Berry Farms, Franklin TN: the Town Center and the homes around it

Is Berry Farms right for you?

Berry Farms at a glance

What it costs to own in Berry Farms each year

Prefilled with the typical price used in this guide for Berry Farms. Add HOA dues if the home has them: ask the HOA for its current budget. Insurance isn't estimated: get a quote.

Tax year 2026 rates (Williamson County and city 2026 rate tables). Tennessee assesses homes at 25% of appraised value. An estimate, not a tax bill: confirm the jurisdiction on the parcel record and check with the Williamson County Trustee or a CPA.

Should you buy a home in Berry Farms?

Choose this plan if you want the grocery, a coffee shop and the interstate inside your own neighborhood. It's the Franklin plan where Publix, an office park and the I-65 exit at Peytonsville Road were all drawn into one 600-acre master plan. The developer says every home is within a 5-minute walk of the shops, offices and parks.

The catch is the mix. Planned totals are about 1,100 homes against 1.8 million square feet of retail and 3 million square feet of offices, so you live beside a workplace district that's still filling in. Visit on a weekday at 8 am and again on a Saturday before you choose a street, to see both the office traffic and the shop traffic. If you'd trade the offices for a bigger amenity set on the same tax line, the alternative is Westhaven.

Shops, restaurants and services in the Berry Farms Town Center

The developer's retail page and directory name these businesses. Judge the plan on which of them you'd use every week.

The Publix at Berry Farms

Publix anchors the Town Center. Of the 18 Franklin neighborhoods this site compares, only Berry Farms, Westhaven (Kroger) and McKay's Mill have a grocery inside the plan. Walk it from the street you like before you count it as a walk.

Restaurants and coffee at Berry Farms

Twice Daily, Whit's Frozen Custard, Soulshine Pizza Factory, Sunny Kitchen, Umi Japanese, Benchmark Pub and Honest Coffee Roasters. Tenants change, so check the developer's retail page for the current list.

Offices and everyday services in Berry Farms

The Offices at Berry Farms, Lee Company and the Tennessee Baptist Mission Board work here, alongside a dentist, an eye care practice, First Farmers Bank and a Hampton Inn & Suites. The directory lists Town Center apartments too.

Homes for sale in Berry Farms: what the 600-acre plan holds

Homes come in three forms here: single-family houses, townhomes and rental apartments in the Town Center. Zillow doesn't value Berry Farms on its own, so the closest published figure is ZIP 37064 at $901,467 (September 2026). Treat it as the band the area sits in. At that value, tax alone is about $294 a month; add dues once you have them.

Townhome or house in Berry Farms

Both are sold here, so measure each listing's walk to Publix and its distance from the office entrances against the developer's 5-minute claim. Ask which builders are still active and whether lots remain; the developer lists its builders on its own site, and the Franklin new-build guide covers how builder contracts work in Tennessee.

Hughes Mill Park and the pool at Berry Farms

The shared spaces are a pool and pool house, bocce courts, a community garden, Hughes Mill Park and a dog park. It's a shorter list than Westhaven's five pools and golf course. In exchange, Publix, coffee and the bank are a walk.

Where Berry Farms is in Franklin, Tennessee

The plan sits on the south side of Franklin at the I-65 and Peytonsville Road interchange, where Peytonsville becomes the Goose Creek Bypass. The developer calls it the Southern Gateway to Franklin, and the land's farm history goes back to the early 1800s.

Drive times from Berry Farms, per the developer

These are marketing figures, so test them at rush hour. The Franklin to Nashville commute guide covers I-65 at peak times.

What you'll pay in Berry Farms: tax, HOA and schools

Tax is the predictable line here. Hughes Crossing addresses check out inside the City of Franklin and outside FSSD, so a home at the ZIP's $901,467 pays the 2026 combined rate of $1.566 per $100 assessed: about $3,529 a year. The unknowns are the dues and whatever gets built on the next parcel, and the checklist below covers both. The property tax guide for Williamson County shows the bill dates and relief programs.

HOA dues in Berry Farms

The developer publishes no dues figure. Ask the listing agent for the resale certificate, and check whether a townhome carries a second association fee on top of the master one.

Which school system serves Berry Farms

It's Williamson County Schools (WCS): the plan isn't on the Franklin Special School District's subdivision list, and the Census geocoder returns the county district. WCS assigns by street address, so enter the address in the WCS school zone lookup, and read the Franklin school systems explainer for how WCS differs from FSSD.

Questions to ask before you buy in Berry Farms

Because so much of the plan is still projected, ask about what comes next as well as the house itself. Put these to the listing agent and the developer's office before you write an offer.

1. What's approved or planned on the parcels next to this street: offices, retail, apartments or more homes?
2. Which builder built the home, and is any builder warranty still running?
3. What do the master HOA and any townhome association charge, and is there a transfer fee at closing?
4. Where do Town Center deliveries and office traffic enter, and at what hours?
5. Is the home on the City of Franklin parcel record at the rate you expect?

If you're relocating from out of state and can't walk the streets yourself, Bill can film the block at rush hour and send it to you before you decide.

Berry Farms or Ladd Park: what decides it

Both are Franklin plans in ZIP 37064, inside the city and in WCS, so the price band and the tax rate match. They're built around opposite things.

If you'd walk to coffee every morning, this is your plan. If you'd walk a river trail instead, read the Ladd Park guide. The full list of Franklin neighborhoods sorts all 18 by school line and tax.