Community Highlights
A quick view of what defines Reeds Vale.
Where is Reeds Vale in College Grove?
Reeds Vale sits off Lampkins Bridge Road in College Grove, about 0.7 miles south of Murfreesboro Road (TN 96), in unincorporated Williamson County. Signature Homes gave the property location as Lampkins Bridge Road, College Grove, TN 37046, and the main street in, Lampkins Crossing Drive, meets Lampkins Bridge Road at the entrance.
All 270 parcels recorded under the Reeds Vale name are listed as unincorporated in the county’s property records, and the U.S. Census geocoder places Reeds Vale addresses in Williamson County outside any city, as of October 23, 2026. There’s no city government, so the county handles zoning, permits and roads.
The streets are Lampkins Crossing Drive, Crowell Drive, Ellaby Court, Newfields Court, Southwell Drive, Halewood Drive, Atlee Court, Sutcliff Drive, Whitcroft Drive and Ashbury Court.
How far is Reeds Vale from Franklin and Nashville?
Downtown Franklin is about 9.6 miles and 16 minutes from the Reeds Vale entrance without traffic, and downtown Nashville is about 26 miles and 37 minutes. The Franklin drive is Lampkins Bridge Road north to Murfreesboro Road, then west into town. I routed every trip from the entrance with OpenStreetMap routing (OSRM) on October 23, 2026.
| From Reeds Vale to | Distance | Time, no traffic |
|---|---|---|
| Downtown Franklin (Public Square) | about 9.6 miles | about 16 minutes |
| Downtown Nashville (State Capitol) | about 26.0 miles | about 37 minutes |
| Nashville International Airport (BNA) | about 26.4 miles | about 39 minutes |
| Arrington Elementary (Cox Road) | about 3.1 miles | about 7 minutes |
| Page Middle and Page High (Arno Road) | about 3 miles | about 9 to 10 minutes |
| McDaniel Farms (McDaniel Road) | about 2.2 miles | about 9 minutes |
| The Grove (6200 Wildings Blvd) | about 3.7 miles | about 11 minutes |
| Falls Grove | about 4.5 miles | about 15 minutes |
Those are free-flow numbers. Drive your real commute at the hour you’d drive it before you write an offer.
Who built Reeds Vale, and is it still selling new homes?
Signature Homes built Reeds Vale. Signature announced it in February 2023 as a new College Grove community of 252 homes, and Wilson & Associates, the surveying firm on the project, lists Signature Homes as its client for a 252-home neighborhood on one-third-acre lots built in phases.
The builder’s sales run is done. Signature’s Reeds Vale page showed two homes remaining on January 17, 2026 and one home remaining on May 19, 2026. As of November 2, 2026, that page returns an error, the old livereedsvale.com address forwards to the same missing page, and Signature’s site map no longer lists Reeds Vale.
County records show the same thing. All 252 home parcels carry a year built: 24 in 2023, 88 in 2024, 124 in 2025 and 16 in 2026. What you’ll see listed now are resale homes. If a listing looks brand new, ask the listing agent who the seller is.
How many homes are in Reeds Vale?
Reeds Vale has 252 single-family homes. Signature’s 2023 announcement and its surveyor both say 252, and the county’s property records list exactly 252 home parcels across four recorded sections, as of October 23, 2026. The other 18 parcels under the Reeds Vale name are 14 open space lots, three wastewater lots and one cemetery lot.
How big are the homes in Reeds Vale?
Reeds Vale homes run from about 2,907 to 5,401 finished square feet on the county’s building records, with a median of about 4,108, as of October 23, 2026. The lots were planned at about one-third of an acre each, per the project’s surveyor. Those square footage figures are the assessor’s, so check the listing and the appraisal for the house you’re looking at.
What amenities does Reeds Vale have?
Reeds Vale’s amenities, per Signature Homes, center on The Lodge, an amenity center the builder described as the hub of the neighborhood. Signature’s community site listed:
- a resort-style pool
- pickleball courts
- a social space for events
- a fitness studio
- a play area
- the River Walk Trail, a walking trail along the Harpeth River
Signature’s community page still listed the same six amenities in May 2026. Ask the HOA what’s finished, what the dues cover and the pool and Lodge rules.
Is Reeds Vale on sewer or septic?
County records point to a shared wastewater system in Reeds Vale, not a septic tank on each lot. Three Section 1 parcels are recorded as Wastewater 1, 2 and 3, and as of October 23, 2026 they’re titled to a private company rather than to a utility or a homeowners association.
What the record doesn’t show is who operates the system, what it costs each month or who supplies the water. Ask the seller for a recent sewer bill and water bill, and ask the HOA who owns and runs the wastewater system before you’re under contract.
What schools is Reeds Vale zoned for?
Reeds Vale homes are zoned for Arrington Elementary, Page Middle and Page High. I checked two addresses on every Reeds Vale street, 20 in all, with Williamson County Schools’ own zone lookup on October 23, 2026, and every one returned the same three schools.
| School | Address |
|---|---|
| Arrington Elementary | 6280 Cox Road, Arrington, TN 37014 |
| Page Middle | 6262 Arno Road, Franklin, TN 37064 |
| Page High | 6281 Arno Road, Franklin, TN 37064 |
Zones can change. Confirm any single address with the Williamson County Schools zone lookup.
What are property taxes in Reeds Vale?
Reeds Vale is outside every city limit, so the property tax bill carries only the Williamson County rate, $1.30 per $100 of assessed value for 2026. The county’s records put every Reeds Vale parcel in the unincorporated tax district, with no city tax and no Franklin Special School District tax, as of October 23, 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 Reeds Vale?
Reeds Vale’s HOA dues aren’t published by the builder or by any HOA source I could find as of October 2026. One more thing to ask about: the open space lots are still titled to a private company on the county record, not to a homeowners association. Ask whether the developer has turned the HOA over to the owners yet, and get the dues, any transfer or capital fee, the covenants and the architectural rules in writing before you’re under contract.
What did new homes in Reeds Vale cost?
On January 17, 2026, Signature’s Reeds Vale page showed two homes under construction priced at $1,391,500 for 3,252 square feet and $1,427,000 for 4,302 square feet. Those were the builder’s asking prices on its last few homes, not today’s market. If you want to know what’s sold on a particular street, I’ll pull those sales and walk you through them.
If you already own in Reeds Vale and you’re thinking about selling, my home evaluation page is the place to start.
How does Reeds Vale compare with McDaniel Farms and Falls Grove?
Of these three College Grove neighborhoods, Reeds Vale has the newest homes and the shortest drive to Franklin. All three are in unincorporated Williamson County, and all three have wastewater lots on the county record.
| Reeds Vale | McDaniel Farms | Falls Grove | |
|---|---|---|---|
| Builder | Signature Homes | Signature Homes | Ryan Homes, The Jones Company |
| Homes (county records) | 252 | 91, plus 210 in McDaniel Estates next door | 381 |
| Built (county records) | 2023 to 2026 | 2018 to 2020 | 2014 to 2022 |
| Road | Lampkins Bridge Road | McDaniel Road | Eudailey-Covington Road |
| Elementary zone | Arrington Elementary | Arrington Elementary | College Grove Elementary |
| Middle and high | Page Middle, Page High | Page Middle, Page High | Page Middle, Page High |
| To downtown Franklin | about 16 minutes | about 21 minutes | about 25 minutes |
Read my McDaniel Farms page, my Falls Grove page and my The Grove page if those are on your list too. For the rest of the area, see my College Grove guide.
For all three side by side, read Falls Grove, Reeds Vale and McDaniel Farms compared.
What should you check before you buy in Reeds Vale?
- HOA status, dues and rules, in writing, including whether the developer still controls the HOA.
- Sewer and water bills for the last few months, and who runs the wastewater system.
- What’s left of the builder’s warranty on that house, and whether it transfers to you.
- The schools for the exact address, through the WCS lookup.
- The commute at rush hour. The drive times above are no-traffic numbers.
What else do people ask about Reeds Vale?
Who built Reeds Vale in College Grove, TN?
Signature Homes built Reeds Vale. The builder’s Reeds Vale page is no longer online and county records show a home on all 252 lots, so homes for sale there now are resales.
How many homes are in Reeds Vale?
Reeds Vale has 252 single-family homes. Signature’s 2023 announcement and Williamson County’s property records match as of October 2026.
Where is Reeds Vale?
Reeds Vale is off Lampkins Bridge Road in College Grove, about 0.7 miles south of Murfreesboro Road (TN 96), in unincorporated Williamson County, ZIP 37046.
What schools are zoned for Reeds Vale?
As of an October 23, 2026 check with Williamson County Schools’ zone lookup, Reeds Vale homes are zoned for Arrington Elementary, Page Middle and Page High. Confirm any address with the district.
Does Reeds Vale have sewer?
County property records show three wastewater lots in Reeds Vale Section 1, which points to a shared system rather than a septic tank on each lot. Ask the seller for a recent sewer bill and ask the HOA who runs the system.
What amenities does Reeds Vale have?
Signature Homes lists The Lodge amenity center with a resort-style pool, pickleball courts, a fitness studio, a social space, a play area and the River Walk Trail along the Harpeth River.
How far is Reeds Vale from downtown Franklin?
Reeds Vale is about 9.6 miles and 16 minutes from downtown Franklin without traffic, by Lampkins Bridge Road and Murfreesboro Road, per OpenStreetMap routing on October 23, 2026.
College Grove Guides and Advice
More of my guides for buying and selling nearby.
Tennessee vs North Carolina: Taxes, Home Prices and Costs Compared …
Tennessee vs North Carolina in 2026: income, sales and property tax, retirement income, home prices in Nashville, Raleigh…
Falls Grove, Reeds Vale and McDaniel Farms Compared: College Grove, …
Falls Grove, Reeds Vale and McDaniel Farms side by side: builders, home counts, lot sizes, amenities, sewer, schools,…
FHA Short Sale Case Study: How My First Columbia Seller …
How my first Columbia FHA short sale went from months behind and a stale listing to a closed…