Neighborhood guide · East Franklin
Cool Springs & East Franklin.
Franklin's second downtown, built for cars and slowly learning to walk. The office towers, the Galleria, and the interstate at the top of the city, plus the condos, townhomes, and 1990s subdivisions tucked behind them on both sides of I-65. The shortest commute in Franklin, the cheapest way into a Franklin address, and the only neighborhood where the school-tax line runs down the middle.
B-roll · coming soon
Neighborhood video. Ninety seconds of B-roll: Mallory Lane at 8 a.m., the Galleria parking deck from above, the McEwen Northside patios at dusk, the greenway behind Aspen Grove, the Forrest Crossing fairways, and the I-65 on-ramp at Moores Lane. No narration.
01 · The place
A mall, an office park, and the people who live behind them.
Until 1989 this was farmland at the Moores Lane exit, and people still alive remember riding horses across it. Then CBL announced a mall at the interchange, the Galleria opened on August 7, 1991, with seventy to eighty thousand people through the doors on the first day, and the corridor built itself around it in about fifteen years. Office parks on Carothers Parkway and Mallory Lane. Nissan North America's headquarters. Mars Petcare on Ovation Parkway. Community Health Systems. Enough corporate addresses that thirteen of the twenty-five public companies in the Nashville metro are headquartered along this stretch of I-65. The Galleria alone employs about 3,500 people.
The housing came in the gaps. West of the interstate, off Mallory Lane and Liberty Pike, are the condo and townhome communities: Morningside for the 55-plus crowd, Andover and Brentwood Pointe in the $400s, Parkside at Aspen Grove next to the park. East of I-65, Carothers runs south from Brentwood past Cool Springs East, seven hundred 1990s brick houses in four named enclaves, and the newer pockets around Clovercroft. South of the Galleria, where Highway 96 East meets the interstate, Forrest Crossing wraps a public golf course along the Harpeth. None of these is a destination on its own. All of them are ten minutes from every store, hospital, and office in the county, and three from the on-ramp.
What you are buying is proximity: to a Nashville job, to a Cool Springs job, to Whole Foods and Costco and the ER. What you are not buying is a neighborhood with a center. The center is a mall parking lot, and for the next few years it is also a construction site.
Who moves here
Nashville commuters who want Williamson County schools and the fastest drive to them. Corridor employees who would rather not drive at all. Buyers making their first move into Franklin, because a $450,000 townhome here is the cheapest Franklin address with a garage. Empty-nesters into Morningside. And a lot of relocations who land in a Cool Springs condo for a year while they figure out which of the other seventeen guides they actually want.
What it is not
Quiet, walkable in the downtown sense, or finished. The Walk Score of 46 is double the Franklin average and still means a car for almost everything. Mallory Lane is busiest at lunch, not rush hour, because it is a retail road, and the corridor's next decade is apartments, a hotel, a twelve-story tower, and a widened McEwen Drive.
02 · The pockets
Five pockets, two school districts, a $400,000 spread.
Cool Springs is a retail spine with housing hung off it on both sides of the interstate, and which side you land on decides your school district, your tax bill, and whether you can walk to a coffee. The rough geography, north to south:
| Where | What you find | Price band | |
|---|---|---|---|
| The corridor condosWest of I-65 | Off Mallory Lane, Cool Springs Blvd, Aspen Grove, and Liberty Pike | Morningside (250 units, 55-plus, 1998–2011), Andover, Brentwood Pointe, Parkside at Aspen Grove (2007, gated, elevators), the Residences of Grant Park (51 townhomes, pool). Mostly FSSD for K–8, then Centennial. The cheapest Franklin addresses. | $365K–$660K |
| Carothers & Cool Springs EastEast of I-65 | Carothers Parkway south from the Brentwood line to McEwen | Cool Springs East: about 700 brick two-stories from 1996–2002 in four enclaves (The Knolls, The Meadow, The Village, The Woods), a $120 HOA, walk-to-the-mall geography. Ashton Park townhomes ($760K median). Kenrose or Clovercroft, then Woodland, then Ravenwood or Centennial. | $700K–$1.25M |
| Forrest CrossingSouth, at Hwy 96 East | Between the interstate and the Harpeth, off Murfreesboro Road | 1988–2004 single-family around the public Franklin Bridge golf course, plus three townhome sections (Culpepper, Ballington, Roderick Place). A $68 HOA with pool, swim team, and tennis. Moore Elementary and Freedom, so inside the FSSD, then Centennial. | $435K townhomes · $762K house median |
| Liberty Pike & Mack HatcherThe west edge | Liberty Hills, Falcon Creek, Cheswicke Farm, Cannonwood | Early-1990s subdivisions on the city side of the corridor: Liberty Hills ($645K median, 17 days to contract, the fastest in the zip), Falcon Creek ($576K), Cheswicke Farm ($875K). Liberty or Johnson Elementary (FSSD) or Kenrose, depending on the street. | $575K–$900K |
| CottonwoodHillsboro Rd at Moores Lane | Three miles west along Moores Lane | The outlier. 484 houses from 1975–84 on 800 acres with a hundred acres of common ground, an Olympic pool, tennis, pickleball, and disc golf, for an $88 HOA. Zoned Walnut Grove, Grassland, Franklin High, so it is north Franklin by every measure but the commute, which runs straight down Moores Lane to the Galleria. Fourteen sales in the year, a four-day median to contract. | $725K–$1.16M |
Sources: MLS closed sales by subdivision, trailing 12 months to spring and summer 2026 (nashvillehome.guru); Grant Hammond condo directory, 2026; community and HOA descriptions. Bands are for choosing a pocket, not pricing a house. McKay's Mill, Ladd Park, Avalon, and the Clovercroft estates are in the same zip and get their own guides.
03 · Homes & market
What a house costs, and what you get for it.
The cheapest square footage in Franklin, and the widest range: $365,000 to $11.8 million closed in the same twelve months. The median is dragged around by the mix. Read the tiers.
Sources: MLS closed sales for the Cool Springs area (179) and the 37067 zip (364), trailing 12 months to summer 2026, as compiled by nashvillehome.guru. The zip figures include McKay's Mill, Avalon, and the Clovercroft estates, which is why the zip median runs above the corridor's. Redfin's citywide figure for context: 48 days on market, June 2026.
| Tier | What you get | Typical range |
|---|---|---|
| Entry condoGrant Park, Andover, Brentwood Pointe | 2–3 bed, 1,200–1,700 sq ft, garage or carport, pool. Brentwood Pointe median $461,500. The lowest corridor closing in the year was $365,000. Check the rental rule before you buy as an investor; many forbid it. | $365K–$530K |
| Park-side & 55-plusParkside at Aspen Grove, Morningside | Parkside: gated, elevator buildings next to the park, 2007. Morningside: 1,548–2,065 sq ft attached homes, no steps at the doors, saltwater pool, $250 HOA, one resident 55 or older; 26 sales at a $625,000 median. | $410K–$660K |
| TownhomeForrest Crossing sections, Ashton Park | 2–3 bed, 1,200–2,300 sq ft. Forrest Crossing townhomes from $435,000 with a $225–$316 fee that covers the exterior; Ashton Park on Carothers at a $760K median. | $435K–$800K |
| 1990s subdivision houseWhere the median lives | 3–4 bed, 2,000–3,000 sq ft, brick front, two-car garage, quarter-acre. Falcon Creek, Liberty Hills, Forrest Crossing, Cannonwood. The best price per foot in the city. | $575K–$800K |
| Carothers-side houseCool Springs East, Cheswicke Farm | 4–5 bed, 2,300–3,700 sq ft, all-brick or brick-and-siding two-stories, some with walkout basements. Cool Springs East ran $702,000 to $1.25 million in 16 sales. | $700K–$1.25M |
| Cottonwood & the north edge1970s on big lots | 2,400–3,350 sq ft ranches and two-stories on a quarter to a third of an acre, 484 of them, with the county's best cheap amenity package. $949,250 median. | $725K–$1.16M |
- 1990s brick traditionalTwo stories, brick front, vinyl sides, arched foyer window, side-entry garage on the better lots. Half the zip's closings were all-brick. The default house in Cool Springs East, Cheswicke Farm, and Forrest Crossing's later phases.
- Late-80s contemporaryForrest Crossing's first phases and Liberty Hills: vaulted great rooms, brick and cedar, the occasional sunken living room. Usually renovated once already.
- 1970s Cottonwood ranchLong, low, brick, on a big lot with mature hardwoods. The basements are finished and the kitchens have been opened up.
- Attached villaMorningside's single-story and story-and-a-half plans with a carport and no steps. Built for aging in place, and it shows in the resale demand.
- Garden condo & elevator flatThree-story walk-ups at Andover and Brentwood Pointe; gated elevator buildings at Parkside. The lowest carrying cost in Franklin, with a fee that covers the roof.
- Rear-loaded townhomeAshton Park and the Grant Park residences: three floors, garage on the back, rooftop or courtyard. What the new mixed-use blocks at McEwen and Aureum will add more of.
| Line item | Notes | 2026 rate or cost |
|---|---|---|
| Williamson County property tax | Assessed at 25% of appraisal. The county's in-city rate is $1.27; inside the FSSD it drops to $1.18 | $1.27 or $1.18 per $100 |
| City of Franklin property tax | The whole corridor is inside city limits | $0.296 per $100 |
| Franklin Special School District | Only if your address zones to Johnson, Liberty, or Moore Elementary and Freedom. Roughly the west side of I-65 plus Forrest Crossing. The Carothers side does not pay it | $0.7673 per $100, or $0 |
| Subdivision HOA | Pool, tennis, common ground. Forrest Crossing $68, Cottonwood $88, Cool Springs East $120 | $68–$120 / mo |
| Condo or townhome association | Adds exterior, roof, insurance, trash. Morningside $250; Forrest Crossing townhomes $225–$316 | $225–$316 / mo |
| Golf | Franklin Bridge is public; no membership required. Green fees have climbed since the 2022 rebrand | Pay per round |
Worked example on the $750,000 corridor median: assessed $187,500. County $2,381 + city $555 = about $2,940 a year outside the FSSD, or about $4,210 inside it once the district's $1,439 is added and the county share drops to $2,213. Same house, same street name, about $1,270 apart. Sources: Williamson County 2026 rates; City of Franklin FY26 budget; FSSD; MLS HOA data.
04 · What's coming
The corridor is rebuilding itself around you.
Cool Springs was built in one push in the 1990s and is now being rebuilt in a second one. Every project below is approved, under construction, or open as of September 2026. If you are buying within a mile of the Galleria, this is the next five years of your view and your traffic.
| Project | Where | What it is | Status |
|---|---|---|---|
| Galleria redevelopmentCBL Properties | 86 acres around the mall | Up to 600 apartments, a 120-room hotel, and 84,555 sq ft of new restaurant and retail, approved by the city in March 2025. First phase: 361 Greystar apartments with ground-floor retail on the northeast corner. | Broke ground July 2026 |
| Dick's House of SportReplacing JCPenney | The mall's south anchor | A 100,000-plus sq ft store with climbing wall, batting cages, and a field. Announced July 2026. The mall's remaining anchors are Belk, Dillard's, Macy's, and Primark, which opened in late 2025. | Opens early 2028 |
| AureumChartwell and Southstar | 22 acres at McEwen and Carothers | A $500 million mixed-use plan: 355 residential units in the first phase, a twelve-story tower, office, retail, two hotels. Phases two and three sold to Embrey for about 600 more apartments. | Under construction |
| OvationSouthstar, Highwoods, Bristol | 145 acres at McEwen and Carothers | The parent plan Aureum sits inside: 500,000 sq ft of retail, 950 residences, two hotels of about 450 rooms. Mars Petcare's headquarters was the first tenant. | Building in phases |
| McEwen Northside phase IIBoyle | McEwen Drive at Mallory Lane | 428 apartments on top of the existing Whole Foods block. Hawkers, Paris Baguette, and an eight-court indoor pickleball hall are the 2026 tenant adds. | Opening 2026 |
| McEwen Drive wideningCity of Franklin | Cool Springs Blvd to Wilson Pike | Extra lanes and a second left-turn lane at the interstate. The reason the east side's commute is about to get worse before it gets better. | Construction 2026 |
| I-65 wideningTDOT | North of here, toward Nashville | One more lane each way on the stretch you drive every morning. Phase 3 started March 2025; traffic shifts through 2026. | Multi-year |
In one line
By 2030 the corridor will have something like 2,000 more apartments, three hotels, and its first real streets. Buyers on Carothers and McEwen should price in cranes; buyers in Forrest Crossing and the Liberty Pike side will mostly watch it from the greenway.
05 · Schools
Two districts, three high schools, one interstate between them.
The school map is the tax map. West of I-65 and in Forrest Crossing, K–8 is the Franklin Special School District, then Centennial. East of I-65 on Carothers, it is Williamson County all the way: Kenrose or Clovercroft, Woodland or Page, then Ravenwood or Centennial. Both paths are strong. The FSSD path costs about $1,270 a year more in tax and puts every fifth-through-eighth grader in the district on one campus.
| School | Grades | Distance | Notes |
|---|---|---|---|
| Kenrose ElementaryCarothers side · WCS | K–5 | 1–2 mi | About 720 students, 15:1. Niche A, third-ranked elementary in the county; 82% proficient in math, 72% in reading. The primary zone for Cool Springs East. |
| Clovercroft ElementaryClovercroft Rd · WCS | K–5 | 3 mi | Zoned for 100 of 364 sales in the zip, mostly the newer pockets east of Carothers. Feeds Woodland and Ravenwood. |
| Johnson, Liberty & MooreWest side · FSSD | PK–4 | 1–3 mi | Small district schools of 420 to 500 students. Johnson on Glass Lane serves Morningside; Liberty on Liberty Pike serves the Liberty Hills side; Moore on Lewisburg Pike serves Forrest Crossing. |
| Freedom Intermediate & MiddleHwy 96 West · FSSD | 5–8 | 4 mi | The whole FSSD on two neighboring campuses. Eighth graders get first claim on Centennial's 157 open-zone seats for 2026–27. |
| Woodland & Page MiddleEast side · WCS | 6–8 | 3–5 mi | Woodland for Kenrose and Clovercroft families (88 of 364 zip closings); Page for the McKay's Mill and Clovercroft-south pockets (159). |
| Centennial High5050 Mallory Ln · WCS | 9–12 | 1–3 mi | About 1,350 students, 16:1, Niche A, GreatSchools 9. The zone for 152 of 364 zip closings and every FSSD address in the corridor. The only high school you can walk to from the Galleria. |
| Ravenwood HighWilson Pike, Brentwood · WCS | 9–12 | 5 mi | About 1,975 students. Niche A+, ranked first in the county and third in Tennessee; 65% AP participation. The zone for 88 of 364 closings, on the Cool Springs East and Clovercroft side. |
Sources: WCS and FSSD zoning as recorded on 364 MLS closings in 37067, 2025–26; NCES, Niche, U.S. News, Public School Review enrollment and ratings; WCS open-zone list, January 2026. Page High took 118 of the zip's closings, almost all in McKay's Mill and the Clovercroft-south pockets covered by other guides. Zones change when the district opens schools; confirm the address with the WCS and FSSD zone finders.
- Battle Ground AcademyPK–12, founded 1889. The county's default independent school; the upper campus is across town on Ernest Rice Lane.
- Brentwood Academy6–12, Granny White Pike. The closest independent secondary school to the Carothers side.
- Christ Presbyterian AcademyK–12 on Old Hickory Boulevard in Nashville, a straight shot up I-65.
- Currey Ingram AcademyK–12 in Brentwood for students with learning differences.
- The corridor chainsPrimrose, Goddard, and the other franchised preschools cluster along Mallory Lane and Carothers, built for the office-park commute. The densest child-care supply in the county, with waitlists to match.
- Church programsSeveral of the large congregations on Franklin Road and Mack Hatcher run weekday preschools.
- District pre-KThe FSSD elementaries and some WCS campuses run limited pre-K classrooms; ask the zoned school.
06 · Getting around
The drive, honestly timed.
Times are from the Galleria on a weekday morning between 7 and 8:30. Three interchanges serve the corridor, at Moores Lane, Cool Springs Boulevard, and McEwen, which is why the Nashville number here is the best in the city and the local number is the worst.
Mobility scores
Walk Score 46, double the Franklin average. Cool Springs East can walk to the mall; McEwen Northside and Meridian are real blocks. Everything else is a parking lot crossing.
The Harpeth greenway behind Aspen Grove is good; getting to it across Mallory Lane is not. Sidewalks on 128 of 364 closings.
Franklin Transit's fixed routes reach the Galleria and Carothers; the on-demand service covers the rest. The airLINE airport shuttle runs eight trips a day from the Marriott, Sunday through Thursday.
Mallory Lane peaks between 11 a.m. and 1:30 p.m. every day of the week, not at rush hour, because nearly everyone on it is going shopping. McEwen is a work zone in 2026. Black Friday and the two weeks before Christmas, stay home or leave by the back roads.
07 · Daily life
Where the week actually happens.
- McEwen NorthsideThe corridor's one real restaurant block: Culinary Dropout, Tupelo Honey, Sperry's, Jonathan's Grille, with Hawkers and Paris Baguette arriving in 2026. Patios, a lawn, and parking you walk from once.
- Meridian Cool SpringsLittle Hats Italian Market and Handel's on either side of the green; Chrysalis for the nice dinner.
- The steakhouse rowPerry's, J. Alexander's, BrickTop's, and Stave at the Marriott. Where the corridor takes clients.
- Bishop's Meat & Three, Tony's Eat & DrinkThe lunch counters office workers actually use.
- Downtown FranklinEverything on Main Street, twelve minutes west and worth it.
- Live musicMusic on the Green at Meridian in summer, the McEwen lawn, and the Franklin circuit. Tracked nightly.
- Just Love Coffee, McEwenThe locally owned roaster's Cool Springs shop, a three-time Roast Magazine roaster-of-the-year finalist.
- The Well CoffeehouseNonprofit roaster; profits fund clean-water projects.
- White Bison, CarothersDrive-through on the east side at 5060 Carothers.
- The Coffee House, Cool SpringsThe downtown favorite's outpost, with the baked goods.
- The Coffee AtlasTwenty Franklin shops, ranked by the community.
- GroceriesWhole Foods at McEwen, Trader Joe's, the Fresh Market, Kroger, Publix, and Costco. Nobody in the corridor is more than six minutes from four of them.
- CoolSprings GalleriaMore than a million square feet and 165-plus stores: Belk, Dillard's, Macy's, Primark, Apple, the Lego store. JCPenney is closing for Dick's House of Sport in 2028.
- Big box & hardwareTarget, Home Depot, Lowe's, and the car dealerships, all on Mallory Lane or Cool Springs Boulevard. This is where the rest of Franklin drives to.
- Post office & DMVThe Cool Springs post office on Mallory; county clerk services on Columbia Avenue downtown.
- City HallDowntown on 3rd Avenue. We cover the meetings, including the ones about the Galleria.
- Storefronts we've profiledLocal businesses, one at a time.
- Aspen Grove ParkFourteen acres off Aspen Grove Drive: a half-mile paved loop, playground, pavilion, and the trailhead for the greenway.
- Harpeth River greenwayAbout 4.2 miles of paved path along the river, and roughly two and a quarter miles of loops from the Aspen Grove end. The corridor's best-kept secret.
- Franklin Bridge Golf ClubThe public 18 inside Forrest Crossing, along the Harpeth. Opened 1970 as Forrest Crossing, designed by Gary Roger Baird; renamed The Crossing in 2022 and Franklin Bridge under new owners since.
- Liberty ParkThe city's 85 acres on Turning Wheel Lane off Liberty Pike: three tournament ball fields, the Freedom Run dog park, disc golf, and the playground.
- Pinkerton Park & Fort GrangerThe mile loop, the Harpeth pedestrian bridge to downtown, and the Civil War earthworks on the hill.
- Pickleball, indoorsCrush Yard's eight-court hall with a restaurant and arcade opens at McEwen Northside in 2026.
- Williamson Medical CenterThe county hospital and 24-hour ER at Carothers and Mack Hatcher, with the Vanderbilt children's wing. Closer to Cool Springs than to anywhere else in Franklin.
- SpecialistsVanderbilt, HCA TriStar, and Ascension Saint Thomas all run clinics in the corridor. The densest specialist supply outside Nashville.
- Urgent careSeveral on Mallory Lane and Cool Springs Boulevard; pick by wait time.
- FitnessEvery studio format in the county is on Mallory Lane or at McEwen. Subdivision pools at Cool Springs East, Forrest Crossing, Cottonwood, and Morningside.
- Working here, or from homeNissan, Mars Petcare, CHS, Jackson National, Verizon, and Ramsey Solutions are in or beside the corridor. e|spaces and the hotel lobbies for the days you need a desk.
- LibraryWilliamson County Public Library's main branch on Columbia Avenue.
08 · The year
What the neighborhood does together.
Cool Springs has no association and no green of its own, so its calendar is the developers' and the mall's, plus the county fixtures ten minutes away. The dates that shape a year here:
- MayFranklin RodeoAt the Williamson County Ag Expo Park on Long Lane, ten minutes south. Traffic on Peytonsville Road all weekend.
- SummerMusic on the Green at MeridianBring a blanket to the lawn between Little Hats and Handel's. 2026 dates: July 28 and September 1, 5:30 to 7:30. McEwen Northside runs its own Music on the Lawn series.
- AugustWilliamson County FairAt the Ag Expo, the first full week of August. The corridor's hotels fill.
- SeptemberPilgrimage Music FestivalAt Harlinsdale Farm downtown, late September. The corridor is where the festival crowd sleeps and eats breakfast.
- NovemberBlack FridayThe busiest retail day in Middle Tennessee happens on your roads. Mallory Lane and Moores Lane are impassable from the Thursday night openings through the weekend.
- Nov–DecSanta's Workshop at the GalleriaPhotos, letters, and the line. Reservations encouraged.
- DecemberTree lighting on the SquareFriday, December 4, 2026, downtown. The one night a year the twelve-minute drive takes thirty.
09 · Trade-offs
The case for, and the case against.
What you gain
- The commute. Three minutes to three different on-ramps. Thirty-five to fifty minutes to downtown Nashville in the rush against Westhaven's fifty to sixty-five. Or no interstate at all if you work in the corridor.
- Price per foot. About $305 against $476 in Westhaven and the city's $970,000 median. The same money buys a third more house here.
- The cheapest way in. A Franklin address, Williamson County schools, and a garage from the low $400s. No other guide in this series can say that.
- Everything within six minutes. Six grocery stores, the hospital, the mall, the big boxes, every specialist. You will never drive to Nashville for a thing.
- A choice of school districts. FSSD's small elementaries or WCS's Kenrose-to-Ravenwood path, a mile apart. Pick the street to pick the path.
What you give up
- Local traffic. Mallory Lane peaks at lunch, McEwen is a work zone through 2026, and the six weeks from Black Friday to New Year's are a siege.
- A center. No square, no green, no Main Street. McEwen Northside and Meridian are the closest thing, and they are developments, not a town.
- The construction decade. Roughly 2,000 apartments, three hotels, and a twelve-story tower are coming within a mile of the Galleria. Views, traffic, and school enrollment will all move.
- Rental rules. Morningside, Poplar Farms, and parts of Cool Springs East forbid renting outright. Investors should read the covenants before they read the listing.
- Character. The housing is 1990s brick or 2000s stucco, and the streets were drawn by traffic engineers. If porches matter, the money goes further on the west side of town.
The verdict
Buy here for the drive and the dollar. If your week is I-65 north or a Carothers office, a Cool Springs East house or a Mallory Lane townhome gives you the county's schools and the shortest commute in the city at the lowest price per foot in it. If you want a neighborhood with a middle, this is the wrong guide, and the next three are the right ones.
10 · Map
Where it sits.
The northeast corner of Franklin, both sides of I-65 from the Brentwood line at Moores Lane south to Highway 96 East. Mallory Lane and Carothers Parkway are the two spines. The Harpeth runs along the south and east edges, and Mack Hatcher closes the west.
11 · Questions
What people ask before they move here.
Am I inside the Franklin Special School District or not?
Depends on the street. Addresses that zone to Johnson, Liberty, or Moore Elementary and then Freedom Intermediate and Middle are inside the FSSD and pay its $0.7673 per $100 on top of county and city tax, a combined $2.2433 against $1.566 outside the district. That is roughly the west side of I-65, Morningside, the Liberty Pike subdivisions, and Forrest Crossing. Addresses on the Carothers side that zone to Kenrose or Clovercroft and then Woodland or Page are Williamson County only. On a $750,000 home the difference is about $1,270 a year. Both districts have address lookups; use them before you write the offer.
Centennial or Ravenwood?
Mostly Centennial, on Mallory Lane: 152 of 364 closings in the zip last year, including every FSSD address in the corridor. Ravenwood took 88, on the Cool Springs East and Clovercroft side that feeds through Woodland Middle. Page High took 118, almost all in McKay's Mill and the pockets south of Clovercroft. The county redraws lines when it opens schools, and the last big redistricting moved the Woodland-to-Ravenwood boundary, so confirm any address rather than trusting the listing.
How bad is the traffic, really?
Different from what you expect. The interstate commute is the best in Franklin: three minutes to a ramp and 35 to 50 minutes to downtown Nashville in the morning rush. The local roads are the problem. Mallory Lane's peak is 11 a.m. to 1:30 p.m. every day because it is a shopping street, McEwen Drive is being widened through 2026, and from Black Friday to Christmas the whole corridor is a parking lot. Residents learn the back ways: Carothers to the east, Liberty Pike and Mack Hatcher to the west.
Is Cool Springs in Franklin or Brentwood?
Franklin, south of Moores Lane. The Galleria's mailing address says Franklin and its taxes go to the City of Franklin. The office parks north of Moores Lane, including Tractor Supply and the Maryland Farms end, are Brentwood. Zip 37067 is the corridor's; the Forrest Crossing and Liberty Pike edges carry 37064.
Can I rent out a condo here?
Often not. Forty-seven closings in the zip last year recorded renting as forbidden: fifteen at Morningside, thirteen at Poplar Farms, six at Cool Springs East. Another 129 permitted long-term leases. Short-term rentals fall under the city's Ordinance 2025-25, effective January 2026: owner-occupied only. Read the covenants for the specific building or section before you buy as an investment.
What is being built, and when does it end?
It does not end soon. The Galleria's owner has approval for up to 600 apartments, a 120-room hotel, and 84,555 square feet of retail on the 86 acres around the mall, and the first 361 apartments broke ground in July 2026. Dick's House of Sport replaces JCPenney in early 2028. Aureum at McEwen and Carothers is a $500 million plan with a twelve-story tower, 355 residences in its first phase, and about 600 more in the phases sold to Embrey; McEwen Northside is adding 428 on top. Add the McEwen Drive widening in 2026 and TDOT's I-65 lanes north of here, and the honest answer is a construction decade.
Does it flood?
The Harpeth wraps Forrest Crossing and runs behind Aspen Grove, and the golf course and greenway sit in the mapped floodplain by design. Some lots on the river side of Forrest Crossing and along the smaller creeks off Mallory Lane carry flood zones. The corridor's condos and Cool Springs East mostly sit above it. Check the FEMA map for any specific address.
How does this compare to McKay's Mill or Brentwood?
McKay's Mill is the next pocket south on Carothers: a 2000s master-planned subdivision with a village center and a greenway, a step up in price at a $807,000 median, and the neighborhood most Cool Springs East buyers are also touring. Brentwood is across Moores Lane: one-acre minimum lots in most of the city, higher prices, Brentwood schools, and no Franklin Main Street. Cool Springs is the cheaper, denser, closer-to-the-ramp option between them.
12 · Compare
If you like Cool Springs, also look at.
McKay's Mill, Ladd Park & Liberty Pike.
The next pocket south: family subdivisions with a village center and the greenway, a step up in price, the same ramps.
More neighborhoodBrentwood.
Across Moores Lane: acre lots, Brentwood schools, and a slightly shorter drive to Nashville at a higher price.
More landBerry Farms & South Franklin.
The other interstate exit: a walkable town center at Goose Creek, newer stock, and the same commute logic from the south end.
More walkableSources & method
- Corridor sales, medians, price per square foot, attached-versus-detached split, build years, and named community price bands: MLS closed sales for the Cool Springs area, trailing 12 months to summer 2026, as compiled by nashvillehome.guru (179 sales).
- Zip-wide figures, days to contract by subdivision, structure and feature counts, school zoning counts, HOA median, and rental-restriction counts: MLS closed sales in 37067, trailing 12 months to summer 2026 (nashvillehome.guru, 364 open-market sales).
- Subdivision detail: nashvillehome.guru pages for Cool Springs East (16 sales), Forrest Crossing (37 sales), Cottonwood Estates (14 sales, through May 2026), and the Villages of Morningside (26 sales); Grant Hammond's southern-suburbs condo directory, 2026; the Hetherington Team Cool Springs guide, 2026.
- Citywide context: Redfin Franklin housing market, June and July 2026 (48 days on market); the Franklin city guide's $970,000 median.
- Galleria history and redevelopment: Williamson Scene and Williamson Source on the 1991 opening; City of Franklin planning commission and board actions on the CBL development plan (December 2024, March 2025); Williamson Source on the Greystar parcel sale and July 2026 groundbreaking; CBL's July 2026 announcement of Dick's House of Sport.
- Aureum, Ovation, McEwen Northside, and Crush Yard: Chartwell Hospitality and Southstar releases; Multifamily Dive and Multi-Housing News on Embrey's phases; REBusinessOnline on the Ovation groundbreaking; FranklinIs on 2026 openings.
- Roads: Williamson Herald on the McEwen Drive widening and interchange work; the City of Franklin Mallory Lane traffic study; TDOT on the I-65 Phase 3 widening (March 2025 start, April 2026 traffic shift).
- Employers: TNECD and Business Facilities on Mars Petcare; Hetherington Team and Livability on Nissan, CHS, and corridor headquarters counts; the Galleria's employment figure per the same.
- Schools: NCES, Niche, U.S. News, Public School Review, and SchoolDigger enrollment and ratings; FSSD school list and addresses; WCS open-zone list for 2026–27 (January 2026); zoning as recorded on 2025–26 closings.
- Tax rates: Williamson County 2026 rates; City of Franklin FY 2025–26 budget ($0.2960); FSSD ($0.7673). Combined rates published by the county: $1.566 in Franklin outside the FSSD ($1.27 county), $2.2433 inside it ($1.18 county); the worked example uses the combined totals.
- Commute: Google Maps typical-traffic estimates from the Galleria, weekdays 7–8:30 a.m.; Hetherington Team on the airLINE shuttle (launched April 2025) and the Walk Score of 46.
- Parks, dining, and coffee: City of Franklin parks department; FranklinIs, Visit Franklin, and the Meridian Cool Springs and McEwen Northside event pages; GolfPass and GolfLink on Franklin Bridge Golf Club; FranklinIs and roaster sites on the coffee shops.
- Events: Visit Franklin on Music on the Green (2026 dates); City of Franklin on the December 4, 2026 tree lighting; the Galleria's events page on Santa's Workshop; county fair and rodeo dates from the Ag Expo Park.