Community Highlights
A quick view of what defines Franklin open houses.
Which Franklin homes have an open house this week?
These are the Franklin homes with an open house scheduled on the MLS, updated automatically. The list changes every day, so check back before the weekend.
See any Franklin house this week, open house or not. Pick the house, and I’ll set up a private showing at a time that works for you. Text me the address at 615-392-1186, DM me, or use the form beside the listings.
Who does the agent at a Tennessee open house work for?
The agent hosting a Tennessee open house is there for the seller. Under Tenn. Code § 62-13-401, signing an exclusive listing agreement makes the listing broker the seller’s agent. The same section says agency can’t be assumed or implied without a written agreement, and a licensee with no written agency agreement with a party is a facilitator, not an advocate for that party.
So unless you’ve signed a written agreement with the host, they don’t represent you. They can still answer your questions and show you the house.
Tennessee also makes the host tell you where they stand. Under Tenn. Code § 62-13-405, a licensee helping a buyer who has no agent has to say out loud whether they’re a facilitator or an agent before giving you any real estate services. Before they prepare an offer for you, they have to confirm it in writing. Disclosing their status isn’t the same as an agreement to represent you.
Do I need to sign a buyer agreement to go to an open house?
No. The National Association of REALTORS® consumer guide says you don’t need a written buyer agreement to visit an open house on your own or to ask an agent about their services. The host doesn’t need one with visitors either, because they’re there for the seller.
The agreement comes in when an agent starts working with you as a buyer. Since August 17, 2024, a REALTOR® working with you has to have a written agreement signed before you tour a home together, in person or by live video. The fee in it is negotiable and has to be a clear amount, not a range.
Most hosts will ask you to sign in. That’s the host’s practice, and you decide what contact information you share.
What if I already have an agent?
Tell the host at the door. Under Tennessee Real Estate Commission Rule 1260-02-.36, an agent who signs you to an exclusive buyer agreement has to tell you in writing to let other licensees know you’re represented, and the rule names open houses as an example. The same rule has your agent tell you to set up showings through them and whether you’d owe a commission if you bought without their help. Reread your agreement before you sign anything with a different agent.
What should I bring to an open house in Franklin?
Bring your phone, the list of questions below and a way to take notes. Ask before you take photos or video inside, because it’s the seller’s home.
- The address checks. Know before you go whether it’s inside the City of Franklin and which school district it’s in. Both are below.
- Your questions for the host. HOA dues and what they cover, the age of the roof and the HVAC, whether there’s a seller’s disclosure, and whether there are offers yet.
- Your own numbers. If you’re financing, know your price range and your payment, so you can tell in five minutes whether this house works.
What should I check in a Franklin house before I make an offer?
Check five things on any Franklin house: the city limits, the school district, the HOA, the flood map and the seller’s disclosure. The listing photos won’t tell you any of them.
Is it inside Franklin’s city limits?
A Franklin mailing address doesn’t mean the house is inside the City of Franklin. Inside the city, 2026 property tax is $1.566 per $100 of assessed value ($1.27 to Williamson County and $0.296 to the City). Outside the city in unincorporated Williamson County, it’s the county rate of $1.30, or $1.9773 if the house is inside the Franklin Special District. My Franklin ZIP codes guide explains how to tell, and the cost of living in Franklin guide shows what the rates mean for a yearly budget.
Is it in the Franklin Special District or Williamson County Schools?
There are two public school districts in Williamson County. The Franklin Special District (FSSD, long known as the Franklin Special School District) serves pre-kindergarten through eighth grade in part of the City of Franklin. Williamson County Schools serves the rest of the county. FSSD says its boundaries were set by the state legislature (Private Acts of 1987, Chapter 53) and then frozen, so they don’t cover the whole city today.
The district also changes the tax bill. For 2026 a home inside the City of Franklin and inside FSSD pays $2.2433 per $100 of assessed value, against $1.566 inside the city but outside FSSD. Check the address on FSSD’s district map and in the “Find your Zoned School” tool on the Williamson County Schools site before you write an offer.
Property tax figures are the county and city rates published for the year shown and are for planning only. Your actual bill depends on the assessed value, any exemptions and the city or district the home sits in. Confirm with the county assessor or trustee and your tax professional before you rely on a number.
What does the HOA allow and cost?
Ask the host for the HOA’s name, the dues and what they cover, then read the rules before you offer. Look at what they say about rentals, fences, parking, sheds and exterior changes. If it’s a condo or townhome, the building’s finances matter to your lender too. My Franklin condos and townhomes page covers that.
Is it in a flood zone?
Look the address up on FEMA’s Flood Map Service Center at msc.fema.gov. FEMA’s Address Search finds the effective flood map for a street address. FEMA says homes in high-risk flood zones with government-backed mortgages are required to carry flood insurance, and that most homeowners insurance doesn’t cover flood damage. If the house is in one of those zones, get a flood insurance quote before you offer.
Has the seller filled out a disclosure?
Ask for it at the open house. Under Tenn. Code § 66-5-202, the seller in a sale the law covers gives the buyer either a residential property disclosure statement on the home’s condition or, only if the buyer waives the disclosure, a disclaimer saying the home sells as-is. The disclosure comes from the owner, not the agent, and the statement itself tells you to consider professional advice and inspections.
How do I see a Franklin house that doesn’t have an open house?
Text me the address at 615-392-1186 and tell me when you’re free. You don’t have to wait for an open house. I’ll set up the showing, meet you at the door and tell you what I see.
Before we tour together, we’ll sign a short written buyer agreement. That’s the REALTOR® rule since August 2024, and under Tennessee law it’s also what makes me your agent instead of a facilitator. We’ll talk through the terms first, and you’ll know exactly what I’m paid and who pays it.
New to the area? Start with the Franklin hub for neighborhoods and listings, or the Franklin neighborhoods guide.
Frequently asked questions
Do I need an agent to go to an open house in Franklin, TN?
No. You can walk into any Franklin open house on your own. You don’t need a written buyer agreement to visit an open house or to ask an agent about their services, and the host doesn’t need one with visitors.
Does the open house agent represent me?
Usually not. The host is there for the seller, whose listing agreement is with the listing broker. Under Tenn. Code § 62-13-401, a licensee is only your agent if you’ve signed a written agreement with them. Without one, they’re a facilitator, not your advocate.
Do I have to sign in at an open house?
Most hosts will ask you to sign in. That’s the host’s practice, and you decide what contact information you share.
What should I tell the host if I already have an agent?
Tell them at the door. Under Tennessee Real Estate Commission Rule 1260-02-.36, an agent who signs you to an exclusive buyer agreement has to tell you in writing to let other licensees know you’re represented, and the rule names open houses as an example.
How do I find out if a Franklin house is in the Franklin Special District?
Check the address on the Franklin Special District’s district map and in the “Find your Zoned School” tool on the Williamson County Schools site. FSSD serves pre-kindergarten through eighth grade in part of the City of Franklin, and its boundaries don’t cover the whole city.
How do I check if a Franklin house is in a flood zone?
Look the address up on FEMA’s Flood Map Service Center at msc.fema.gov. FEMA’s Address Search finds the effective flood map for a street address. If the house is in a high-risk flood zone, get a flood insurance quote before you offer.
Can I see a Franklin house that isn’t having an open house?
Yes. Text me the address at 615-392-1186 and tell me when you’re free, and I’ll set up a private showing this week. Before we tour together, we’ll sign a short written buyer agreement, and you’ll know exactly what I’m paid and who pays it.
Franklin Guides and Advice
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