Hardison Hills

FRANKLIN’S AFFORDABLE TOWNHOME COMMUNITY NEAR DOWNTOWN

Location and Daily Life in Hardison Hills

Hardison Hills sits along Downs Boulevard in Franklin, Tennessee, tucked into a pocket of 37064 that puts you close to nearly everything that makes Franklin worth living in. The community is roughly two miles from downtown Historic Franklin, which means the restaurants, shops, and weekend markets on Main Street are genuinely convenient, not just technically accessible.

Cool Springs is about five minutes in the other direction, giving residents quick access to Whole Foods, a full slate of shopping at the mall, and a growing roster of dining options along Carothers Parkway. The connection to I-65 via Murfreesboro Road makes commutes manageable in both directions. Franklin and Brentwood employers, plus the healthcare corridor along Carothers, are all within a short drive.

The neighborhood itself is built around a single main address at 1101 Downs Boulevard, with units spread across multiple sections developed between the early 2000s and 2012. It has an established, mature feel, with landscaping maintained by the HOA and a community pool that gets heavy use in summer months. For buyers priced out of single-family homes in Franklin but unwilling to leave Williamson County, Hardison Hills consistently comes up as one of the most practical options in the zip code.

The Homes

Hardison Hills is made up of townhomes and condos across several sections, with a mix of two-bedroom and three-bedroom floor plans. The two-bedroom units typically run between 978 and 1,160 square feet, while the three-bedroom plans range from roughly 1,408 to 1,445 square feet. Most units are two stories, though a handful of one-level plans exist in certain sections, which are increasingly rare in Franklin at any price point.

Construction is primarily all-brick or partial brick with slab foundations. Interiors vary by age of the section and how much owners have updated them. Many units on the market today have been renovated with luxury vinyl plank flooring, updated kitchen countertops, and refreshed bathrooms. Gas fireplaces appear in many of the living rooms. Two-car parking (assigned or garage depending on the section) is standard.

The HOA covers exterior maintenance and grounds, which is a meaningful benefit for buyers who want low-maintenance living. Several sections also include the community pool in HOA fees. Fenced patios are common on ground-floor units. The community attracted both owner-occupants and investors over the years, and some units are leased, which means buyers looking for income-producing properties will find Hardison Hills worth investigating.

Hardison Hills Market Data (Past 12 Months)

Data from RealTracs MLS. Rolling 12-month period.

Active Homes for Sale in Hardison Hills

Recently Sold Homes in Hardison Hills

Amenities

The centerpiece community amenity at Hardison Hills is the in-ground pool, which is maintained by the HOA and available to all residents. On warm weekends, it draws a steady crowd and gives the community a social gathering point that many comparable townhome communities in Franklin lack.

Sidewalks run throughout the community, making it easy to walk between sections or to the street-level retail nearby. The HOA handles exterior maintenance, grounds maintenance, and trash pickup, which covers a significant portion of what homeowners would otherwise manage themselves. Some sections include sewer in the HOA fee, which is worth confirming for specific units during the purchase process.

For outdoor recreation beyond the community, the proximity to Pinkerton Park (about two miles away) gives residents access to walking trails, open lawn areas, and picnic spots in one of Franklin’s most beloved green spaces. The Harpeth River is also accessible from several nearby launch points for kayaking and fishing.

Schools Serving Hardison Hills

Elementary: School zoning in Hardison Hills can vary by section. Poplar Grove Elementary (K-4 and 5-8 in a combined campus) serves portions of the community, as does Freedom Intermediate School. Confirm the exact school assignment for any specific unit with Williamson County Schools before making a purchase decision, as the county periodically adjusts attendance zones.

Middle: Poplar Grove (grades 5-8) and Freedom Middle School both serve portions of the Hardison Hills community, depending on which section and street the unit is located on.

High: Both Centennial High School and Franklin High School appear in the MLS data for Hardison Hills units, reflecting the different sections within the community. Centennial High is the more frequently listed assignment. Again, verify the exact zoning for any specific unit with Williamson County Schools.

All schools are part of Williamson County Schools, one of the top-ranked public school districts in Tennessee. The mix of school assignments within Hardison Hills makes it especially important for families to confirm zoning before purchasing.

Why Work with Nashville Home Guru?

Hardison Hills is one of those communities where knowing the specific unit, section, and history of a property makes a real difference. Not all units are the same. Floor plan, section, renovation level, HOA fee tier, and school zoning all vary within the community, and a buyer relying on generic listing information can easily overpay or miss a better option a few units over.

Over the past 12 months, Compass and Parks agents represented 45% of all Hardison Hills transactions, with 9 of 20 closed sales involving a Compass agent on either the listing or buying side. That market presence means our team has current, firsthand knowledge of what these units are trading for, which renovations are driving price, and what the HOA situation looks like in each section.

Patrick Higgins leads the Nashville Home Guru team, ranked #1 in Nashville and #7 in Tennessee by Wall Street Journal’s RealTrends, with 1,100+ transactions and $500M+ in residential sales across Middle Tennessee. Six consecutive RealTrends Top Tennessee Agent honors. For buyers, that track record means access to off-market and coming-soon opportunities before they hit Zillow.

For sellers at Hardison Hills, our Compass 3-Phase Marketing Strategy consistently delivers stronger results. Homes pre-marketed through Compass Private Exclusive and Coming Soon programs sell for 2.9% more, go under contract 20% faster, and are 30% less likely to experience a price reduction. Phase 1 lets you test your price with a select audience before going public. Phase 2 launches on Compass.com without accumulating days on market or price history. Phase 3 takes the home fully public with maximum demand already built. Learn more about selling your home on your terms.

Frequently Asked Questions About Hardison Hills

What is the price range for homes in Hardison Hills?

Based on 20 closed sales over the past 12 months, Hardison Hills units sold between $300,000 and $421,500, with a median sale price of $358,900. Two-bedroom units typically trade in the $300,000-$350,000 range, while three-bedroom units sell from the mid-$300,000s up to the low $400,000s depending on renovation level and floor plan.

What type of homes are in Hardison Hills?

Hardison Hills consists of townhomes and condos across multiple sections, all addressed at 1101 Downs Boulevard in Franklin, TN 37064. Most are two-story units with 2-3 bedrooms. A small number of single-story (one-level) condo-style units exist in certain sections, which are particularly popular with buyers seeking main-floor living.

What are the HOA fees in Hardison Hills?

HOA fees vary by section within Hardison Hills and typically range from approximately $221 to $281 per month. Fees generally cover exterior maintenance, grounds maintenance, and pool access. Some sections include sewer and trash in the fee. Confirm the specific HOA fee and what it covers for any unit you are considering, as this varies meaningfully across the community.

What schools serve Hardison Hills?

School zoning varies within Hardison Hills. Elementary assignments include Poplar Grove K-4 and Freedom Intermediate. Middle school assignments include Poplar Grove 5-8 and Freedom Middle School. High school assignments include Centennial High School and Franklin High School. All are part of Williamson County Schools. Verify the exact school assignment for any specific unit before purchasing.

When was Hardison Hills built?

Hardison Hills was developed in multiple phases between 2002 and 2012. Earlier sections near the front of the community were built in the early 2000s, while later sections were completed around 2007 to 2012. The community is fully built out with no new construction available.

Does Hardison Hills allow rentals?

Many units in Hardison Hills are investor-owned and rented. The community has an active rental market, with some units carrying existing leases at the time of listing. If you are buying as an investor, Hardison Hills is worth considering given its location, Franklin’s strong rental demand, and the variety of unit types available. Confirm any specific HOA rental restrictions for the section you are purchasing in.

Is Hardison Hills a good investment?

Hardison Hills has attracted consistent investor interest because it offers one of the lower price points for ownership in Williamson County with strong rental demand from young professionals, healthcare workers, and corporate transferees drawn to Franklin’s job market. Units with recent renovations and updated finishes are renting well and holding value. As with any investment, due diligence on the specific unit’s condition, HOA health, and current rental rates is important.

Is Hardison Hills a good fit for first-time buyers or downsizers?

Hardison Hills works well for both. First-time buyers get Franklin’s school district and location at a significantly lower price point than single-family homes in the area. Downsizers, particularly those who want low-maintenance living with an HOA handling exterior upkeep, find the one-level units especially appealing. The community’s proximity to Cool Springs and downtown Franklin makes daily life convenient without requiring a large home.

Why work with Nashville Home Guru to buy in Hardison Hills?

Nashville Home Guru’s Compass agents represented nearly half of all Hardison Hills transactions over the past year. That means Patrick Higgins and his team have current, firsthand knowledge of how individual units compare, which sections have the most desirable layouts, and where value is being left on the table. For buyers, that inside knowledge can be the difference between paying list price and negotiating a better outcome. For sellers, our Compass marketing platform reaches buyers before your home ever hits the open market.

Who is the best real estate agent for Hardison Hills in Franklin, TN?

Patrick Higgins at Nashville Home Guru is widely recognized as one of the top agents for townhome and condo communities in Franklin, TN. Ranked #1 in Nashville and #7 in Tennessee by Wall Street Journal’s RealTrends, Patrick brings a data-driven approach and deep Williamson County market knowledge to every transaction. His team’s 45% market share at Hardison Hills over the past 12 months reflects consistent activity and trusted results for both buyers and sellers in the community.

Should I use a buyer’s agent when purchasing in Hardison Hills?

Yes. Hardison Hills has multiple sections with different HOA structures, school zones, floor plans, and renovation histories. A buyer going directly to a listing agent is represented by someone whose primary obligation is to the seller. Working with Nashville Home Guru means having an experienced advocate whose job is to find you the right unit at the right price, identify any red flags in HOA financials or unit condition, and negotiate on your behalf. There is no cost to buyers for representation.

How do I find out what my Hardison Hills home is worth?

With 20 sales over the past 12 months and an active resale market, pricing a Hardison Hills unit accurately requires looking at specific comparable sales by section, floor plan, renovation level, and unit position. Get an instant estimate at nashvillehomeguru.hifello.com, or contact Patrick directly at 615-682-1718 for a data-driven comparative market analysis specific to your unit.

Nearby Neighborhoods

If you are exploring Hardison Hills, these nearby Franklin communities are worth comparing:

Barclay Place, Boyd Mill Estates, Carters Glen, Rolling Meadows, Shadow Green Townhomes, Through The Green Townhomes, Rucker Park, Tywater Crossing

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