Published August 30, 2026

Inside Garrett Farms: Franklin TN's Newest $1M Neighborhood — What You Need to Know Before You Buy

Written by Kyle and Casey Wallace

Inside Garrett Farms: Franklin TN's Newest $1M Neighborhood — What You Need to Know Before You Buy header image.

Garrett Farms is one of the newer names showing up in Franklin-area home searches, and it's drawing real interest from buyers who want a larger new construction home with a Franklin address without paying downtown-adjacent prices. But before you spend over a million dollars here, there are a few things worth knowing that the listing pages won't tell you.

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~95

Homes planned across 64 acres

$1.17M+

Realistic starting price for homes being built now

12–15 min

Drive to downtown Franklin

Location: South Franklin Without the Downtown Premium

Garrett Farms sits right off Columbia Pike in the southern Franklin area, just north of Independence High School. You are about five minutes from Berry Farms, with easy access to Highway 840 and a 12 to 15 minute drive to downtown Franklin. It is a solid position for a buyer who wants to stay in the Franklin orbit without paying for a walkable-to-Main-Street location.

One thing worth knowing up front: your mailing address will say Franklin, but Garrett Farms is technically inside Thompson Station. That is not a drawback — it actually works in your favor on the tax side, which we will get to below.

Two Builder Options, Two Different Experiences

The community offers two distinct paths depending on how much customization you want.

Dreamfinders Homes

Production builder with set plan options
Roughly 3,500–4,500 sq ft
4 to 7 bedroom configurations
Basement opportunities available — rare for Franklin-area neighborhoods
Faster timelines, less flexibility on selections

Tennessee Valley Homes

More custom-built approach
Greater flexibility on floor plans and selections
Important at this price point — buyers want to know how the house will actually live day to day
Lot selection and what the property backs up to become bigger conversations

The basement availability through Dreamfinders is worth calling out specifically. It is genuinely uncommon in the Franklin area and gives buyers extra usable square footage, which can be a deciding factor for families who need the space.

What These Homes Actually Cost

If you have searched Garrett Farms online, you have probably seen homes advertised starting around $1 million. That base price is technically accurate — but it is not what you are likely to spend. The homes actually being built right now are landing in the $1.17 million range and climb from there depending on lot, plan, and selections. Going in with a realistic budget closer to $1.2 million or above will give you a more accurate picture of what is available.

The Thompson Station Tax Advantage

Because Garrett Farms sits inside Thompson Station rather than the City of Franklin, you are not paying the City of Franklin property tax. On a $1.2 million home at current rates, that works out to roughly $4,200 a year in property taxes compared to about $4,700 for a similar home inside Franklin city limits.

A $500 annual difference is probably not going to decide whether you buy at this price point. But it is worth knowing — especially when you are comparing homes across Franklin, Thompson Station, and Spring Hill. Two properties that feel like they are in the same area can carry meaningfully different tax situations.

What Garrett Farms Is Not

Honest assessment on amenities

If you are looking for a resort-style amenity package — a pool, clubhouse, gym, tennis courts — Garrett Farms is not that community. There is a playground and pavilion planned along with open spaces and walking paths, but compared to Tollgate Village right down the road, you are getting fewer shared amenities. The trade-off is lower HOA fees. For buyers who do not need or use clubhouse-style amenities, that trade makes complete sense. For buyers who specifically want those features, Tollgate or a similar community is worth a look.

Lot Selection Is Where the Real Decision Happens

The name "Garrett Farms" might conjure images of large acreage lots. These are not acreage lots. You are getting a large new home in a neighborhood setting, not a rural property. At $1.2 million and above, what is around your house starts to matter quite a bit.

Before settling on a specific home, look hard at the individual lot. Which lots back up to open space? Where are future homes going to be built? What do your sight lines look like from the main living areas? How close is your home to the neighbors on either side? Two homes with the exact same floor plan can feel completely different depending on which lot they sit on — and at this price, that difference is worth investigating before you go under contract.

Who Garrett Farms Is Actually For

The ideal Garrett Farms buyer wants a newer, larger home with a Franklin address, values easy I-840 and Berry Farms access, and does not need to be inside the city limits or steps from downtown. They want space — ideally a lot that backs up to something natural or open — and they want the option to customize more than a typical production build allows. They do not need a pool or a clubhouse, and they appreciate that lower HOA cost. Basement availability is a genuine draw for families who need the extra square footage.

We are currently working with clients building a home here who fit that profile exactly — a family relocating from California who wanted a neighborhood setting without feeling right on top of their neighbors, with a lot backing up to open space. Garrett Farms delivered that for them in a way that other communities in this price range did not.

Frequently Asked Questions About Garrett Farms Franklin TN

Where is Garrett Farms located in Franklin, TN?

Garrett Farms is located off Columbia Pike in the southern Franklin area, just north of Independence High School. It is approximately five minutes from Berry Farms, close to Highway 840, and roughly 12 to 15 minutes from downtown Franklin. Although the mailing address is Franklin, the community sits technically within Thompson Station, which affects property tax rates favorably compared to homes inside Franklin city limits.

How much do homes at Garrett Farms cost?

Homes at Garrett Farms are advertised starting around $1 million, but the homes actively under construction are landing closer to $1.17 million and above depending on the plan, lot, and selections chosen. Buyers should budget in the $1.2 million range as a realistic starting point, with larger or more customized homes running higher. Tennessee Valley Homes offers more custom flexibility, while Dreamfinders builds at a production pace with set plan options.

Who are the builders at Garrett Farms?

Garrett Farms has two builders: Dreamfinders Homes, which builds production-style homes ranging from approximately 3,500 to 4,500 square feet with 4 to 7 bedroom configurations, and Tennessee Valley Homes, which offers a more semi-custom approach with greater flexibility on plans and selections. Dreamfinders also offers basement options at Garrett Farms, which is notable because basements are relatively uncommon in the Franklin and Williamson County market.

Does Garrett Farms have a pool or community amenities?

Garrett Farms is not a resort-amenity community. The planned shared amenities include a playground, pavilion, open green spaces, and walking paths. There is no community pool, clubhouse, gym, or tennis courts. Buyers who prioritize those types of amenities may want to compare Garrett Farms with Tollgate Village, which is nearby and offers a more extensive amenity package. The trade-off at Garrett Farms is lower HOA fees in exchange for a simpler amenity set.

What are the property taxes at Garrett Farms?

Because Garrett Farms sits within Thompson Station rather than the City of Franklin, homeowners pay county property taxes without the additional City of Franklin municipal tax. On a home priced around $1.2 million, current rates put the annual property tax bill at approximately $4,200, compared to roughly $4,700 for a similar home inside Franklin city limits. The difference is modest in the context of the purchase price, but it is worth factoring in when comparing nearby communities across different jurisdictions.

Is Garrett Farms a good neighborhood to buy in?

Garrett Farms is a strong option for a specific type of buyer: someone who wants a newer, larger home with a Franklin-area address, values south Franklin's access to Berry Farms and I-840, and does not need to be within walking distance of downtown or inside the city limits. The lot selection and what individual properties back up to matters significantly at this price point, so lot choice is an important part of the decision. For buyers who want resort amenities, a larger acreage setting, or a more walkable urban location, other Williamson County communities may be a better fit.

Considering Garrett Farms or Comparing It to Other Communities?

We work with buyers in this area every week and can help you figure out which neighborhood — and which specific lot — actually fits the way your family wants to live. Let's talk before you commit to anything.

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Call or Text: 559-643-9255 | Email: casey@wallacegrouptn.com