Moving to Williamson County. The one everybody asks about.
Franklin and Brentwood are the address most people picture when they think about moving near Nashville — and the prices reflect it. Typical home values run from about $520,000 in Spring Hill to roughly $1.4 million in Brentwood. Here is what each town actually costs, how the school districts split, and why two houses in Franklin can carry very different tax bills.
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Six towns, one county, a $900,000 spread.
Typical home values are Zillow's, as of August 31, 2026. Drive times are to downtown Nashville and are off-peak — I-65 north at 7:30am is a different proposition entirely.
Franklin
$926,000 typical · 89,000 residents · about 22 miles, 28 min off-peak. Five historic districts on the National Register and the Battle of Franklin sites still standing — Carter House, Carnton, the Lotz House. It is also the county's corporate centre: Nissan North America, Community Health Systems and Ramsey Solutions all sit here.
Brentwood
$1,404,000 typical · 46,000 residents · about 11 miles, 16 min off-peak. Zoned at roughly one house per acre — the R-2 district requires a one-acre minimum lot, and that single rule explains most of the price. Maryland Farms is the office core; Tractor Supply is headquartered here.
Nolensville
$844,000 typical · 16,000 residents · about 17 miles, 30 min off-peak. Grew 136% between 2010 and 2020 and had no high school of its own until 2016, when the county built elementary, middle and high on one 95-acre campus. The 19th-century village core is still there.
Thompson's Station
$740,000 typical · 9,000 residents · about 32 miles, 41 min off-peak. Only incorporated in 1990 and up 241% in the last full decade. More than 200 acres of town parks, and a form-based code that has kept the new building from looking like everywhere else. Zoned to Independence High School.
Fairview
$545,000 typical · 11,000 residents · about 32 miles, 39 min off-peak. The only Williamson town that commutes on I-40 west rather than I-65 south, which changes the whole calculation. Bowie Nature Park is 722 acres with 17 miles of trail — one of the largest city-run parks in Tennessee.
Spring Hill
$521,000 typical · 59,000 residents city-wide · about 34 miles, 44 min off-peak. Most of Spring Hill is in Williamson County, but the city crosses into Maury — and the school district changes at that line. Check which side a listing sits on before you fall in love with it.
The two things buyers get wrong here.
Williamson County has a quirk that catches almost every out-of-state buyer, and it costs real money.
Two School Districts
Most of the county is Williamson County Schools, K through 12. But most of the City of Franklin sits inside the Franklin Special School District, which runs K–8 only. FSSD children then attend Williamson County high schools — Franklin High or Centennial. So a Franklin family can have one child in FSSD and another in WCS at the same time.
How They Are Rated
Tennessee gives districts a designation rather than a letter grade. For 2024–25 the Franklin Special School District was rated Exemplary — one of only fourteen in the state. Williamson County Schools was rated Advancing, the tier below. Individual schools do get A–F grades; districts do not.
Two Franklin Tax Bills
Inside FSSD the county rate drops but the district adds its own levy, and the total lands near $2.24 per $100 of assessed value. A Franklin address outside FSSD is about $1.57. Brentwood is about $1.49 and Thompson's Station about $1.40. Same county, very different bills.
No Income Tax On Wages
Tennessee does not tax earned income, and a 2014 constitutional amendment bars the legislature from creating one. The Hall tax on interest and dividends was fully repealed in 2021.
Where The Jobs Are
Community Health Systems is the largest employer in the county at roughly 6,400 people, followed by Williamson Health and UnitedHealthcare. Schneider Electric, Nissan North America, Tractor Supply, Mars Petcare and Ramsey Solutions all have significant operations here. Forty companies are headquartered in the county.
Expect To Compete
Williamson values rose again over the past year while the I-24 corridor east of Nashville softened slightly. This is not a market where waiting has been rewarded. Go in with financing arranged.
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Buying
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Moving
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Settling In
Once you are home, we help with introductions to clubs, churches, organizations and neighbours so the place starts feeling like yours.
Questions we get asked most.
Williamson County voted about 65% Republican in 2024, in a state that went roughly 64% the same way. It is the most expensive county in Middle Tennessee by a wide margin, and for most buyers the real decision is not whether they want to live here but which town the budget reaches. If Williamson does not work, the neighbouring counties are worth a serious look — Rutherford and Maury both sit near $400,000.
Is Williamson County conservative?
Yes. The Republican presidential candidate carried Williamson County with about 65% of the vote in 2024. Neighbouring Maury, Sumner and Wilson counties ran higher still, at roughly 72%, 70% and 69%.
How much does a house cost in Franklin or Brentwood?
As of August 2026, the typical home value was about $926,000 in Franklin and about $1,404,000 in Brentwood. Nolensville was around $844,000, Thompson's Station $740,000, Fairview $545,000 and Spring Hill $521,000. These are Zillow typical values, not median sale prices.
What is the Franklin Special School District?
FSSD is a separate K–8 district covering most of the City of Franklin, established in 1906 and made Tennessee's first special school district in 1949. It sets its own budget and levies its own property tax. Its students attend Williamson County Schools for grades 9–12. For 2024–25 FSSD was one of fourteen districts in Tennessee rated Exemplary.
Why are property taxes different within Franklin?
Because of FSSD. Inside the district the county portion is lower but the district adds its own levy, bringing the total to roughly $2.24 per $100 of assessed value. A Franklin address outside the district is about $1.57. Tennessee assesses residential property at 25% of appraised value.
Is Spring Hill in Williamson County or Maury County?
Both. The city straddles the line, and the larger share of its residents are on the Williamson side. It matters because the school district changes with the county line — Williamson County Schools on one side, Maury County Public Schools on the other.
How long is the commute to Nashville?
Off-peak, roughly 16 minutes from Brentwood, 28 from Franklin, 30 from Nolensville and 41 to 44 from Thompson's Station and Spring Hill. Peak-hour traffic on I-65 north can comfortably double those figures, so treat them as a floor rather than a promise.
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