Moving to Stream Valley in Franklin, TN: newer homes, lower appraisals

Is Stream Valley right for you?

Stream Valley at a glance

What it costs to own in Stream Valley each year

Prefilled with the typical price used in this guide for Stream Valley. 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.

Is Stream Valley the value pick among newer Franklin plans?

Between the two plans here built since 2005, yes, on the tax roll and on land. The median appraisal is about $148,000 below Lockwood Glen's, and the lots are half again as big. It's inside city limits and all WCS, so there's no school-line check to run.

The cost is the drive. No in-city plan compared here sits farther from Cool Springs, and only Avalon is farther from Main Street, so if your job is in the Cool Springs or Maryland Farms offices, time the drive first.

The Stream Valley commute from Lewisburg Pike

Distance from Stream Valley to downtown and Cool Springs

From the middle of the plan, Main Street is about 5.3 miles in a straight line and CoolSprings Galleria about 7.5 miles. The Goose Creek Bypass links Lewisburg Pike to I-65, so drive that route at the hour you'd commute. Nashville routes are on the Franklin to Nashville commute page.

How Stream Valley was approved and built

The 2005 city approval for Stream Valley

The City of Franklin annexed the land in 2005 as part of a 392-acre annexation under Ordinance 2004-107, and the subdivision record shows 824 units approved that year under Ordinance 04-50, zoned SD-R and SD-X. The X marks mixed use, which is why the plan includes more than single-family houses.

Ryan Homes, the Stream Valley builder

Ryan Homes held its grand opening in July 2012, advertising plans up to six bedrooms, four baths and three-car garages, with walking trails, a pool and a clubhouse planned. Because one production builder put up many houses on repeated plans, the best comparable for a resale is a recent sale of the same plan.

What a 2012 Stream Valley house appraises at now

Ryan Homes launched here in 2012 from the mid $200,000s to the mid $500,000s. After the 2025 reappraisal, the county's median for the plan is $717,950. One is an advertised price range and the other a tax value, so read the pair as history and price an offer from recent sales.

The 37064 ZIP figure in the Stream Valley cost tool

There's no Zillow value for the subdivision itself. The cost tool starts at the 37064 ZIP's typical value, $901,467 for September 2026, which sits above most of this plan's appraisals, so change it to the list price you're looking at. The Franklin home price trend page covers the 10-year chart.

Buying a Ryan Homes resale in Stream Valley

Same-plan comparable sales in Stream Valley

Ask for the model name of the house and pull every sale of that model in the last 12 months. Two houses on the same plan should differ mainly by lot, finishes and condition, so a gap of more than that needs an explanation from the seller's side.

The section number on a Stream Valley parcel record

The county's legal descriptions record more than ten sections. Sections were built at different times, so the section number on the parcel record tells you roughly how old the roof, water heater and HVAC are likely to be. Ask the seller for the dates anyway.

How many homes are in Stream Valley?

The county parcel layer shows 292 single-family lots against 824 units approved. The difference is attached and multifamily housing, plus any land not yet built on.

Mandolin at Stream Valley apartments

The plan includes an apartment community, so the Stream Valley name covers rentals too. Before you buy near an open tract, look at the recorded plat and the city's approved plan to see what's allowed there.

Franklin tax, HOA dues and schools in Stream Valley

Property tax in Stream Valley for 2026

Inside city limits and outside FSSD, the combined rate is $1.566 per $100 of assessed value. At the median appraisal, assessed at 25%, that's about $2,811 a year, or $234 a month. How each part of the rate is set is on the Franklin property tax guide.

HOA dues in Stream Valley

The HOA doesn't publish dues online, and a plan with attached sections may charge different amounts by product type. Ask for the resale certificate to see exactly what applies to the house, what it covers and whether a special assessment is pending.

Williamson County Schools in Stream Valley

Stream Valley isn't on FSSD's neighborhood list, and the Census puts it in the Williamson County School District, so WCS serves every grade. Check the address in the WCS school zone finder.

Stream Valley, Franklin or Brentwood: prices and tax compared

Brentwood's typical home costs about $475,000 more than Franklin's, and Brentwood's lower tax rate doesn't close that gap. The Zillow rows are typical values for September 2026; the Stream Valley row is the county's median appraisal, so read the table as a rough ladder.

If a newer house and WCS are the goal, Stream Valley gets you both at the bottom of this ladder. For the town itself, read the Brentwood relocation guide.

Stream Valley or Lockwood Glen: what decides it

They're the two plans compared here built mostly in the last 15 years, so set them against each other first.

Pick Stream Valley for more lot and a lower appraisal. Pick Lockwood Glen if a shorter run to Cool Springs is worth a median appraisal about $148,000 higher. Every other plan is on the Franklin neighborhoods guide, and Bill can drive the commute with you on a video tour.