Ladd Park, Franklin TN: the river, the trails and the homes

Is Ladd Park right for you?

Ladd Park at a glance

What it costs to own in Ladd Park each year

Prefilled with the typical price used in this guide for Ladd Park. 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 buy in Ladd Park: river and trails over shops

Choose this plan if the land matters more to you than a town center. The plan was laid out along 2 miles of the Harpeth River, with 240 acres of common area and about 10 miles of trails. That's more trail than the roughly 9 miles Westhaven's developer lists, on a plan with about a third as many homes.

The trade is errands. There's no grocery or shopping street inside Ladd Park, so the weekly shop is a drive, where Berry Farms and Westhaven keep one inside the plan. If you'd use the river trail most days and the store twice a week, that trade works in Ladd Park's favor.

Most published detail about Ladd Park, including these figures, dates from a 2015 profile, when about 480 homes stood, so confirm counts and amenities with the HOA.

The Harpeth River and trails in Ladd Park

Walk the land before the houses on your first visit.

Harpeth River frontage at Ladd Park

Homes near the river get the shortest walk to it; ask whether a lot backs onto common land or another lot, and look up its flood zone on the county's maps before you offer. The Franklin weather and flood guide explains how to check.

Trails and pocket parks in Ladd Park

About 10 miles of trails link the sections, with roughly 90 acres of pocket parks and open space set between streets. A home that backs onto a pocket park trades privacy for a view, so stand in the yard at a busy hour before deciding.

Pools and clubhouse at Ladd Park

The 2015 profile lists three pools, against Westhaven's five.

Junior Olympic pool and cabana at Ladd Park

The first amenity center has a Junior Olympic pool with a cabana and a separate shallow pool.

The second pool and clubhouse at Ladd Park

A second pool and a clubhouse were planned for 2016 in the 2015 profile. Ask the HOA which center serves the section you're looking at and whether either one can be reserved.

The Highlands at Ladd Park: plan, builders and homes

The Highlands at Ladd Park is the plan's full name. Trillium Ventures master-planned it along the river and sold lots to several builders, so floor plans and finishes vary street by street.

The 2015 plan called for 1,146 homes, from about 1,800 to more than 4,500 square feet. That range means mid-size to large houses, without the townhome and condo options you'd find in Westhaven or McKay's Mill.

Basement lots in Ladd Park

Some lots here were sold as basement lots. If you want storage or a lower-level suite, ask the listing agent which sections have them and get a drainage inspection on any home with one.

Ladd Park HOA fees: why the dues aren't public

Ladd Park's dues aren't on any public page: the HOA's website, laddhoa.com, is an owner login run by its management company, so you'll only see the figure once you ask for it.

What to read in a Ladd Park resale certificate

Ask the listing agent for the certificate. Beyond the yearly dues and any transfer fee, read it for which of the two amenity centers your section uses, any special assessment and the date of the last reserve study. If the lot backs onto common land, check the architectural rules before you plan a fence or shed.

Add the dues to the cost-to-own tool on this page once you have them.

Schools and city status for Ladd Park homes in Franklin, Tennessee

The school system here is Williamson County Schools (WCS). The neighborhood isn't on the Franklin Special School District's subdivision list, and the Census geocoder places a sample address inside the City of Franklin and in the county district.

Outside FSSD you pay Franklin's $1.566 per $100 assessed rather than $2.2433, about $1,500 a year less on a $901,467 house, the typical value for ZIP 37064 (Zillow, September 2026; Zillow doesn't value the subdivision itself). Rates, due dates and relief programs are on the Williamson County property tax page.

WCS zone finder for a Ladd Park address

Enter the address in the WCS zone finder rather than relying on a listing's school line, since zones can change when new schools open. The Franklin schools guide covers both systems.

What a Ladd Park home costs each month

Here's the monthly cost on a home at the ZIP's typical value, with 20% down and the Freddie Mac 30-year average of 7.4% (week of October 15, 2026). Dues and insurance stay blank until you have real figures.

On the same terms, every $100,000 below that price takes about $587 a month off the known total: about $554 in principal and interest and $33 in tax. The rate moves weekly, so rerun it with your lender's quote. The Tennessee homeowners insurance guide explains what drives a Franklin premium.

How to test Ladd Park before you buy

One Saturday and one weekday morning are enough.

1. Walk a stretch of the river trail from the section you like, and note how far the nearest trailhead is from the front door.
2. Drive to the grocery you'd use and time it, then time the run to I-65 at 7:30 am.
3. Visit both amenity centers and ask which one your section uses.
4. If the house has a basement, look at it after a heavy rain and ask for any drainage repairs on record.
5. Read the architectural rules before you plan a fence, pool or shed.

If the grocery drive is what bothers you, Berry Farms or Westhaven is the better fit. If it doesn't, Ladd Park's trade works.

Ladd Park or Westhaven: what decides it

Both sit in 37064, inside the city and in WCS, so price band and tax rate line up. The difference is what the dues buy and what's inside the plan.

On a $901,467 house the tax is about $3,529 a year in either plan, so the comparison to run is dues against what they buy: ask both HOAs for their figures. If you want the river and fewer homes, Ladd Park. If you want everything inside one plan, including a cheaper townhome way in, the Westhaven guide is the next read. Bill can walk both with you on one afternoon, or by video if you're still out of state. Other options are compared on the Franklin neighborhoods page.