Moving to Sullivan Farms in Franklin, TN: homes, lots and costs

Is Sullivan Farms right for you?

Sullivan Farms at a glance

What it costs to own in Sullivan Farms each year

Prefilled with the typical price used in this guide for Sullivan 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 Sullivan Farms be on your Franklin shortlist?

Yes, if you want an in-town quarter-acre lot at a lower median appraisal than Lockwood Glen or Polk Place and you're happy with WCS from kindergarten through high school. No, if FSSD's PreK-8 schools are the reason you're looking at central Franklin: Sullivan Farms isn't on FSSD's neighborhood list at all.

The case for it is volume. About 720 homes sit on lots that barely vary, so recent sales of near-identical houses are easy to find. That makes an offer price easier to defend.

When was Sullivan Farms built? Homes, lots and sections

The 1997 city record for Sullivan Farms

The City of Franklin's subdivision layer dates the plan to 1997 with 723 single-family units approved. Its named phases (Sullivan Run, Highlands, Downs, Chase, Ridge, Cove, Meadows and the Farms) sit under Ordinance 95-18, adopted in March 1996, with R-3 zoning. The land itself came into the city earlier, in a 344-acre annexation in 1988.

Lot sizes in Sullivan Farms

Of 722 residential lots on the county parcel layer, eight in ten fall between about a sixth and a third of an acre, so you won't find many outliers in either direction. If you want a bigger yard, filter listings for lots above about 0.36 acre: only the top tenth get there.

Seven lettered sections, A to G, in Sullivan Farms

The county's legal descriptions record seven sections, lettered A through G. The section letter is printed on every parcel record, so use it when you pull comparable sales: a house in the same section with the same lot band is the closest match you'll get.

Pricing a Sullivan Farms house from out of state

If you can't walk the streets before you offer, Sullivan Farms is a forgiving place to buy. With this many similar houses, there is a good chance of several recent sales from the same section and lot band, and that is what an appraiser will look for too.

Using Sullivan Farms appraisals to rank houses

The county's median appraisal here is $759,000 after the 2025 reappraisal. That's the base of your tax bill, not a sale price. Use it to rank two houses against each other: if one appraises $150,000 above the other on a similar lot, find out what the county saw that the photos don't show.

Why Zillow's 37064 figure isn't a Sullivan Farms price

Zillow has no subdivision figure; its typical value for the whole 37064 ZIP was $901,467 in September 2026. That number covers the whole ZIP, so use it only as the cost tool's starting point on this page, then type in a real list price. For the city-wide trend, read the Franklin housing market report.

What a Sullivan Farms house costs in Franklin tax and HOA dues

Tax at the Franklin city rate in Sullivan Farms

The city's annexation layer and FSSD's list put Sullivan Farms inside city limits and outside FSSD, which places it on the 2026 combined rate of $1.566 per $100 of assessed value. Residential property is assessed at 25% of appraisal, so the median $759,000 house pays about $2,971 a year, or $248 a month. If the same house sat in FSSD, the bill would be about $4,257. How the rate is built is on the Williamson County property tax guide.

HOA dues and the resale certificate in Sullivan Farms

We found no HOA website, so there's no published dues figure, and the numbers on listing sites can't be checked. Ask the seller's agent for the resale certificate in the first days of your contract, so a surprise assessment shows up while you can still walk away.

One school system for Sullivan Farms: Williamson County Schools

Sullivan Farms is missing from FSSD's list and the Census Bureau places it in the Williamson County School District. That means one system from kindergarten through 12th grade, and no FSSD levy on the tax bill.

Checking an address in the WCS zone finder for Sullivan Farms

Type the exact address into the WCS school zone finder before you write an offer, and keep a screenshot with the date. How the two systems differ is covered on the Franklin schools guide.

Sullivan Farms amenities and its location off Mack Hatcher Parkway

Pool, pavilion and soccer field in Sullivan Farms

Local news coverage lists a community pool, playground, pavilion and soccer field, with sidewalks, corner parks and underground utilities. No HOA site confirms the list or the hours, so walk the common areas on your tour and ask the HOA what the dues cover.

Distance from Sullivan Farms to downtown Franklin and Cool Springs

The plan sits at Mack Hatcher Parkway and Donelson Creek Parkway, near Highway 96. In a straight line from its middle, Main Street is about 2.4 miles away and CoolSprings Galleria about 5.3 miles. Road miles run longer, so drive Mack Hatcher at the hour you'd commute. The Franklin to Nashville commute guide covers I-65.

Sullivan Farms or Polk Place: what decides it

Both sit off Mack Hatcher Parkway, both began in the 1990s and both have lots near a quarter acre. The difference is the school line. Sullivan Farms is all WCS; Polk Place is split between FSSD and WCS, so some of its houses carry the FSSD levy and some don't.

Polk Place and the FSSD line

Pick Polk Place if you want FSSD and are willing to check every address, since only part of it qualifies. On an FSSD-side house at Polk Place's median appraisal, the 2026 bill is about $4,940 a year against about $3,449 on its WCS side.

When Sullivan Farms wins: lower appraisals and no line to check

Pick Sullivan Farms if the district doesn't decide it for you. Its median appraisal sits about $122,000 below Polk Place's, so the tax bill is smaller, and its wider range puts more houses under $700,000 on the tax roll. Check recent sales for what those houses sell for.

Before you offer on a Sullivan Farms house

• Pull the parcel record and confirm city limits and the tax district; the mailing address won't tell you.
• Run the address through the WCS zone finder.
• Get the HOA resale certificate before your due-diligence period ends.
• Ask for sales from the same lettered section in the last 12 months.

The Franklin neighborhoods overview puts Sullivan Farms next to the other 17 we cover. Bill can pull the section sales for you and tour by video if you're still out of state.