Moving to Polk Place in Franklin, TN: homes, the school line and costs

Is Polk Place right for you?

Polk Place at a glance

What it costs to own in Polk Place each year

Prefilled with the typical price used in this guide for Polk Place. 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.

Polk Place in Franklin: check the school side before the house

Start with the address, not the listing photos. Polk Place lots and appraisals sit close together, so the main thing separating two similar houses is whether they fall on FSSD's side of the line. Run the address through FSSD's neighborhood list before you book a tour.

If it's FSSD-side and you want that district for PreK-8, Polk Place is one of the closest 1990s quarter-acre plans to downtown. If it's WCS-side, you're paying a premium for the location over Sullivan Farms, which is all WCS and appraises about $122,000 lower at the median.

The plan is finished, so no builder is waiting on open land next to you. The catch is age: the newest houses date from about 2005, and the oldest are past 30 years, so budget for a roof or HVAC on the older sections.

Who developed Polk Place and when

The Polk family land behind Polk Place

Local reporting says developer Sara Holliday inherited the land from her mother, Sara Polk Dallas, and built Polk Place with Jay Franks between 1994 and 2005. The City of Franklin had annexed the ground long before, in a 586-acre annexation in 1969, so the plan was inside city limits from its first house.

Small builders and house sizes in Polk Place

Homes went up through small local builders rather than one production builder, with sizes reported from about 2,000 to 5,000 square feet. That means fewer repeated floor plans than in a newer plan, so compare by lot, square footage and condition rather than by model name.

The 1994 city record for Polk Place

The city's subdivision layer records 347 single-family units approved in 1994 under R-2 and R-3 zoning at 3.05 units per acre. The county parcel layer shows 355 residential lots across 10 sections. Local reporting has cited 370 homes; about 350 is the figure the records support.

How tight Polk Place appraisals run on the county roll

Eight in ten Polk Place houses appraise within a band of about $175,000 on the county tax roll, about 20% of the median. That's the tightest of the ten subdivisions compared in this guide, just ahead of Founders Pointe at about 21%. The lots are just as even, most of them a shade under a quarter acre (the full spread is in the facts table on this page).

That evenness works for you when you negotiate. Appraisals are the county's tax values, not sale prices, but when a listing sits far above its neighbors on the roll, ask the seller what you're paying for: a renovation, a bigger lot or a better position. If there's no answer you can see, treat the gap as room to negotiate.

Ten sections over 11 years in Polk Place

The county's legal descriptions record ten numbered sections, built over about 11 years. Use the section on the parcel record to find comparable sales from the same phase, and to judge roughly how old a house's original systems are.

The Polk Place school split and the 2026 Franklin tax bill

FSSD's list lists Polk Place with an asterisk marking it as split with WCS. A Census Bureau test point on the main road fell in FSSD for elementary grades and WCS for secondary, but that's one address; check yours. FSSD covers PreK-8 and its students attend WCS high schools.

Setting the Polk Place cost tool

The tool on this page starts on the FSSD rate. If your address is on the WCS side, switch it to "Franklin" and the bill drops by about $1,491 a year at the median. The Williamson County property tax guide explains the rates; the Franklin schools overview explains the systems.

A pool, a fishing pond and the Polk Place HOA

Does Polk Place have a pool?

Yes. Local reporting lists a community pool, a stocked fishing pond, a playground and sidewalks. Confirm hours and rules with the HOA.

HOA dues in Polk Place

There's no published dues figure, and a pond is the kind of shared asset that can carry a special assessment for upkeep. Ask for the resale certificate before your due-diligence period ends, and ask the HOA what its reserve fund holds for the pond.

Monthly cost in Polk Place on each side of the line

The cost tool's starting price is Zillow's typical value for the 37064 ZIP, $901,467 in September 2026. With 20% down at Freddie Mac's 30-year average of 7.4% (week of October 15, 2026), principal and interest come to about $4,993 a month on either side of the line.

Tax is where they split, and it's figured on the county's appraisal of the house, not on what you pay. On the median appraisal, add about $412 a month on the FSSD side or about $287 on the WCS side: roughly $5,405 against $5,280 before HOA dues and insurance. Over a 10-year stay at today's rates, that difference adds up to about $14,900. Get an insurance quote rather than guessing; the homeowners insurance guide for Tennessee covers what to ask.

Where Polk Place sits on Mack Hatcher Parkway

Distance from Polk Place to Main Street and Cool Springs

From the middle of the plan, Main Street is about 1.9 miles in a straight line and CoolSprings Galleria about 5.0 miles. That's closer to downtown than Sullivan Farms or Lockwood Glen and farther from the Galleria than the Cool Springs side plans. Mack Hatcher Parkway, the loop around central Franklin, gives you routes north and east without driving through downtown. Time the run to I-65 at your commute hour; the Franklin commute guide covers the interstate.

Polk Place or Founders Pointe: what decides it

They're the two split FSSD/WCS subdivisions closest to Main Street, and both started in 1994. Lot size and appraisal decide it.

When Founders Pointe wins: more land, lower appraisals

Founders Pointe has bigger lots, more than 20 acres of HOA common ground and a median appraisal about $106,600 lower, which also means a smaller tax bill on either side of the line. If you're choosing on land, choose it.

When Polk Place wins: the pond and Mack Hatcher access

Pick Polk Place if you want its fishing pond and quick access to Mack Hatcher Parkway, and a median appraisal about $106,600 higher doesn't change your decision. Both need the same address check before you compare.

Before you offer in Polk Place, Franklin

• Confirm the FSSD or WCS side on both districts' lookups and save the result.
• Pull the parcel record for the appraisal and section number.
• Ask the seller for roof and HVAC dates; houses here date from 1994 to 2005.
• Read the HOA resale certificate before the due-diligence deadline.

Compare Polk Place against the rest of the city on the Franklin neighborhoods guide. Bill can check which side of the school line a listing is on before you tour.