Quick answer (as of October 2026) Franklin, TN is a good place to live if the numbers work for you. It's the Williamson County seat, about 22 road miles south of downtown Nashville, with an estimated 90,226 residents on July 1, 2025, per the Census Bureau. You get 18 city parks on more than 900 acres, a 16-block historic downtown, Williamson Medical Center and no state tax on wages. You also get a Census median home value of $705,400 for 2020 to 2024, more than double the Tennessee median, a 2026 property tax rate of $1.566 or $2.2433 per $100 of assessed value depending on the school district, rush-hour traffic on I-65, Hillsboro Road and Highway 96, and street closures on festival weekends.
*Disclosure:* 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.
You've seen Franklin on somebody's best-places list, and the list skipped the part you need: what it'll cost, how long the drive takes, and which tax bill and school district come with the address.
My office is at 231 Public Square in downtown Franklin, and I live just south of the city in Canterbury, in Thompson's Station. I've been selling real estate since 2013 and investing in real estate since 2005, with more than $500 million in career sales. Send me any Franklin address and I'll check it for you. DM me, text or call 615-392-1186.
What are the pros and cons of living in Franklin, TN?
Franklin, TN gives you a historic downtown, a large city park system and no state tax on wages, and you pay for them in home prices and busy roads. This is the short version as of October 2026.
| Topic | The upside | The downside |
|---|---|---|
| Money | No state tax on wages | Census median home value more than double Tennessee's ($705,400 and $286,700, 2020 to 2024) |
| Getting around | About 30 minutes to the State Capitol without traffic; average commute of 23.9 minutes | Rush-hour traffic on I-65, Hillsboro Road and Highway 96; no commuter rail |
| Downtown | 16-block historic district with shops, restaurants and the Franklin Theatre | Festival weekends close streets and fill the parking |
| Outdoors | 18 city parks on more than 900 acres, plus the Harpeth River | The Harpeth can rise quickly after heavy rain, so check flood maps |
How many people live in Franklin, TN?
Franklin, TN had an estimated 90,226 residents on July 1, 2025, up 8.0 percent from the Census Bureau's April 2020 base of 83,556. The 2020 Census counted 83,454, about 34 percent more than the 62,487 it counted in 2010. Franklin covers 42.75 square miles of land.
Where is Franklin, TN, and how far is it from Nashville?
Franklin, TN is the county seat of Williamson County, on I-65 about 22 road miles south of downtown Nashville. It's a separate city with its own government, inside the federal Nashville-Davidson, Murfreesboro, Franklin metro area. From the Public Square, the State Capitol is about 30 minutes without traffic and Nashville International Airport (BNA) is about 32.
| From Franklin's Public Square to | Road miles | Minutes, no traffic |
|---|---|---|
| Lower Broadway, downtown Nashville | 21.3 | 28 |
| Tennessee State Capitol | 22.1 | 30 |
| Nashville International Airport (BNA) | 24.8 | 32 |
| The Mall at Green Hills | 14.6 | 26 |
| Brentwood City Hall | 9.8 | 17 |
| CoolSprings Galleria | 4.9 | 10 |
Those are OSRM routing figures with no traffic. My how far is Franklin from Nashville guide breaks the drive down by side of town.
Is traffic bad in Franklin, TN?
Yes, at rush hour. Traffic is the biggest day-to-day downside of living in Franklin, TN, and it collects on I-65, Hillsboro Road and Highway 96. The Census Bureau puts the average commute for Franklin workers at 23.9 minutes for 2020 to 2024, shorter than Williamson County's 27.9.
- I-65 is the fastest route to Nashville with no traffic, and morning and evening traffic can add a lot to that 30 minutes.
- Hillsboro Road (US 431) is the direct route to Green Hills. Even with an empty road, 14.6 miles takes about 26 minutes.
- Highway 96 crosses Franklin and runs east to Murfreesboro. TDOT's October 2019 design meeting for widening a stretch east of Wilson Pike gave safety, traffic congestion and roadway deficiencies as the reasons.
There's no commuter rail to Franklin. WeGo's Route 95 commuter bus makes four weekday morning trips from the Williamson County Ag Expo Park to downtown Nashville. Before you buy, drive the route on a weekday at the hour you'd actually leave.
What does it cost to live in Franklin, TN?
Housing is the big cost in Franklin, TN. The Census puts the median owner-occupied home at $705,400 and median rent at $1,923 a month for 2020 to 2024, and rent runs about 60 percent above the Tennessee median. Taxes on wages are the offset: Tennessee doesn't have one.
| Census, 2020 to 2024 | Franklin | Williamson County | Tennessee | United States |
|---|---|---|---|---|
| Median value, owner-occupied home | $705,400 | $751,900 | $286,700 | $332,700 |
| Median monthly owner costs, with a mortgage | $2,542 | $2,642 | $1,566 | $1,963 |
| Median gross rent | $1,923 | $1,969 | $1,189 | $1,413 |
Those are five-year survey figures that run behind today's market. My cost of living in Franklin guide has recent closed sales and utility rates.
Property taxes in Franklin for 2026
Franklin, TN's 2026 property tax depends on two lines on a map: the city limits and the Franklin Special School District (FSD). Inside the city, a home pays $2.2433 per $100 of assessed value in FSD and $1.566 outside it, per the Williamson County rate chart.
| Where the home sits (2026) | County | School district | City | Total per $100 assessed | A year per $100,000 appraised |
|---|---|---|---|---|---|
| Inside Franklin, in FSD | $1.18 | $0.7673 | $0.296 | $2.2433 | about $561 |
| Inside Franklin, not in FSD | $1.27 | none | $0.296 | $1.566 | about $392 |
| Outside city limits, in FSD | $1.21 | $0.7673 | none | $1.9773 | about $494 |
| Outside city limits, not in FSD | $1.30 | none | none | $1.30 | about $325 |
Tennessee assesses a home at 25 percent of its appraised value, so every $100,000 of appraised value is $25,000 of assessed value. Inside the city, the FSD rate runs about 43 percent higher for 2026. It's also the rate that moved: FSD went from $0.5873 in 2025 to $0.7673, while the county's $1.18 and the city's $0.296 held.
Williamson County last reappraised in 2025, and the County Trustee collects the bills.
*Disclosure:* 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.
Sales tax and income tax
Sales tax in Franklin, TN is 9.75 percent, 7 percent state plus 2.75 percent Williamson County, and groceries are 6.75 percent. Tennessee doesn't tax wages. Its only individual income tax, the Hall tax on interest and dividends, was repealed for tax periods starting January 1, 2021. Talk to a tax professional about your own situation.
Who are the big employers in Franklin, TN?
Williamson, Inc., the county's chamber of commerce, names Nissan North America, Tractor Supply Company, Mars Petcare, Mitsubishi Motors of North America and Kaiser Aluminum among the companies in Williamson County. It counts more than 6,000 employers there, including 40 corporate headquarters, as of October 2026.
Cool Springs, a business district inside the City of Franklin, holds Nissan North America's 10-story, 460,000-square-foot building, per Williamson, Inc. Mitsubishi Motors announced its headquarters move to Franklin from Cypress, California, in June 2019.
Who provides water, sewer and power in Franklin, TN?
Four water districts serve the City of Franklin, TN, and the address decides which one you get: the City of Franklin, HB&TS Utility District, Mallory Valley Utility District or Milcrofton Utility District. The city's water map, as of October 30, 2026, shows the split across town.
| Part of Franklin | Location | Water provider on the City's map |
|---|---|---|
| Downtown | Main Street | City of Franklin |
| North | Fieldstone Farms | City of Franklin |
| South | Berry Farms | City of Franklin |
| West | Westhaven | HB&TS Utility District |
| Cool Springs | CoolSprings Galleria | Mallory Valley Utility District |
| East | McKay's Mill | Milcrofton on most streets, Mallory Valley on the rest |
| Southeast | Carothers Parkway at Williamson Medical Center | Milcrofton Utility District |
Those are sample locations, so check the exact street. The City answers district questions at (615) 794-4572, and its Water Division page links the map.
Sewer is a separate question. The City's rate schedule has a sewer line for customers who get water from another district, so one address can get water from a utility district and sewer from the City. Ask the seller for recent bills. The City picks up trash inside city limits, and my cost of living guide lists Middle Tennessee Electric for power and Atmos Energy for gas. Confirm both for the address.
What schools serve Franklin, TN?
Two public school districts serve Franklin, TN, and the address decides which one you're in. Franklin Special School District runs pre-K through 8th grade in eight schools. Williamson County Schools covers the rest of the city, plus high school for FSD addresses.
The Tennessee General Assembly froze FSD's boundaries in 1986 so annexations wouldn't keep shifting enrollment, so they don't cover the whole city today, per the district. A neighborhood name won't settle it either: Founders Pointe, McKay's Mill and Lockwood Glen are split.
Check any address on FSD's zoning map and the Williamson County Schools zone page. The answer changes your property tax too, as the table above shows.
What parks and greenways does Franklin, TN have?
The City of Franklin, TN runs 18 parks on more than 900 acres, open every day from dawn until dark, per the Parks and Recreation Department as of October 2026. The Park at Harlinsdale Farm covers 200 acres, Eastern Flank Battlefield Park 110 and Pinkerton Park 34, with a pedestrian bridge from Pinkerton to downtown.
For greenways, the City lists a 2024 pedestrian bridge over the Harpeth River connecting Harlinsdale to the Chestnut Bend multi-use trails, and the 2.7-mile New Highway 96 West multi-use trail from Hillsboro Road to Front Street, finished in 2023. TDOT built a 3-mile multi-use trail with the Mack Hatcher Parkway Northwest Extension in 2022. My things to do in Franklin guide has addresses and hours.
What should you know about the Harpeth River in Franklin, TN?
The Harpeth River runs through Franklin, TN, and the City maintains river access for canoeing, kayaking and fishing at The Park at Harlinsdale Farm, Pinkerton Park, Eastern Flank and Ladd Park at the South Carothers bridge. The City also warns that heavy rain can raise the water quickly and that dangers can increase when the river is 4 feet above normal.
On any home near the Harpeth or a creek, look up the address on FEMA's flood map and get an insurance quote before you write an offer.
What's downtown Franklin like?
Downtown Franklin, TN is a 16-block historic district with Main Street at its center, per the Downtown Franklin Association. The Franklin Theatre's marquee first lit Main Street in 1937, and its calendar runs movies, live music, theatre and dance.
The Factory at Franklin, at 230 Franklin Road, is about 0.8 miles from the Public Square. Allen Manufacturing built it in 1929 to make stoves, per Visit Franklin, and it now holds a theater, a concert venue and dozens of restaurants and shops. The City's 0.6-mile Franklin Road streetscape, finished in 2023, gave the two their first sidewalk connection.
The downside is festival weekends. The Main Street Festival (fourth full weekend in April), Pumpkinfest (the weekend before Halloween) and Dickens of a Christmas (second weekend in December) together draw more than 350,000 attendees a year, per the Downtown Franklin Association. The Christmas Parade closes its streets at noon on December 5, 2026, an hour before it starts, and Franklin Transit runs $1 shuttles from Harlinsdale for Dickens. If you'd live or work downtown, put those weekends on the calendar.
We go to Dickens of a Christmas every year. We walk the booths and catch the performances, and the whole street feels like it's straight out of a movie. It can't get any better than downtown Franklin at Christmas, for anyone. My Christmas in Franklin guide has this year's dates and parking.
What hospitals are in Franklin, TN?
Williamson Medical Center, at 4321 Carothers Parkway, is the hospital the City of Franklin, TN lists for new residents, about 3.7 miles and 6 minutes from the Public Square without traffic. It's the flagship hospital of Williamson Health.
Its West Tower opened June 19, 2024, adding 134 patient beds and taking the emergency department from 28 beds to 43, part of a $200 million project.
What are the neighborhoods in Franklin, TN?
Franklin, TN neighborhoods sort most easily by side of town. My Franklin neighborhoods guide covers each one with its school district.
| Side of town | Neighborhoods | ZIP |
|---|---|---|
| West | Westhaven, Spencer Hall, Founders Pointe | 37064 |
| Downtown | The historic district | 37064 |
| North | Fieldstone Farms, Rizer Point | 37069 |
| Cool Springs and east | Ashton Park, McKay's Mill, Avalon | 37067 |
| South and southeast | Berry Farms, Sullivan Farms, Ladd Park, Lockwood Glen, Echelon | 37064 |
A Franklin mailing address doesn't guarantee Franklin city limits, and homes outside the limits don't pay the city rate. If Franklin's prices don't fit, my guide to towns near Franklin covers what's within 40 minutes.
So, is Franklin, TN a good place to live?
Franklin, TN gives you a historic downtown, a large park system, corporate offices in Cool Springs and no state tax on wages, about 30 minutes from the State Capitol without traffic. You pay for it in home prices, rush-hour roads and festival weekends. Whether it fits comes down to your budget, your commute and the house you want.
What I love about Franklin is that it has exactly what you'd want out of a small city, with the community events and the small-town feel that's still there. It's an amazing place to call home, and it really is magical. It looks like a Hallmark movie, and movies really do get filmed here: A Little Women's Christmas and Karen Kingsbury's The Christmas Ring were both shot in Franklin.
My Franklin, TN page has homes for sale, and if you already own here, find out what your Franklin home is worth.
Frequently asked questions about living in Franklin, TN
Is Franklin, TN a good place to live?
Franklin, TN is a good place to live if the home prices and the commute work for you. It has 18 city parks, a 16-block historic downtown, Williamson Medical Center and no state tax on wages, about 22 road miles from downtown Nashville. The trade-offs are high home prices, rush-hour traffic and festival street closures.
What are the downsides of living in Franklin, TN?
The main downsides are home prices, traffic and festival crowds. The Census median home value was $705,400 for 2020 to 2024, more than double the Tennessee median. I-65, Hillsboro Road and Highway 96 back up at rush hour, there's no commuter rail, and downtown festivals close streets several weekends a year.
How far is Franklin, TN from Nashville?
Franklin's Public Square is about 22.1 road miles from the Tennessee State Capitol, roughly 30 minutes without traffic, mostly on I-65. Nashville International Airport is about 24.8 miles and 32 minutes. Add time at rush hour.
What is the property tax rate in Franklin, TN?
For 2026, a home inside Franklin city limits pays $2.2433 per $100 of assessed value in the Franklin Special School District and $1.566 outside it. Homes are assessed at 25 percent of appraised value, so that's about $561 or $392 a year for every $100,000 of appraised value.
Does Tennessee have a state income tax?
Tennessee doesn't tax wages. Its only individual income tax, the Hall tax on interest and dividends, was repealed for tax periods starting January 1, 2021. Talk to a tax professional about your own situation.
What school district is Franklin, TN in?
Franklin has two public school districts, and the address decides which one applies. Franklin Special School District runs pre-K through 8th grade in part of the city, and Williamson County Schools covers the rest, plus high school for those addresses. Check the exact address with both districts.
*Disclosure:* 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.
Looking at homes in Franklin?
Send me any Franklin address and I'll check the city limits, the school district, the water provider and the 2026 tax rate before you write an offer. DM me, text or call 615-392-1186.
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