Neighborhood guide · Northwest Franklin
Fieldstone Farms.
The biggest finished neighborhood in the city, and the one most people actually live in. Twenty-one hundred houses on a lawyer's old summer farm off Hillsboro Road, built from 1989 to 2001 by one developer and one builder, with two pools, a Publix, and an elementary school inside the fence. Thirty-year trees, thirty-year roofs, and the best price per square foot in Franklin.
B-roll · coming soon
Neighborhood video. Ninety seconds of B-roll: Fieldstone Parkway under the oak canopy, the Club West pool at swim practice, the Fourth of July bike parade, Hunters Bend at dismissal, the trail along Spencer Creek, and the Publix lot at five o'clock. No narration.
01 · The place
A 1990s subdivision that grew up into a neighborhood.
Cecil Sims, who founded the Nashville law firm Bass, Berry & Sims in 1921, bought about 800 acres of this ground in 1927 as a summer place and named it Cecilwood after a son killed in the Second World War. He ran it as a working farm with tenant families, built a treehouse and an observatory, and in the 1960s had an L&N caboose delivered for the grandchildren's summer dances. The family sold to the Harlan Company in the late 1980s. The log house site became the clubhouse, the tennis court became the pool, and from 1989 Turnberry Homes built two thousand one hundred and thirty-seven houses across forty-odd sections, finishing in 2004. The name comes from the fieldstones the farm turned up.
What Harlan drew was a conventional subdivision at unusual scale: a spine road, Fieldstone Parkway, with sections looping off it, a swim-and-tennis club at each end, an elementary school in the middle, and a Publix strip at the Hillsboro Road entrance. Nobody called it master-planned. But thirty years of trees, a school you walk to, a pool with a swim team, and a Fourth of July parade have done what the New Urbanist plans across town spend money trying to do. On a weekday evening the trails and cul-de-sacs are full of kids, and the parents know each other from Hunters Bend.
What you are buying is a brick-front, two-car-garage house on a real lot with a real tree, thirty years of settled neighbors, and the lowest price per foot in the city. What you are not buying is new. Every roof, furnace, and window here is on its second life or about to be, and the kitchens run from original oak to full gut.
Who moves here
Families who want Williamson County schools and a Franklin address at a price that still exists: the $500,000 to $700,000 band was 29 of last year's 76 sales. Buyers who would rather renovate than pay a builder's margin. Franklin High loyalists, since every address here zones to it. Empty-nesters into Windsor Park, the 55-plus section where the association mows and paints. And a steady flow of people leaving Westhaven and Berry Farms for a yard.
What it is not
Walkable to anything but the Publix, the school, and the pool. Architecturally ambitious. Or cheap to own after the purchase: the money you save per square foot goes into the house over the first five years, and buyers who skip the inspection find out how.
02 · The sections
One name on the sign, forty-four on the deeds.
The MLS files Fieldstone Farms under forty-four different subdivision names, and the price tracks the section and the decade more than the street. Most of the plan is the core: 1990s brick-and-siding two-stories on quarter-acre lots. Four pockets are different enough to name:
| Section | Where | What you find | Price band |
|---|---|---|---|
| The core sectionsMost of the 2,137 | Looping off Fieldstone Parkway between Hillsboro Road and the Harpeth | 1,800–3,200 sq ft traditionals from 1989 to 2001, two-car garages, some basements on the sloped lots. Sixty-eight of 76 sales last year. The $500K–$700K tier moved fastest at 26 days. | $450K–$900K |
| The Parks at Fieldstone FarmsLater, larger | The later sections | The late-1990s move-up phase: 3,000–4,500 sq ft, side-entry garages, the bigger lots. Nineteen sales cleared $900,000 last year at a $981,350 median. | $900K–$1.3M |
| Reserve at Spencer CreekGated | Along Spencer Creek | The estate pocket: three sales at a $1.56M median and 5,678 median square feet. The top closing in the plan, $1.75M, was here. | $1.4M–$1.75M |
| Windsor Park55-plus | Its own loop | Attached and small detached homes where about $240 a month on top of the base dues buys exterior and lawn care. One sale last year at $507,000; the way into the neighborhood without a mower. | Around $500K |
| Prescott PlaceTownhomes | Near the Hillsboro Road entrance | 1,400–1,600 sq ft townhomes, the lowest price in the plan. Two sales at $530,000; seven in the under-$500K citywide report at a $425,000 median and 13 days to contract. | $425K–$540K |
Sources: MLS closed sales by subdivision string, trailing 12 months to spring 2026 (nashvillehome.guru, 76 sales); the Franklin under-$500K report, through May 2026. Bands are for choosing a section, not pricing a house.
03 · Homes & market
What a house costs, and what you get for it.
A resale-only market, and a negotiated one: two-thirds of last year's sales closed under asking, nothing sold on day one, and a house that had been flipped over a summer resold for 29 percent more. The spread between an original kitchen and a redone one is the whole story.
Sources: MLS closed sales for Fieldstone Farms, trailing 12 months to spring 2026 (nashvillehome.guru, 76 arm's-length sales). An earlier cut of the same data, through May 2026, showed 77 sales at a $682,000 median; the figure moves with the mix of sections that happen to close. Redfin's citywide figure for context: 48 days on market, June 2026.
| Tier | What you get | Typical range |
|---|---|---|
| Under $500K8 sales, $462,450 median | Prescott Place townhomes, Windsor Park, and the smallest 1990 ranches with original everything. The slowest tier at 37 days, and the deepest discounts: 96.1% of asking. | $425K–$500K |
| $500K–$700K29 sales, $574,900 median | Where the neighborhood lives: 1,800–2,400 sq ft, 3–4 bed, brick front, vinyl or fiber-cement sides, two-car garage, a kitchen somewhere between original and 2015. Twenty-six days, 98.5% of asking. | $500K–$700K |
| $700K–$900K20 sales, $757,500 median | The renovated core and the smaller Parks houses: 2,400–3,200 sq ft, redone kitchen and baths, a screened porch, maybe a finished basement. Thirty-six days, 99% of asking. | $700K–$900K |
| $900K plus19 sales, $981,350 median | The Parks, the creek lots, and the Reserve: 3,000–6,100 sq ft, side-entry three-car garages, the mature acre-ish lots. Thirty-one days. | $900K–$1.75M |
- Early-90s brick-front traditionalBrick across the front, siding on the sides and back, arched foyer window, front-load garage. The 1989–1995 sections and most of what sells under $700,000.
- Late-90s all-brick two-storySide-entry garage, taller ceilings, a bonus room over the garage. The Parks and the last core sections.
- Ranch with a basementOn the sloped lots toward the creek: one level up, a walk-out down. The plan that downsizers hunt for.
- Estate houseReserve at Spencer Creek: 5,000–6,000 sq ft custom builds behind the gate, the only place in the plan with a three-car garage as standard.
- Windsor Park villaSingle-level attached and small detached plans with exterior care in the fee. Fifty-five and over.
- Prescott Place townhomeTwo-story, 1,400–1,600 sq ft, the smallest footprint and the lowest price in the plan.
| 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 | Fieldstone Farms is inside city limits | $0.296 per $100 |
| Franklin Special School District | Not applicable. The neighborhood is outside the FSSD boundary; K–8 is Williamson County Schools | $0 |
| Master HOA | Two pools, clubhouse and gym, tennis, pickleball, four parks, trails, architectural review. Most sections | ~$60 / mo |
| Windsor Park add-on | Exterior maintenance and lawn care on top of the base dues | ~$240 / mo |
| Reserve at Spencer Creek | Gate and private street upkeep; the top of the $720–$3,780 annual range | Up to $315 / mo |
| The 30-year budget | Roof, HVAC, water heater, windows, and a kitchen on a 1989–2001 house. Get the inspection; price the list into the offer | Varies |
Worked example on the $714,000 median: assessed $178,500. County $2,267 + city $528 = about $2,800 a year in property tax, plus about $720 in base dues. The same house inside the FSSD would add roughly $1,210. Sources: Williamson County 2026 rates; City of Franklin FY26 budget; MLS HOA data; Hetherington Team on Windsor Park.
04 · The association
Sixty dollars a month, and what it buys.
Fieldstone Farms runs on one master association across twenty-six sub-sections, managed by Community Management Associates. The dues are a fraction of Westhaven's, the amenity list is most of the way there, and the rules are lighter. This is the cheapest club membership in Franklin.
What the dues cover
- Two pools. Club West on Lexington Parkway, with the clubhouse, and Club East on Black Horse Parkway. The Fieldstone Flippers swim team practices at West.
- The clubhouse. On the site of the Sims log house: a fitness room, meeting space, and the rental room for birthday parties.
- Courts. Two clay and two hard tennis courts, four pickleball courts.
- Parks and trails. Four neighborhood parks with playgrounds and the walking-and-biking network that ties the sections together.
- Common areas and events. Entrance landscaping, the parkway medians, the Fourth of July, the garage-sale weekends.
What the covenants govern
- Architectural review for anything that changes the outside: paint, fences, additions, roofs, outbuildings. Like-for-like replacements of approved work do not need a resubmission.
- Windsor Park and the Reserve carry their own sub-association rules and fees on top.
- Rentals. No plan-wide ban recorded on last year's sales; check the section's covenants. The city's 2026 short-term rental ordinance applies on top.
- Guests. Amenities are for residents and accompanied guests; the pools card in.
- Dues are billed yearly on January 1 or by monthly draft.
In one line
About $720 a year for two pools, a gym, eight courts, four parks, and a swim team is the best amenity-per-dollar deal in the county, and the reason a 1992 house here holds its value against a 2022 one across town.
05 · Schools
Walk to the elementary, then Grassland, then Franklin High.
The simplest school map of any guide so far. Hunters Bend is inside the neighborhood, Grassland Middle is up Hillsboro Road, and every one of last year's 76 sales zoned to Franklin High. All Williamson County Schools, and no FSSD tax.
| School | Grades | Distance | Notes |
|---|---|---|---|
| Hunters Bend ElementaryInside the neighborhood · WCS | K–5 | In the plan | About 360 students, one of the district's smallest. Niche A; top 5% of Tennessee elementaries. Zoned for 68 of 76 sales. Most kids walk or bike. |
| Walnut Grove ElementaryWestern sections · WCS | K–5 | 2 mi | Zoned for the 8 sales on the far western edge. Also the Cottonwood school. |
| Grassland MiddleHillsboro Rd · WCS | 6–8 | 2 mi | About 800 students, 14:1. Niche A; top 5% in the state. Every address. |
| Franklin HighHillsboro Rd · WCS | 9–12 | 3 mi | About 1,730 students, 16:1. Niche A, ranked 13th in Tennessee. The city's original high school, and the zone for 100% of the neighborhood. |
Sources: WCS zoning as recorded on 76 MLS closings, 2025–26; NCES, Niche, U.S. News, SchoolDigger enrollment and ratings. Zones change; confirm the address with the WCS zone finder.
- Battle Ground AcademyPK–12, founded 1889. The upper campus on Ernest Rice Lane is the closest independent school to the neighborhood.
- Franklin Classical SchoolK–12 classical Christian, university-model schedule.
- Grace Christian AcademyPK–12 Christian school on Hwy 96 West.
- New Hope Academy & St. MatthewPK–6 and PK–8 options toward downtown.
- Hillsboro RoadChurch preschools and franchised centers line the road between Grassland and Mack Hatcher; the Grassland churches run the biggest weekday programs.
- Hunters Bend pre-KWCS pre-K classrooms on the elementary campus; limited seats, ask the school.
- The county rec centerWilliamson County Parks runs preschool programs and camps at the Franklin Recreation Complex on Hillsboro Road.
06 · Getting around
The drive, honestly timed.
Times are from Fieldstone Parkway at Hillsboro Road on a weekday morning between 7 and 8:30. Everything starts on Hillsboro Road, which is two lanes past the school and four toward town. Nashville has two routes, and residents argue about them.
Mobility scores
The school, both pools, four parks, and the Publix strip on foot for most sections. Nothing outside the entrance is.
The parkway, the loops, and the trail network are the best in-neighborhood riding of any 1990s subdivision in the county. Hillsboro Road is not for bikes.
No fixed route. Franklin Transit's on-demand service covers the city limits.
Hillsboro Road at Grassland Middle and Franklin High between 7:15 and 8 is the daily cost. The Mack Hatcher loop opened the back way to Cool Springs and Westhaven; Moores Lane is the shortcut to the interstate.
07 · Daily life
Where the week actually happens.
- Harpeth Village stripThe restaurants around the Publix at the entrance: the weeknight takeout row for the whole plan.
- Grassland crossroadsThe village's strip-mall finds on Hillsboro Road, the kind Visit Franklin writes lists about. The Foodland grocery has closed; the restaurants stayed.
- Downtown FranklinEverything on Main Street, eight minutes down the road. The closest of any guide outside downtown itself.
- Cool SpringsMcEwen Northside and the steakhouses, twelve minutes by Moores Lane.
- Leiper's ForkPuckett's and Fox & Locke, fifteen minutes west by Old Hillsboro Road. The Sunday drive.
- Live musicFox & Locke's Friday shows, the downtown rooms, and the festival grounds at Harlinsdale. Tracked nightly.
- The Good CupGrassland's living room since 2003, at 2181 Hillsboro Road. Six to three-thirty weekdays, closed Sundays. Where the neighborhood runs into itself.
- Hillsboro Road drive-throughsThe chains between the entrance and Mack Hatcher, on the way to the school drop-off.
- DowntownFrothy Monkey, Honest, and the rest of the Main Street shops, eight minutes.
- The Coffee AtlasTwenty Franklin shops, ranked by the community.
- Publix at Harpeth VillageFull-size store and pharmacy at 2020 Fieldstone Parkway, inside the entrance. The single biggest convenience in the plan.
- The rest of the stripThe service tenants around the Publix handle the small errands without leaving the neighborhood.
- Kroger & Whole FoodsKroger on Hwy 96 West or Columbia Avenue; Whole Foods at McEwen in Cool Springs.
- Big box & hardwareCool Springs by Moores Lane: Target, Home Depot, Lowe's, Costco, the Galleria.
- City HallDowntown on 3rd Avenue. We cover the meetings.
- Storefronts we've profiledLocal businesses, one at a time.
- Club West & Club EastThe two association pools, the clubhouse gym, the clay and hard tennis courts, and four pickleball courts. In the dues.
- Four parks and the trailsPlaygrounds in each quadrant and the walking-and-biking network along Spencer Creek and between the sections.
- Fieldstone ParkThe city's 37 acres next door: four softball fields, two big pavilions, a playground.
- Franklin Recreation ComplexThe county's indoor and outdoor pools, gym, racquetball, and wellness center at 1120 Hillsboro Road. Open from five a.m. weekdays.
- Jim Warren Park58 acres on Boyd Mill: twelve ball fields, four football fields, eight tennis courts, the fishing pond. Where the Fieldstone kids play their leagues.
- Harlinsdale Farm200 acres, the dog park, and the festival grounds on Franklin Road.
- Williamson Medical CenterThe county hospital and 24-hour ERs at Carothers and Mack Hatcher.
- Urgent care & primary careClinics on Hillsboro Road and at the Hwy 96 West corridor; the specialist density is in Cool Springs.
- FitnessThe clubhouse gym is in the dues; the county rec center is the serious option five minutes away; the studios are in Cool Springs.
- Swim teamThe Fieldstone Flippers, at Club West. The summer schedule for a large share of the neighborhood's households.
- Working from homeFiber through the plan; the Good Cup and the downtown coworking rooms for a change of desk.
- LibraryWilliamson County Public Library's main branch on Columbia Avenue.
08 · The year
What the neighborhood does together.
The association's calendar is short and well attended, and downtown's is eight minutes away. The fixtures:
- AprilMain Street FestivalDowntown, the last full weekend of April. Park at home and ride in.
- MayCommunity garage sale & pool openingThe first Saturday in May for the plan-wide sale; the pools open for Memorial Day weekend and the Flippers start practice.
- June–JulySwim seasonFieldstone Flippers meets at Club West on weeknights. Expect the parking to reach the parkway.
- JulyFourth of July celebrationNine-thirty at the clubhouse for the resident parade, then the pool from ten: games, karaoke, a photo booth, and watermelon until three. The neighborhood's signature day.
- SeptemberPilgrimage Music FestivalAt Harlinsdale Farm, eight minutes away. Late September; the neighborhood rents driveways.
- OctoberFall garage sale & HalloweenThe first Saturday in October for the sale. Halloween on the cul-de-sacs draws cars from across town.
- DecemberTree lighting on the SquareFriday, December 4, 2026, downtown, and the Dickens of a Christmas weekend the week after.
09 · Trade-offs
The case for, and the case against.
What you gain
- Price per foot. $328 against $476 in Westhaven and $426 for a Berry Farms house. A four-bedroom under $700,000 with a yard, inside city limits.
- Trees. Thirty-year oaks over the parkway and a canopy the new plans will not have until 2050.
- A school you walk to. Hunters Bend, one of the smallest and best-rated elementaries in the district, inside the fence. Then Grassland and Franklin High, no surprises.
- The cheapest club in town. About $720 a year for two pools, a gym, eight courts, four parks, and a swim team.
- Eight minutes to Main Street. Closer to downtown than Westhaven, Berry Farms, or Cool Springs, and no FSSD tax.
What you give up
- New. Everything is 25 to 37 years old. Roofs, HVAC, windows, decks, and kitchens are the buyer's problem within five years if the seller has not already solved them.
- Negotiation as a way of life. Two-thirds of sales close under asking and a fifth of listings never sell. Good for buyers; a lesson for sellers who price off the renovated comp.
- Hillsboro Road. Two lanes past two schools at 7:30 a.m. The only way out.
- Character. Brick fronts and vinyl sides from a 1990s pattern book. If the house itself matters, the money goes further downtown or in Westhaven.
- Walkability past the entrance. The Publix and the school are the whole pedestrian world.
The verdict
Buy here for the yard, the school, and the math. A well-kept 1995 house in Fieldstone Farms is the best-value family purchase in Franklin, and the swim team and the trees are worth more than the amenity brochures across town. Get a thorough inspection, price the roof into the offer, and do not overpay for someone else's renovation.
10 · Map
Where it sits.
Northwest Franklin, off Hillsboro Road between Mack Hatcher and the Grassland crossroads. Fieldstone Parkway runs the length of the plan from the Publix entrance; Spencer Creek and the Harpeth bound the west and south. Cottonwood is the next subdivision north; Franklin High is two miles south.
11 · Questions
What people ask before they move here.
What does the HOA cost, and what does it cover?
About $60 a month in most sections; last year's sales recorded a $1,260 annual median across a $720 to $3,780 range. That buys Club West and Club East pools, the clubhouse with its fitness room, two clay and two hard tennis courts, four pickleball courts, four parks, and the trail network. Windsor Park adds about $240 a month for exterior and lawn care; the gated Reserve at Spencer Creek sits at the top of the range. Exterior changes go to architectural review, and like-for-like replacements of approved work do not need a resubmission.
Which schools are we zoned for?
Hunters Bend Elementary, inside the neighborhood, for 68 of 76 recent sales; Walnut Grove for eight addresses on the western edge. Then Grassland Middle and Franklin High for every address. All Williamson County Schools. Fieldstone Farms is outside the Franklin Special School District and does not pay its tax. Confirm any address with the WCS zone finder.
How much does a 1990s house here really cost to own?
The purchase is the cheap part. On the $714,000 median, property tax is about $2,800 a year and base dues about $720. The line that matters is the house itself: a 1989 to 2001 build is on its second roof and furnace or about to be, and windows, decks, and water heaters follow. A good inspection turns that into a list; the list goes into the offer. Two-thirds of sales close under asking, so there is room.
How is the commute?
Eight minutes to Main Street, ten to twelve to Cool Springs and I-65 via Moores Lane, and 40 to 55 minutes to downtown Nashville in the morning rush. Residents split between running Hillsboro Road north to Old Hickory Boulevard and the interstate, or Moores Lane to I-65 at the Galleria; the first is prettier, the second is more predictable. Hillsboro Road at the two schools between 7:15 and 8 is the daily cost either way.
Can I rent it out?
No plan-wide ban was recorded on last year's sales, so long-term leasing is generally allowed; read the section's covenants, since Windsor Park and the Reserve have their own. Short-term rentals fall under the city's Ordinance 2025-25, effective January 2026: owner-occupied only, one per lot.
Does it flood?
Spencer Creek runs through the western sections and the Harpeth bounds the south, and the lots along both carry mapped floodplain; that is where the trails and the Reserve's biggest lots are. The core of the plan sits above it. Check the FEMA map for any address and expect a flood policy on the creek lots.
Is there a 55-plus option?
Windsor Park, an age-restricted section with attached and small detached homes where the association handles exterior maintenance and lawn care for roughly $240 a month on top of base dues. One sale last year at $507,000. It is the only way to live in Fieldstone Farms without a mower.
How does this compare to Cottonwood or Westhaven?
Cottonwood is the next subdivision north: a decade older, 484 houses on bigger lots with an $88 HOA, a $949,000 median, and Walnut Grove instead of Hunters Bend. Westhaven is the new-urbanist version across town at a $1.36 million median and $476 a foot, with five pools and a golf course for about $3,200 a year. Fieldstone Farms is the value play between them: most of the amenities, a fraction of the dues, and the oldest trees of the three.
12 · Compare
If you like Fieldstone Farms, also look at.
Sullivan Farms, Founders Pointe & Hillsboro Rd.
The established neighbors along the same road: same schools, smaller plans, a little more variety in the houses.
Same schoolsMcKay's Mill, Ladd Park & Liberty Pike.
The 2000s version of the big family subdivision, with a village center and the greenway, on the Cool Springs side.
Ten years newerGrassland.
Up the road: unincorporated, no city tax, acre lots, and the same Grassland-to-Franklin-High path.
More landSources & method
- Sales, medians, price per square foot, price tiers with days to contract and sale-to-ask, section medians, HOA range and median, school zoning counts, unsold-listing share, the Wilcot Way resale: MLS closed sales for Fieldstone Farms, trailing 12 months to spring 2026, as compiled by nashvillehome.guru (76 arm's-length sales). An earlier cut through May 2026 showed 77 sales at a $682,000 median.
- Prescott Place and Windsor Park pricing: the same source's Franklin under-$500K report (202 sales, through May 2026) and the Hetherington Team Fieldstone Farms guide, 2026.
- History: fieldstonefarmshistory.com on Cecil Sims, Cecilwood Farm (1927), the caboose, and the sale to the Harlan Company; nashvillehome.guru and Hetherington on the 1987 start, Turnberry Homes, the 1989–2004 build-out, 2,137 homes, and the 26 sub-associations.
- Amenities, dues structure, and rules: myfieldstonefarms.com (amenities, FAQs, architectural review, dues billing), Hetherington Team (Club West and Club East addresses, court counts, base dues, Windsor Park add-on, CMA management).
- Events: myfieldstonefarms.com events page (Fourth of July schedule, garage-sale Saturdays, the Fieldstone Flippers); City of Franklin on the December 4, 2026 tree lighting; Visit Franklin on Main Street Festival, Pilgrimage, and Dickens of a Christmas.
- Schools: NCES, Niche, U.S. News, SchoolDigger, and Public School Review enrollment and ratings; WCS zoning as recorded on 2025–26 closings.
- Tax rates: Williamson County 2026 rates and combined totals ($1.566 in Franklin outside the FSSD); City of Franklin FY 2025–26 budget. Fieldstone Farms is outside the FSSD boundary.
- Commute: Google Maps typical-traffic estimates from Fieldstone Parkway at Hillsboro Road, weekdays 7–8:30 a.m.; Hetherington Team drive-time ranges.
- Daily life: Publix store locator (2020 Fieldstone Parkway); The Good Cup (2181 Hillsboro Road, opened 2003); Williamson County Parks on the Franklin Recreation Complex; City of Franklin parks department on Jim Warren Park (58 acres) and Fieldstone Park (37 acres); Visit Franklin on the Grassland strip.