Fieldstone Farms, Franklin TN: homes, sections and HOA dues

Is Fieldstone Farms right for you?

Fieldstone Farms at a glance

What it costs to own in Fieldstone Farms each year

Prefilled with the typical price used in this guide for Fieldstone 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.

Why Fieldstone Farms is Franklin's resale pick

If you'd rather buy an established house than wait on a builder, start here. A 2015 count put the neighborhood at 2,137 homes in 26 sections, from condos and townhomes to houses of about 6,000 square feet. With that many homes and types, your odds of finding the size you need are better than in a 300-home plan, and you can move up or down later without leaving the same pools and trails.

The catch is the structure. Each section can have its own association and rules on top of the master HOA, so two similar houses a few streets apart can carry different dues. Ask which section a listing is in before anything else. If you'd rather have a grocery inside the neighborhood, the alternative is McKay's Mill, with 1,300+ homes.

How sections and HOA dues work in Fieldstone Farms

The master association runs the shared amenities and keeps a website at fieldstone-farms.com. No dues figure is published there that this site could confirm. Listings have shown $75 and $350 a month, unverified: a gap of $3,300 a year between sections, so treat any number you see online as a prompt to ask.

How Fieldstone Farms' 26 sections affect dues

Think of the bill in two layers: the master dues every owner pays, and any section or condo charge stacked on top. A condo or townhome section may cover more, such as exteriors or landscaping, so compare what each fee pays for before comparing amounts.

Questions to ask about a section's dues in Fieldstone Farms

• Master dues and the section's own dues, with billing dates.
• What the section fee covers: lawn, roof, exterior paint or insurance.
• Any transfer fee and any special assessment voted or proposed.
• Rules on fences, paint colors and rentals for that section.

The 55+ section in Fieldstone Farms

One section is age-restricted. It shares the master amenities, but its own rules on age and occupancy apply, so read them in the section's documents before you offer.

Fieldstone Farms amenities: pools, clubhouse and river trail

The 825 acres hold two pools, a clubhouse, a fitness center, lighted tennis, four parks and a Harpeth River trail, per the community's 2015 release, so confirm hours and access with the HOA.

The clubhouse, pools and fitness center at Fieldstone Farms

The red L&N caboose by the clubhouse pool is a leftover from the farm.

Harpeth River nature trail in Fieldstone Farms

A nature trail follows the Harpeth River, and the sections have sidewalks. If the trail is why you're looking, ask which sections reach it on foot and drive the rest.

Tennis courts and parks in Fieldstone Farms

Lighted tennis courts and four parks inside the neighborhood. Ask the HOA which courts need a reservation and whether guests pay.

When was Fieldstone Farms built?

Building started in 1987, when the family of Cecil Sims, who bought the Cecilwood farm in 1927, sold the land to Harlan Co. That date matters when you buy: early sections are now more than 35 years old, so budget for roofs, windows and HVAC on a first-phase house that a newer plan wouldn't need yet.

Property tax on a Fieldstone Farms home in Franklin, Tennessee

A home at $998,910 pays about $3,911 a year at the 2026 city rate outside FSSD, $1.566 per $100 assessed. That figure runs high: Zillow has no Fieldstone value, so the nearest one is ZIP 37069 (September 2026), which also takes in gated estates such as Laurelbrooke.

Your Fieldstone house will likely cost less than the ZIP figure, so adjust the bill to the list price: every $100,000 below $998,910 takes about $392 off the yearly tax. Plug your own price into the cost-to-own tool on this page, or see the Williamson County property tax explainer.

Williamson County Schools for Fieldstone Farms

Every section is Williamson County Schools (WCS): the neighborhood isn't on the Franklin Special School District's list, and a Census check on a sample address returns the county district. WCS sets zones by address and can redraw them. Check the street in the WCS zone finder; the FSSD and WCS comparison explains the two systems.

Fieldstone Farms or McKay's Mill: what decides it

Both are established resale neighborhoods inside the city with pools and a clubhouse. What separates them is the school line and the shopping.

Pick this one for the larger stock and the river trail. Pick the McKay's Mill neighborhood if a grocery inside the plan or a short run to Cool Springs matters more. All 18 are side by side on the Franklin neighborhoods overview.