# Franklin, TN Real Estate Guide | ABODE International Realty Canonical page: https://abodeintlrealty.com/communities/franklin-tennessee/ Last updated: 2026-10-06 Publisher: ABODE International Realty LLC (Real Estate Firm TN 263936; FL Corporation CQ1070640) Williamson County · Middle Tennessee # Franklin, Tennessee The Williamson County seat, with estate zoning and historic overlays Franklin is the county seat of Williamson County, Tennessee, and had 83,454 residents at the 2020 Census. Its zoning ordinance includes an Estate Residential district with two-acre minimum lots, hillside and historic overlays, and floodplain rules. The city tax is \$0.296 per \$100 for 2026, added to a county rate that depends on the Franklin Special School District. In short: Franklin is the Williamson County, Tennessee seat with 83,454 residents. Its city tax is \$0.296 per \$100, added to a county rate that depends on the Franklin Special School District. ## Franklin at a glance | Fact | Value | Source | |-----------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------------| | County seat of | Williamson County, Tennessee (Wikipedia, a secondary source) | Note 22 | | 2020 Census population | 83,454 | Note 1 | | Land area | 42.75 square miles (Census) | Note 1 | | Founded | The city states it was founded October 26, 1799. The state’s municipal directory lists incorporation as 12/01/1799, a different day; this guide did not confirm which is the incorporation date | Notes 2, 3 | | Government | Board of Mayor and Aldermen with eight Aldermen | Note 4 | | City property tax | \$0.296 per \$100 of assessed value for 2026, the same as 2025 (the city’s FY2026 rate after reappraisal), billed by the Williamson County Trustee | Notes 5, 6, 7 | | County rate inside Franklin, 2026 | \$1.27 per \$100 without the Franklin Special School District; \$1.18 plus the district’s \$0.7673 inside it (2025: \$1.27, and \$1.18 plus \$0.5873) | Notes 7, 8 | | Comprehensive plan | Envision Franklin, adopted May 23, 2024 | Note 9 | | Zoning ordinance | Current edition effective January 13, 2026 (Ordinance 2025-25) | Note 10 | Franklin, Tennessee. Updated October 2026. For rates across the whole county, see the [Williamson County guide](https://abodeintlrealty.com/markets/williamson-county-tennessee/). ## What is Franklin’s setting? The Harpeth River, the historic downtown and the Cool Springs commercial area shape where a property sits. - The City’s Parks Department maintains several **Harpeth River** access points, including Pinkerton Park and the Park at Harlinsdale Farm (Note 16). - **Pinkerton Park** is a 34-acre city park with the Harpeth River along its west side, connected to downtown by a pedestrian bridge (Note 17). - Franklin’s adopted plan materials name **Mack Hatcher Parkway, Liberty Pike, Cool Springs Boulevard and Interstate 65** as primary routes (Note 18). - **Cool Springs**, with the Galleria, sits in Franklin’s McEwen Character Area, bounded on the north by Brentwood; see the [Cool Springs guide](https://abodeintlrealty.com/communities/cool-springs-tennessee/) (Note 23). - Franklin has private club communities. Vanderbilt Legends Club describes itself as a private membership facility, and Temple Hills Country Club is presented as a private golf club (Notes 19, 20). - The city runs its own Water Management Department, with a water reclamation facility, but it also says some water comes through Harpeth Valley Utility District, so confirm which utility serves a specific address (Note 15). ## What zoning and overlay rules matter in Franklin? Zoning is administered by the Planning and Sustainability Department under the ordinance effective January 13, 2026 (Notes 11, 10). - **ER, Estate Residential:** single-family homes on estate-sized lots, with a 2-acre minimum lot size and 150-foot lot width. **AG, Agricultural:** 15-acre minimum. **R1:** 30,000 square feet and 100-foot width. **R2:** at least 15,000 square feet (Note 10). - Chapter 4 sets eight overlay districts applied on top of the base district: Floodway (FWO), Floodway Fringe (FFO), Hillside/Hillcrest (HHO), Historic Preservation (HPO), Neighborhood Conservation (NCO), Columbia Avenue (CAO), Central Franklin (CFO) and Scenic Corridor (SCO) (Note 10). - **Hillside/Hillcrest Overlay (HHO):** hillside and hillcrest land must be non-buildable open space or in a conservation easement, and tree removal is prohibited except for dead, dying or hazardous trees (Note 10). - **Historic Preservation Overlay (HPO):** a certificate of appropriateness is required for construction, alteration, rehabilitation, relocation or demolition, reviewed by the nine-member Historic Zoning Commission, and the Historic District Design Guidelines take precedence over conflicting ordinance requirements (Notes 10, 12). - **Tree canopy:** Section 17.2.4 sets canopy retention and tree-save requirements, with an exemption for agricultural tree removal (Note 10). - **Short-term rentals:** Franklin’s stated policy requires city approval, and defines a rental as an entire dwelling rented for fewer than 21 days (Note 14). District and overlay boundaries are parcel specific. Confirm them with the Planning Department before you rely on a plan. ## What should you check before buying in Franklin? | Check | Why it matters here | Source | |------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------------| | Zoning district and overlays | ER, hillside and historic overlays carry different lot, tree and design rules. Ask Planning which apply to the address | Note 10 | | Historic district review | Exterior changes inside the Historic Preservation Overlay need a certificate of appropriateness | Notes 10, 12 | | Tax district | The county component and the Franklin Special School District tax change the combined rate. For 2026, adding the county’s components, the combined rate is \$1.566 per \$100 inside Franklin without the district (\$1.27 plus the \$0.296 city rate) and \$2.2433 inside it (\$1.18 plus the \$0.7673 district rate plus the city rate). The 2025 figures were \$1.566 and \$2.0633 | Notes 7, 8, 6 | | Floodplain | The city has a Floodplain Manager and requires a floodplain development permit for work on existing structures in the floodplain. Check the address on FEMA’s map service | Notes 13, 21 | | Water and sewer provider | City water, Harpeth Valley Utility District, or a private system can serve different addresses | Note 15 | | Club membership | Club communities have their own membership terms, separate from buying the home. Ask the club directly | Notes 19, 20 | | Short-term rental plans | Rentals under 21 days need city approval | Note 14 | Checks for a Franklin property. Sourced where noted. This is a checklist, not advice. Confirm each item with the City and your attorney. ## How does Franklin compare with nearby places? | Community | Setting | How it differs | |-----------------------------------------------------------------|---------------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------| | [Brentwood](https://abodeintlrealty.com/communities/brentwood-tennessee/) | City to the north in Williamson County | City tax \$0.19 per \$100 against Franklin’s \$0.296 for 2026; the county-wide county rate is \$1.30 per \$100 (Note 7) | | [Cool Springs](https://abodeintlrealty.com/communities/cool-springs-tennessee/) | Commercial and mixed-use area in Franklin and Brentwood | Not a city; which city a parcel is in sets its tax and zoning (Note 23) | | [Thompson’s Station](https://abodeintlrealty.com/communities/thompsons-station-tennessee/) | Town to the south in Williamson County | Separate town zoning and its own town tax rate, \$0.103 per \$100 for 2026 (Note 7) | | [College Grove](https://abodeintlrealty.com/communities/college-grove-tennessee/) | Unincorporated community governed by the county | Zoning is set by Williamson County, not a city | Franklin next to places buyers often compare it with. Sourced where noted. ## How does ABODE help in Franklin? We start with the parcel: its zoning district and overlays, tax district, flood status and utilities, then compare it with the alternatives. ABODE International Realty LLC is licensed in Tennessee (Real Estate Firm 263936), and its Murfreesboro office lists Franklin as a service area. Conversations are private. [Talk about buying](#contact)   [Talk about selling](#contact) ## Which related guides should you read next? ### [Williamson County](https://abodeintlrealty.com/markets/williamson-county-tennessee/) County-wide property tax by city and school-tax district, unincorporated zoning, septic and greenbelt ### [Cool Springs](https://abodeintlrealty.com/communities/cool-springs-tennessee/) A commercial and mixed-use area spanning Franklin and Brentwood ### [Brentwood](https://abodeintlrealty.com/communities/brentwood-tennessee/) A city with its own zoning and a \$0.19 city rate for 2026 ### [Thompson’s Station](https://abodeintlrealty.com/communities/thompsons-station-tennessee/) A town with its own Land Development Ordinance and transect zoning ### [College Grove](https://abodeintlrealty.com/communities/college-grove-tennessee/) An unincorporated community under county zoning, with private club communities nearby ### [Leiper’s Fork](https://abodeintlrealty.com/communities/leipers-fork-tennessee/) An unincorporated village with a National Register historic district ### [Murfreesboro](https://abodeintlrealty.com/communities/murfreesboro-tennessee/) Rutherford County’s seat, with a 2026 city rate, impact fees and floodplain rules ## Franklin real estate: frequently asked questions What is Franklin, Tennessee? Franklin is a city and the county seat of Williamson County, Tennessee. It had 83,454 residents at the 2020 Census and a land area of 42.75 square miles. The city’s parks include Harpeth River access points, and Interstate 65 is one of its primary routes. What is the Estate Residential district in Franklin? ER is a zoning district for single-family homes on estate-sized lots and rural-character preservation, with a 2-acre minimum lot size and 150-foot lot width in the ordinance effective January 13, 2026. Confirm the district for an address with the Planning Department. Does Franklin have historic district review? Yes. In the Historic Preservation Overlay, a certificate of appropriateness is required for construction, alteration, rehabilitation, relocation or demolition. A nine-member Historic Zoning Commission reviews exterior changes. How are property taxes figured in Franklin? The county’s 2026 page lists a county rate and, for parcels in the Franklin Special School District, an additional \$0.7673 per \$100 (2025: \$0.5873). The city adds \$0.296 per \$100. That gives \$1.566 inside Franklin without the district and \$2.2433 inside it (\$2.0633 in 2025). Residential property is assessed at 25% of appraised value. Is Cool Springs part of Franklin? Partly. Franklin’s plan places the Cool Springs Galleria in its McEwen Character Area, and the area is bounded on the north by Brentwood. Neither city’s sources define one official Cool Springs boundary, so which city a parcel is in decides its tax and zoning. Does ABODE International Realty work in Franklin? ABODE International Realty LLC is licensed in Tennessee as Real Estate Firm 263936, and its Murfreesboro office lists Franklin among its service areas. Request a consultation to discuss a purchase or sale. ## Sources and notes 1. [U.S. Census Bureau QuickFacts: Franklin city, Tennessee](https://www.census.gov/quickfacts/fact/table/franklincitytennessee/PST045224). Source for the 2020 Census population and land area. Checked October 5, 2026. 2. [City of Franklin: history](https://www.franklintn.gov/our-city/history-of-franklin-tn). The city states it was founded October 26, 1799. Checked October 5, 2026. 3. [UT Municipal Technical Advisory Service: Franklin city directory](https://www.mtas.tennessee.edu/directories/cities/franklin). Lists the incorporation date as 12/01/1799. The city and MTAS give different days in 1799, and this guide did not confirm the incorporation date from a second source. Checked October 5, 2026. 4. [City of Franklin: Board of Mayor and Aldermen](https://www.franklintn.gov/government). Form of government. Checked October 5, 2026. 5. [City of Franklin: property taxes](https://www.franklintn.gov/government/departments-a-j/billing-and-licensing/property-tax). City rate and how it is billed. Checked October 5, 2026. 6. [City of Franklin: FY2026 budget](https://www.franklintn.gov/government/departments-a-j/budget-performance/budget/fy-2026-budget). States the approved FY2026 rate after reappraisal. Checked October 5, 2026. 7. [Williamson County: 2026 property tax rates and calculator (county page)](https://www.williamsoncounty-tn.gov/2211/2026-Property-Tax-Rates-Calculator). County rates by area for tax year 2026, including the Franklin Special School District additional tax and the city rates. Checked October 5, 2026. 8. [Williamson County: 2025 property tax rates (county document)](https://www.williamsoncounty-tn.gov/DocumentCenter/View/28580). County rates by area for tax year 2025, used here as the prior-year comparison. Checked October 5, 2026. 9. [City of Franklin: Envision Franklin (adopted plan)](https://web.franklintn.gov/FlippingBook/EnvisionFranklin/). The comprehensive land use plan. Checked October 5, 2026. 10. [City of Franklin: Zoning Ordinance (effective January 13, 2026)](https://web.franklintn.gov/flippingbook/FranklinZoningOrdinance/). Source for district names, minimum lot sizes and overlay rules. Confirm the district for a specific address with the Planning Department. Checked October 5, 2026. 11. [City of Franklin: Planning and Sustainability Department](https://www.franklintn.gov/government/departments-k-z/planning-and-sustainability/plans-regulations/zoning-ordinance). Administers zoning. Checked October 5, 2026. 12. [City of Franklin: Historic Zoning Commission](https://www.franklintn.gov/government/board-of-mayor-aldermen/boards-and-commissions/historic-zoning-commission). Nine-member commission that reviews exterior changes in the Historic Preservation Overlay. Checked October 5, 2026. 13. [City of Franklin: floodplain management](https://www.franklintn.gov/government/departments-a-j/building-and-neighborhood-services/zoning-administration-and-inquiries/floodplain-management). The city’s floodplain manager and permit requirement. Checked October 5, 2026. 14. [City of Franklin: short term vacation rentals](https://www.franklintn.gov/government/departments-a-j/building-and-neighborhood-services/zoning-administration-and-inquiries/short-term-vacation-rentals). The city’s stated policy and definition. Checked October 5, 2026. 15. [City of Franklin: Water Management Department](https://www.franklintn.gov/government/departments-k-z/water-management-department/water-division). The city operates water and water reclamation facilities; which utility serves an address varies. Checked October 5, 2026. 16. [City of Franklin: Parks Department, Harpeth River access](https://www.franklintn.gov/government/departments-k-z/parks/parks-amenities/canoe-access-sites). River access points. Checked October 5, 2026. 17. [City of Franklin: Pinkerton Park](https://www.franklintn.gov/government/departments-k-z/parks/park-locations/pinkerton-park). City park on the Harpeth River. Checked October 5, 2026. 18. [Envision Franklin: primary routes](https://web.franklintn.gov/FlippingBook/EnvisionFranklin2023/129/). Routes named in the adopted plan materials. Checked October 5, 2026. 19. [Vanderbilt Legends Club (official site)](https://www.vanderbiltlegendsclub.com/). The club describes itself as a private membership facility. Membership terms are the club’s own. Checked October 5, 2026. 20. [Temple Hills Country Club (page hosted by its operator, Invited)](https://www.invitedclubs.com/clubs/temple-hills-country-club/). Described as a private golf club. Membership terms are the club’s own. Checked October 5, 2026. 21. [FEMA Flood Map Service Center](https://msc.fema.gov/portal/home). Official source for flood hazard maps, searchable by address. Checked October 5, 2026. 22. [Williamson County, Tennessee (Wikipedia)](https://en.wikipedia.org/wiki/Williamson_County,_Tennessee). Secondary source for the county seat. Checked October 5, 2026. 23. [Envision Franklin: McEwen Character Area (Cool Springs)](https://web.franklintn.gov/FlippingBook/EnvisionFranklin2023/132/). Places the Cool Springs Galleria and the McEwen Character Area in Franklin, bounded on the north by Brentwood. Checked October 5, 2026.