen sales and all of Waters Edge. |
| Independence HighThompson's Station · WCS | 9–12 | 4–5 mi | About 2,100 students, 18:1. Ranked 7th of 389 Tennessee high schools by SchoolDigger for 2024–25. The zone for 581 of 1,296 sales in 37064. |
| Page High6281 Arno Rd · WCS | 9–12 | 4–6 mi | About 1,355 students. The zone for 249 sales in the zip, nearly all on the South Carothers side. Confirm any address; the district redraws when it opens schools. |
Sources: WCS zoning as recorded on 2025–26 MLS closings by subdivision and for the 37064 zip; NCES, Niche, U.S. News, Public School Review, and SchoolDigger enrollment and ratings. Zones change; confirm the address with the WCS zone finder.
- Battle Ground AcademyPK–12, founded 1889. The county's default independent school; the upper campus is across town.
- Franklin Classical SchoolK–12 classical Christian, university-model schedule.
- New Hope Academy & St. MatthewPK–6 and PK–8 options on the Columbia Avenue side of downtown.
- Grace Christian AcademyPK–12 Christian school on Hwy 96 West.
- In the town centerTennessee Pediatrics and the child-care and preschool tenants in Berry Farms; the Ramsey campus draws the franchised centers to the Goose Creek Bypass.
- Church programsWeekday preschools at the large congregations on Lewisburg Pike and Columbia Avenue.
- District pre-KTrinity runs a PK classroom; seats are limited. Ask the zoned school.
06 · Getting around
The drive, honestly timed.
Times are from the Berry Farms town center on a weekday morning between 7 and 8:30. Exit 61 was rebuilt as a tight diamond in 2016, and I-840 is one exit south, which is the whole argument for the address if you work anywhere but Nashville.
Mobility scores
Publix, biscuits, a pool, urgent care, and the farm stand on foot from the town-center residences. From the subdivisions, nothing is.
Trails inside each subdivision and along the Harpeth at Lockwood Glen and the Pearl. Lewisburg Pike has no shoulder and no sidewalk for long stretches.
No fixed route reaches south of Highway 96. Franklin Transit's on-demand service covers the city limits.
The interstates are the relief valve. Lewisburg Pike at Oak View and Page at the school bell, and Peytonsville Road on fair and rodeo weekends, are the pinch points. The next ring will add to both.
07 · Daily life
Where the week actually happens.
- Biscuit LoveThe Nashville biscuit house's second Franklin shop, on Village Plains Boulevard, seven to three daily. The weekend line is the town center's social hour.
- Edley's, Tito's, Umi, Taziki'sBarbecue, Mexican, sushi, and Greek on the square. The weeknight rotation.
- Whit's & Cookie FixFrozen custard and the cookie counter across from Town Center Park. Where the after-practice crowd ends up.
- The steakhouse spaceLudlow & Prime on Hughes Crossing closed in April 2026 after its parent's bankruptcy. The corner is the town center's next big lease.
- Downtown FranklinEverything on Main Street, fifteen minutes up Lewisburg Pike.
- Live musicPop-up sets at the farm stand, the Ag Expo shows, and the Franklin circuit. Tracked nightly.
- Coffee and CoconutsThe town center's own shop: aqua walls, palm trees, and a beach-town idea of a Franklin morning.
- Biscuit LoveThe other morning coffee, with a biscuit attached.
- Columbia Avenue & Cool SpringsDrive-throughs on the way north; the McEwen and Carothers shops ten minutes up.
- The Coffee AtlasTwenty Franklin shops, ranked by the community.
- Publix at Berry FarmsFull-size store and pharmacy on Hughes Crossing. The anchor that makes the town center work, and the closest grocery to every pocket in this guide.
- Town center servicesForty-plus tenants: dentist, optician, Club Pilates, F45, FirstBank, wine and spirits, salons, Chick-fil-A.
- Kroger & Columbia AvenueThe older strip north toward downtown for the second grocery, hardware, and the post office.
- Big boxCostco, Target, Home Depot, and the Galleria in Cool Springs, ten minutes up the interstate.
- City HallDowntown on 3rd Avenue. We cover the meetings, including the Goose Creek ones.
- Storefronts we've profiledLocal businesses, one at a time.
- The Pearl Park233 city acres on the Harpeth across from Lockwood Glen. Phase one: fields, the Ellie G's Dream World inclusive playground, and an accessible riverwalk. No HOA required.
- Ag Expo Park110 county acres at exit 61: the arena, the fairgrounds, the flea market, and the sports fields. Your neighbor for the fair and the rodeo.
- Subdivision poolsTwo at Berry Farms, the saltwater beach-entry pool at Lockwood Glen, the splash pad at Waters Edge, the swim clubs at Stream Valley and Simmons Ridge. All in the dues.
- The HarpethThe Lockwood Glen trail network runs the riverbank; Waters Edge is building a canoe launch. The Pearl's riverwalk ties them together.
- Southall Farm & InnThe 325-acre resort on Carters Creek Pike: the restaurant, the spa, the walking trails, and the apiary tour for when family visits.
- GolfFranklin Bridge, the public 18, is fifteen minutes north; the private clubs are at Westhaven and in Brentwood.
- Physicians Urgent Care, Berry FarmsIn the town center, with Tennessee Pediatrics and the dental and eye offices in the medical building.
- Williamson Medical CenterThe county hospital and 24-hour adult and pediatric ERs at Carothers and Mack Hatcher.
- SpecialistsThe Cool Springs clinics, ten minutes up I-65.
- FitnessClub Pilates and F45 on the square, the Stream Valley clubhouse gym, and outdoor Pilates at Town Center Park in season.
- Working hereRamsey Solutions' 47-acre campus on Reams Fleming Boulevard, opened 2019, and Boyle's office blocks. Three hotels for the visiting side of the business: Hampton, Residence Inn, Holiday Inn Express.
- LibraryWilliamson County Public Library's main branch on Columbia Avenue.
08 · The year
What the neighborhood does together.
Boyle programs the town center and the county programs the fairgrounds next door. Between them the south side has a fuller calendar than its age suggests.
- MayFranklin RodeoAt the Ag Expo arena, three minutes away. Peytonsville Road is a parking lot all weekend.
- May–OctThe Farm Stand at Berry FarmsFridays, three to six, at Town Center Park across from Cookie Fix: 1822 Farms, Hidden Willow, Pig & Leaf, and a rotating pop-up of live music, line dancing, and goat yoga.
- SummerMovies in the ParkOn the Berry Farms green after dark; the HOA's calendar has the titles.
- AugustWilliamson County FairThe first full week of August at the Ag Expo. The town center's hotels fill and its restaurants run out of biscuits.
- FallIt's Raining PumpkinsBoyle's season-long fall program in the town center: contests, giveaways, and the porch-decorating arms race.
- MonthlyFranklin Flea MarketAt the Ag Expo Park. Antiques, tools, and the second-hand economy of three counties.
- Nov–DecBerry Farms Holiday Open HouseFree train rides through the shopping district, treats, and the storefronts open late.
- DecemberTree lighting on the SquareFriday, December 4, 2026, downtown. Fifteen minutes up Lewisburg Pike, thirty on the way back.
09 · Trade-offs
The case for, and the case against.
What you gain
- New, for less. A 2025 house in Waters Edge or Stream Valley at $315–$345 a foot, against $495 for new in Westhaven. The only place in the city to buy a new four-bedroom under $800,000.
- Two interstates. I-65 in two minutes and I-840 in three. If your job is in Murfreesboro, Columbia, Spring Hill, or the airport's side of town, no Franklin address is faster.
- A grocery store in the plan. Publix, urgent care, coffee, biscuits, and a pool on foot from the town center; a two-to-six-minute drive from every subdivision.
- No FSSD tax. About $1,000 a year less than the same house inside the special district.
- Parks that are getting better. The 233-acre Pearl across from Lockwood Glen, the Harpeth trails, and Ag Expo next door.
What you give up
- Shade and settledness. The oldest tree was planted in 2012. Streets end in silt fence, and the town center has a vacant marquee corner.
- The construction decade. Chadwell's 1.2 million square feet of office, SouthBrooke, St. Marlo, the annexed 815 acres. Trucks on Lewisburg Pike and Goose Creek until the 2030s.
- Two-lane roads. Lewisburg Pike and Peytonsville were farm roads, and the growth plan is ahead of the road plan.
- Builder pricing. Resales in Lockwood Glen and Echelon closed under asking 17 times out of 27 and 8 out of 9. The premium for new is real; so is the discount for first resale.
- Distance from Main Street. Fifteen minutes, and everyone north of Highway 96 will call this Thompson's Station.
The verdict
Buy here for a new house and a fast road. Berry Farms is the walkable option; the subdivisions around it are the value. If you want the porch-and-alley life with the amenities and can afford a third more, Westhaven is the finished version. If you want trees and a settled street, look at the Hillsboro Road side of town and accept the 1990s kitchen.
10 · Map
Where it sits.
The south end of the city, both sides of I-65 at exit 61. Berry Farms straddles Goose Creek Bypass at Lewisburg Pike; Lockwood Glen, Echelon, and Waters Edge sit east on South Carothers; Stream Valley and Simmons Ridge west off Lewisburg Pike; SouthBrooke and St. Marlo on the Goose Creek side. I-840 crosses just south. Thompson's Station starts at the county road.
11 · Questions
What people ask before they move here.
Independence or Page?
Berry Farms and Stream Valley zone to Oak View Elementary, Legacy Middle, and Independence High in Thompson's Station. Lockwood Glen, Echelon, Simmons Ridge, and Waters Edge zone to Trinity or Creekside Elementary, Page Middle, and Page High on Arno Road. All Williamson County Schools, all A-rated, and no south Franklin address is inside the Franklin Special School District. The line moves when the district opens schools, and Legacy only opened in 2022, so confirm the address with the WCS zone finder rather than the listing.
What does the HOA cost, and what does it cover?
Berry Farms proper runs $281 to $438 a month, houses at the low end and flats and townhomes at the high, for two pools, trails, parks, bocce, and the programming. The subdivisions are cheaper: $65 to $90 in Stream Valley, about $115 at Waters Edge, a $153 median at Lockwood Glen for a house. Attached homes anywhere run $199 to about $399 because the exterior and lawn are in the fee. Echelon's cottages sit near the top of that range.
How is the commute?
Two minutes to I-65 and three to I-840, ten to Cool Springs, fifteen to Main Street, and 35 to 50 minutes to downtown Nashville in the morning rush. The I-840 ramp is the difference from every other Franklin neighborhood: Murfreesboro, Columbia, and the airport by the back way are all straightforward. Lewisburg Pike at the school hour and Peytonsville Road on Ag Expo weekends are the local pinch points.
Is it still under construction?
Yes, and it will be for years. Waters Edge closed fifteen homes built in 2025, Stream Valley is past its eighteenth phase with Ryan Homes, SouthBrooke and St. Marlo are selling new houses from about $945,000 and $1.17 million, and Boyle's Chadwell plan on the west side of the interstate carries 1.2 million square feet of office and 395,000 of retail that has barely started. The city annexed 815 acres of the Goose Creek basin in 2019 and 2020 specifically to grow here.
Should I buy new or a first resale?
Look at both. Builders set the price in these neighborhoods and resales sell a little under it: 17 of 27 Lockwood Glen closings and 8 of 9 in Echelon went for less than asking, at a 97.8 to 98.5 percent median. A two-year-old house with the blinds, the fence, and the sod already in is often the better deal than the base price plus design-center upgrades on a lot that is still mud.
Can I rent it out?
Long-term leasing is permitted in most sections; read the specific covenants, since Lockwood Glen and Berry Farms restrict by section. Short-term rentals fall under the city's Ordinance 2025-25, effective January 2026: owner-occupied only, one per lot. The 331 Town Center apartments are the rental supply the square was built around, so the investor case for a condo here is thinner than it looks.
Does it flood?
The Harpeth runs along Lockwood Glen, the Pearl Park, and Waters Edge, and the lots nearest the river carry mapped floodplain; that is why the park and the trails are where they are. Goose Creek itself has a floodway through the Berry Farms ground that the plan keeps as greenway. Check the FEMA map for any specific address and expect a flood policy on the river lots.
How does this compare to Westhaven or Thompson's Station?
Westhaven is the same walkable-town-center idea, twenty years older, with a golf course, five pools, and a $1.36 million median against about $1.08 million for a Berry Farms house and $725,000 in Stream Valley. Thompson's Station starts at the county line and is the next step down in price and the next step up in drive, with the same Independence High. Berry Farms is the middle: newer than Westhaven, closer than Thompson's Station, and the only one with an I-840 ramp.
12 · Compare
If you like Berry Farms, also look at.
Westhaven.
The finished version of the same idea: alleys, porches, five pools, a golf course, and a third more on the price.
More amenitiesThompson's Station.
Across the county road: Tollgate Village and Bridgemore, the same high school, and a step down in price for a step up in drive.
More affordableCool Springs & East Franklin.
Ten minutes north: the corridor condos and 1990s subdivisions, the shortest Nashville commute, and the busiest roads.
More establishedSources & method
- Berry Farms sales, medians by type, price per square foot, contract speed, HOA range, builders, school zoning counts: MLS closed sales for Berry Farms, trailing 12 months to summer 2026, as compiled by nashvillehome.guru (17 sales).
- Subdivision figures: nashvillehome.guru pages for Lockwood Glen (27 sales, section medians, HOA, amenities, the Pearl), Echelon at Lockwood Glen (9 sales), Stream Valley (25 sales), Waters Edge (33 sales), and Simmons Ridge (42 sales, through May 2026); Franklin under-$500K report (202 sales, through May 2026).
- Zip-wide context: 37064 MLS closings, trailing 12 months to summer 2026 (1,296 sales, $970,000 median, 37 days to contract, high-school zoning counts), nashvillehome.guru.
- New-construction pricing: nashvillehome.guru and builder pages for SouthBrooke (Ford Classic Homes, Insignia), St. Marlo (Signature Homes), and Goose Creek; Mallard Homes and NewHomeSource on Echelon (161 homes).
- Community history and plan: berryfarmstn.com and Boyle Investment Company (600 acres, 2011 groundbreaking, Chadwell, Town Center apartments); Williamson Herald on the Berry story; Ramsey Solutions and TNECD on the 47-acre headquarters (2015 purchase, 2019 opening, 204,000 sq ft).
- Annexation and planning: City of Franklin Envision Franklin (Goose Creek basin; 474 acres annexed October 22, 2019; 341 acres November 3, 2020) and the Goose Creek Coordinated Study (2021).
- Schools: NCES, Niche, U.S. News, Public School Review, SchoolDigger enrollment and ratings; WCS zoning as recorded on 2025–26 closings by subdivision and zip.
- Tax rates: Williamson County 2026 rates and combined totals ($1.566 in Franklin outside the FSSD); City of Franklin FY 2025–26 budget. South Franklin is outside the FSSD boundary.
- Commute: Google Maps typical-traffic estimates from the town center, weekdays 7–8:30 a.m.; TDOT and the City of Franklin on the exit 61 interchange rebuild (2013–2016).
- Town center businesses and events: berryfarmstn.com event and tenant directories; Boyle on Biscuit Love; Williamson Source on the Ludlow & Prime closure (April 2026) and new tenants; Visit Franklin and FranklinIs on the Farm Stand, the Holiday Open House, and the fall program; Physicians Urgent Care; the Ag Expo Park on the fair, rodeo, and flea market.
- Parks: City of Franklin parks department on the Pearl Park (233 acres, phase one); Lockwood Glen HOA on the lake and trails; Goodall Homes on Waters Edge amenities; Southall Farm & Inn.