Falls Grove, Reeds Vale and McDaniel Farms Compared: College Grove, TN

Quick answer (as of November 2026) Falls Grove, Reeds Vale and McDaniel Farms are three finished builder neighborhoods in College Grove, all in unincorporated Williamson County, TN 37046, so every home for sale in them now is a resale. Falls Grove is the biggest, 381 homes built by Ryan Homes and The Jones Company from 2014 to 2022. Reeds Vale is the newest, 252 Signature Homes houses built from 2023 to 2026, and the closest to Franklin. McDaniel Farms has 91 Signature Homes houses built from 2018 to 2020, with 210 more next door in McDaniel Estates. Reeds Vale and McDaniel Farms are zoned for Arrington Elementary, Falls Grove for College Grove Elementary, and all three for Page Middle and Page High.

These three are easy to mix up. They sit within about 4.5 miles of each other, big builders put them up in the last dozen years, and none of them has a sales office open today. So the questions you'd normally ask a builder's agent land on you, and the answers differ more than the names suggest: the elementary school, the drive to Franklin, who owns the sewer system on paper, and how big the houses run.

I've been selling real estate since 2013 and I've been part of more than 500 transactions. My mom lives in McDaniel Farms, so these roads aren't new to me. Below is what the county's records, the builders and the school district say about each one, as of November 2026. If one of them is on your list, text or call me at 615-392-1186.

How do Falls Grove, Reeds Vale and McDaniel Farms compare?

Falls Grove, Reeds Vale and McDaniel Farms are all completed College Grove neighborhoods in unincorporated Williamson County, and they split on age, size, builder, lot size and elementary zone. Here's the side by side, as of November 2026.

Where are Falls Grove, Reeds Vale and McDaniel Farms?

All three sit southeast of Franklin in College Grove, within about 4.5 miles of one another by road, and none is inside a city. Every parcel in all three is listed as unincorporated in Williamson County's property records as of November 2026.

• Falls Grove is off Eudailey-Covington Road, reached from I-840 at the Arno Road exit, per the developer's directions. It's across from The Grove.
• Reeds Vale is off Lampkins Bridge Road, about 0.7 miles south of Murfreesboro Road (TN 96).
• McDaniel Farms and McDaniel Estates are off McDaniel Road, about 0.9 miles east of Arno Road. Signature Homes' directions: I-840 to exit 37, north on Arno Road, right on McDaniel Road.

By road, Reeds Vale to McDaniel Farms is about 2.2 miles, McDaniel Farms to Falls Grove about 3.5 miles, and Reeds Vale to Falls Grove about 4.5 miles, per OpenStreetMap routing as of November 2026.

How many homes are in each, and how big are they?

Falls Grove has 381 homes, Reeds Vale has 252, and McDaniel Farms has 91, with 210 more in McDaniel Estates, per Williamson County's property records as of November 2026. The builders' own counts match where they published one: Natelli lists 381 for Falls Grove, and Signature announced 252 for Reeds Vale.

On the county's building records, finished space runs about 1,964 to 6,931 square feet in Falls Grove, 2,907 to 5,401 in Reeds Vale, 2,504 to 5,512 in McDaniel Farms and 1,964 to 6,378 in McDaniel Estates. Reeds Vale has the highest median of the four, about 4,108 square feet. Those are the assessor's figures, so check the listing and the appraisal for the house you like.

Lot size is thinner on the record. Signature advertised half-acre homesites in McDaniel Farms in 2019, and the surveyor on Reeds Vale describes one-third-acre lots. Natelli doesn't publish a Falls Grove lot size, and Signature didn't publish one for McDaniel Estates, so pull the plat or the survey for the exact house.

Who built each neighborhood, and is anyone still selling new?

Ryan Homes and The Jones Company built Falls Grove for its developer, Natelli Communities. Signature Homes built Reeds Vale, McDaniel Farms and McDaniel Estates.

All three are done selling new as of November 2026. Natelli lists Falls Grove as "Completed." Signature's own legacy list named McDaniel Estates and McDaniel Farms among its past communities in 2024, and the county records a year built on every home in both. Signature's Reeds Vale page now returns "Page Not Found," after showing one home left in May 2026, and the county records a year built on every Reeds Vale home lot. If a listing in any of the three looks brand new, ask the listing agent who the seller is.

What amenities does each one have?

All three have a pool and trails, per the developer and the builder, and each adds its own extras.

Sources: Natelli Communities and the developer's older Falls Grove site; Signature Homes' community sites for Reeds Vale, McDaniel Farms and McDaniel Estates. Signature's McDaniel pages don't say which amenities sit in which subdivision or whose dues pay for them, so ask the HOA what your lot's dues cover.

Are Falls Grove, Reeds Vale and McDaniel Farms on sewer or septic?

County records point to shared wastewater systems in all three, not a septic tank on each lot, but the owners on record differ as of November 2026.

• Falls Grove has five Section 1 lots named "Sewer Treatment," titled to Tennessee Wastewater Systems, a utility certificated by the Tennessee Public Utility Commission.
• McDaniel Farms has three "Wastewater Drip" lots, also titled to Tennessee Wastewater Systems. McDaniel Estates' two wastewater lots are titled to its homeowners association, the McDaniel Residential Association.
• Reeds Vale has three "Wastewater" lots titled to Propst Realty Nashville LLC, a private company, not a utility or an HOA, and the record doesn't say who runs the system.

None of the records shows a monthly sewer fee or the water provider. In any of the three, ask the seller for recent sewer and water bills before you're under contract.

What schools are Falls Grove, Reeds Vale and McDaniel Farms zoned for?

Reeds Vale, McDaniel Farms and McDaniel Estates are zoned for Arrington Elementary, Page Middle and Page High, and Falls Grove is zoned for College Grove Elementary, Page Middle and Page High. That's what Williamson County Schools' own zone lookup returns for every street in all four subdivisions as of November 2026.

Zones change. Signature's own McDaniel pages from 2019 and 2021 listed College Grove Elementary, and the district's lookup returns Arrington Elementary for those streets today. Confirm any single address with the Williamson County Schools zone lookup.

How far is each from Franklin, Nashville and the airport?

Reeds Vale has the shortest drive to downtown Franklin of the three, about 16 minutes, because it sits just off Murfreesboro Road. Falls Grove, the farthest south, runs about 25 minutes by I-840 and I-65. These are OpenStreetMap routing (OSRM) figures as of November 2026, from the Reeds Vale entrance, the McDaniel Farms entrance and a Falls Grove address on Falls Ridge Lane.

Those are free-flow numbers. Drive your real commute at the hour you'd drive it.

What are property taxes in Falls Grove, Reeds Vale and McDaniel Farms?

Property taxes work the same way in all three. They're outside every city limit, so the bill carries only the Williamson County rate, $1.30 per $100 of assessed value for 2026, with no city tax and no Franklin Special School District tax. The county's records put every parcel in all three in the unincorporated tax district as of November 2026.

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 are the HOA dues in Falls Grove, Reeds Vale and McDaniel Farms?

No builder, developer or HOA source publishes the dues for any of the three as of November 2026. A few things on the county record are worth asking about.

• McDaniel Farms and McDaniel Estates: one association, the McDaniel Residential Association, holds the open space in both.
• Reeds Vale: the open space lots are still titled to Propst Realty Nashville LLC, not to an association, so ask whether the HOA has been turned over to the owners yet.
• Falls Grove: the HOA's budget and management company aren't published.

In all three, get the dues, any transfer or capital fee, the covenants and the architectural rules in writing before you're under contract.

What should you check before you buy in any of the three?

1. Which subdivision the house is really in. McDaniel Farms and McDaniel Estates sit about 0.2 miles apart, and their wastewater lots have different owners on the record.
2. HOA dues, fees, rules and which amenities the dues cover, in writing.
3. Sewer and water bills for the last few months, and who runs the wastewater system.
4. In Reeds Vale, whether the HOA has been turned over, and what's left of the builder's warranty and whether it transfers to you.
5. Near McDaniel Farms and McDaniel Estates, what's planned for the two future development tracts the county lists, about 26 and 27 acres, if the house backs up to one.
6. The schools for the exact address, through the district's lookup.
7. The commute at rush hour.

Which one lines up with what you're after?

Here's how the county records, the builders and the district sort the three, as of November 2026.

1. Shortest drive to Franklin: Reeds Vale.
2. Newest homes: Reeds Vale, built from 2023 to 2026.
3. Largest median house: Reeds Vale, about 4,108 finished square feet.
4. Closest to the Page schools: McDaniel Farms and McDaniel Estates.
5. Most homes to choose from: Falls Grove, with 381.
6. A sewer system titled to a certificated utility on the county record: Falls Grove and McDaniel Farms.
7. Tennis courts and a putting green: Falls Grove. Pickleball: Reeds Vale. Canoe launch and bark park: McDaniel Farms and McDaniel Estates.

If The Grove is in the mix too, it's a gated golf club community across from Falls Grove. Read my The Grove page and my The Grove vs Troubadour comparison. If you'd rather have acreage than a neighborhood lot, my guide to buying land in College Grove covers the 5-acre rule and what to check first. For everything else out here, see my College Grove guide.

If you already own in one of the three and you're thinking about selling, my home evaluation page is the place to start.

What else do people ask about Falls Grove, Reeds Vale and McDaniel Farms?

Which is bigger, Falls Grove or Reeds Vale?

Falls Grove is bigger, with 381 homes to Reeds Vale's 252, per Williamson County's property records as of November 2026. Reeds Vale's homes are newer and larger by median finished square footage.

Are Falls Grove, Reeds Vale and McDaniel Farms still building new homes?

No. All three are built out, so homes for sale in them now are resales. Natelli lists Falls Grove as completed, Signature listed McDaniel Farms among its past communities in 2024, and Signature's Reeds Vale page is no longer online.

Who built Reeds Vale and McDaniel Farms?

Signature Homes built both, along with McDaniel Estates next to McDaniel Farms. Ryan Homes and The Jones Company built Falls Grove.

Which elementary school are Falls Grove, Reeds Vale and McDaniel Farms zoned for?

As of November 2026, Williamson County Schools' zone lookup puts Reeds Vale and McDaniel Farms in Arrington Elementary and Falls Grove in College Grove Elementary. All three are zoned for Page Middle and Page High. Confirm any address with the district.

Do Falls Grove, Reeds Vale and McDaniel Farms have sewer?

County records show wastewater lots in all three, which points to shared systems rather than a septic tank on each lot. Ask the seller for a recent sewer bill to see the monthly cost.

Which one is closest to Franklin?

Reeds Vale, at about 9.6 miles and 16 minutes to downtown Franklin without traffic, per OpenStreetMap routing as of November 2026. McDaniel Farms is about 21 minutes and Falls Grove about 25.

Are Falls Grove, Reeds Vale and McDaniel Farms inside a city?

No. Falls Grove, Reeds Vale and McDaniel Farms are all in unincorporated Williamson County with College Grove addresses, so they pay the county property tax rate only.

Want to see all three?

I'll pull what's for sale in Falls Grove, Reeds Vale and McDaniel Farms today and what's sold lately, and we can drive all three in one afternoon. Text or call me at 615-392-1186, or send me a note here.