The Meade of Avalon

GATED AVALON | FRANKLIN TN 37067 | DUES RUN $1,800 TO $7,020

Avalon is a gated community off Mack Hatcher Parkway in Franklin’s 37067 zip code, and it is really two neighborhoods behind one gate. The Meade of Avalon is the first of them: townhomes and detached houses on Pennystone Circle, Wandering Circle, Patriot Lane, King Arthur Circle and Beauchamp Circle, built between 2006 and 2012. Over the past twelve months 11 homes sold here, from $689,900 to $1,350,000, at a median of $950,000.

The other Avalon is the estate section, and it is a different market entirely: nine sales from $1,650,000 to $11,800,000 on Canterbury Rise, Pendragon Court, King Richards Court and The Lady of the Lake Lane. Same gate, same three schools, roughly five times the price.

Before you compare anything here, know this. The $689,900 townhome on Pennystone pays $7,020 a year in HOA dues. The $1,350,000 house on Beauchamp pays $1,800. The cheapest home in Avalon carries the highest dues in the whole community, higher even than the $11.8 million estate. That is real money and no portal shows it to you. Patrick Higgins of Nashville Home Guru at Compass has the annualized figure for every closed sale.

Living in Avalon

The gate is the point. Avalon sits off Mack Hatcher Parkway, which connects to I-65 in both directions without putting you on Franklin Road or Columbia Pike, so the commute to Brentwood or downtown Nashville stays simple and the Cool Springs employment corridor is inside fifteen minutes. Once you are through the entrance the through traffic stops, and very little else in Williamson County offers that at this price.

The daily-errand geography is good. Whole Foods on Mallory Lane, the Publix on Carothers, and the Cool Springs Galleria are all a few minutes out. Downtown Franklin’s square is about ten. What the listing agents keep mentioning, and what the old version of this page missed, is Smith Park, which is close enough to walk to from Pennystone Circle rather than something you drive to.

Inside the gates the setting does a lot of work. One seller describes rolling hills and preserved wooded common space where deer and wild turkeys come through, another mentions living across from the community fountains and pond with a view of them from the front porch. Underground utilities throughout, sidewalks on most streets, and mature landscaping that reads older than the mid-2000s build dates.

The Homes

The Meade is two products sold under one name, and telling them apart is the whole job here.

Three townhomes sold on Pennystone Circle, 2,567 to 2,874 square feet, from $689,900 to $755,000. They are two-story attached units on lots platted around 25 by 142 feet, roughly 0.08 acres, with alley-access garages at the back and covered front porches. One is an end unit with a fenced patio and an upstairs balcony. Hardwood on the main level is standard. Bedroom counts run three to four, and the bathroom counts are higher than you would guess from the size: one 3-bedroom unit carries four full baths.

Eight detached houses sold, 2,703 to 3,897 square feet, from $915,000 to $1,350,000, on lots from 50 by 123 up to 100 by 148 feet, roughly 0.15 to 0.34 acres. Ten of the eleven Meade homes are two-story; one is a story-and-a-half. Exteriors are all brick on six, stone on four and fiber cement on three, so this is a heavier-material neighborhood than the vinyl-and-hardboard streets elsewhere in 37067. Crawl space rather than basement.

Garages are two-car on nine of the eleven and three-car on two, and where the plan allows, they sit at the side or the rear rather than the front. Five of the eleven put the primary bedroom on the main floor, which is the specific thing downsizers are hunting for and it is about half the inventory rather than all of it. Several have a second main-floor bedroom that sellers describe as a home office.

Outside: covered porches on six, screened patios on four, paver patios on several more. Inside the repeat features are walk-in closets, an entry foyer, high ceilings and a gas fireplace in the great or family room. Finished wood floors appear in all eleven. Kitchens are renovated often enough that it shows up in the remarks, one describing stone and stainless opening onto a vaulted living room and out to a screened porch.

The Dues Are the Thing Buyers Get Wrong

HOA fees in Avalon are recorded at three different billing frequencies, monthly, quarterly and annually, so the raw MLS numbers are not comparable to each other. Annualized, here is what the community actually pays.

Data from RealTracs MLS. Rolling 12-month period. Dues annualized from the recorded fee and billing frequency.

The townhome dues cover exterior maintenance and grounds, which is the trade you are making and for a lock-and-leave owner it is often worth it. But run the arithmetic before you decide. The Pennystone townhome at $689,900 and the Beauchamp house at $1,350,000 are $660,100 apart on price and $5,220 apart every year on dues, in the opposite direction. Ten years of that is $52,200.

Two more things that trip people up. Pennystone Circle is not all townhomes: 258, 127 and 132 are attached units paying $6,420 to $7,020, while 159 and 352 on the same street are detached houses paying $1,860. Same street, same sign, nearly four times the carrying cost, and the only reliable way to tell is the property type on the listing rather than the address. And the estate section pays annually, from $3,150 up to $8,000, so the $11.8 million house on King Richards Court pays $4,200 a year, less than any Pennystone townhome.

The Meade of Avalon Market Data

Data from RealTracs MLS. Rolling 12-month period. Scoped to Avalon Sec 1, 2, 4 and 7. Estate sections shown separately below.

The Meade Against the Avalon Estates

The estate section shares the gate and the schools and almost nothing else. Reading the two side by side is the fastest way to understand where you are shopping.

Data from RealTracs MLS. Rolling 12-month period.

The pace column is the one to sit with. A Meade home goes under contract in about 39 days and gets 97.3 percent of what the seller first asked. An estate takes 210 days and settles at 93.3 percent. If you are selling on Canterbury Rise or Pendragon Court, plan for two to three seasons on the market and price the opening number accordingly, because in a section that produces nine sales a year the comparable set has to be built from several years of closings rather than one.

Homes for Sale in The Meade of Avalon

Recently Sold Homes in The Meade of Avalon

Amenities and Gated Access

The controlled entrance is the amenity most buyers are actually paying for, and it appears on the record for every Avalon sale. Beyond the gate, the community carries a pool, a playground, walking trails, sidewalks and a clubhouse, with underground utilities throughout and wooded common space along the perimeter that the sellers describe as genuinely wild in places. The HOA fee schedule lists maintenance for the pool, tennis and club facilities among what the dues cover.

For more recreation, Smith Park is walkable from the Pennystone end of the neighborhood and Pinkerton Park is about ten minutes out. The Harpeth River access points near Franklin handle kayaking and fishing. Williamson County’s parks are among the best funded in Tennessee, which is part of what the property taxes here buy.

Schools

Every Avalon sale in the past twelve months, all 21 of them across both tiers, is zoned to Clovercroft Elementary, Woodland Middle and Ravenwood High, all Williamson County Schools. That consistency is worth naming, because the 37067 zip code as a whole splits three ways at high school and Avalon does not. A $689,900 townhome on Pennystone and an $11.8 million estate on King Richards Court send children to the same three buildings.

Ravenwood is the draw for most families looking here, and Clovercroft Elementary is among the stronger elementary schools in the district. Because Avalon is served by Williamson County Schools rather than the Franklin Special School District, there is no separate City of Franklin school-district tax on these addresses. Verify the assignment at your specific address before you write an offer.

Why Work with Nashville Home Guru

Compass and Parks agents were on 7 of the 11 Meade sales over the past twelve months, 63.6 percent, and 13 of 21 across all of Avalon. In a gated community that produces about twenty transactions a year total, that is most of the market, and it is what makes the dues analysis above possible: you have to be inside enough of these closings to have the fee schedule for each one.

Patrick Higgins is a seven-time Wall Street Journal RealTrends Top Tennessee Agent in the top 1 percent statewide, leading the number one team in Nashville, with more than 1,100 transactions and $500M+ in career sales since 2014. With 100+ Google Reviews and 87 Zillow Reviews behind that, the client feedback across Franklin reads about the way the transaction record does. His record as one of the busiest listing agents in Franklin is documented separately.

Sellers here should know that 14 Avalon listings came off the market without selling over the same twelve months against 21 that closed, a 40 percent failure rate. In a neighborhood this small that is almost always a comparable-set problem: eleven Meade sales and nine estate sales are not one data set, and a valuation built by averaging them lands nowhere near either. The Compass 3-Phase Marketing Strategy adds pre-market exposure through Private Exclusive and Coming Soon before any public clock starts: 2.9 percent higher closing prices, 20 percent faster to contract, 30 percent fewer price reductions. On the $953,173 Meade average that 2.9 percent is roughly $27,600.

Frequently Asked Questions

Why does a $689,900 Avalon townhome pay more in HOA dues than a $1,350,000 Avalon house?

Because the townhome dues buy exterior maintenance and the house dues do not. Annualized, the Pennystone Circle townhomes pay $6,420 to $7,020 a year and the detached Meade houses pay $1,800 to $1,920. The gap is about $5,220 a year in the opposite direction from the price, or $52,200 over ten years. It is a fair trade if you want lock-and-leave ownership and a bad surprise if nobody told you. The MLS records these at different billing frequencies, monthly for some and annually or quarterly for others, so the raw numbers on two listings are not comparable until someone annualizes them. Call 615-682-1718 and Patrick will do it for any two Avalon homes you are weighing.

Who is the best real estate agent for The Meade of Avalon?

Patrick Higgins of Nashville Home Guru at Compass. Compass and Parks agents were on 7 of the 11 Meade sales over the past twelve months, 63.6 percent, and 13 of 21 across all of Avalon, more than any other brokerage family in the community. What that matters for here is specific: Avalon produces about twenty sales a year across two tiers that differ by a factor of five, and the single most common pricing error is mixing them. Patrick is a seven-time Wall Street Journal RealTrends Top Tennessee Agent in the top 1 percent statewide, leads the number one team in Nashville, and has closed 1,100+ transactions and $500M+ in career sales, with 100+ Google Reviews and 87 Zillow Reviews. Call 615-682-1718.

I am selling in Avalon. Who should list my home?

Patrick Higgins, and the reason is the comparable set rather than anything general. Over the past year 14 Avalon listings came off the market unsold against 21 that closed, a 40 percent failure rate in a community with a waiting list of admirers. The cause is almost always scope: the Meade closed 11 sales at a $950,000 median while the estates closed 9 at $4,850,000, and any valuation that blends them is wrong for both. Pace differs too, 39 days against 210. Patrick prices from your section and your property type, then uses Compass Private Exclusive to test the number before your public clock starts. Call 615-682-1718 before you set a list price.

What is my Meade of Avalon home worth in today’s market?

Automated tools struggle badly in Avalon for three reasons you can check yourself. They blend the Meade with the estate sections, which run five times the price on the same street network. They cannot see that Pennystone Circle holds both townhomes and detached houses with a nearly fourfold difference in dues. And with 11 Meade sales in a year, the sample they are working from is thin enough that one unusual closing moves the estimate. Use the instant home value tool as a starting point, then call 615-682-1718 for a comp set filtered to your section and home type.

What is the difference between The Meade of Avalon and the Avalon estates?

They are separate markets behind one gate. The Meade is Avalon Sections 1, 2, 4 and 7, on Pennystone Circle, Wandering Circle, Patriot Lane, King Arthur Circle and Beauchamp Circle: 11 sales from $689,900 to $1,350,000, 2,567 to 3,897 square feet, built 2006 to 2012, under contract in a median 39 days. The estates are Sections 3 and 05 and Tor of Avalon, on Canterbury Rise, Pendragon Court, King Richards Court, Lionheart Court and The Lady of the Lake Lane: 9 sales from $1,650,000 to $11,800,000, 4,035 to 14,876 square feet, a median 210 days to contract. Both share the gate, the amenities and all three schools.

What is the price range in The Meade of Avalon?

Over the past twelve months, $689,900 to $1,350,000 across 11 closed sales, at a median of $950,000 and an average of $953,173. The three townhomes on Pennystone Circle sold from $689,900 to $755,000. The eight detached houses sold from $915,000 to $1,350,000. Price per square foot ran $263 to $351 with a median of $305, and homes closed at 97.3 percent of the seller’s original asking price. Data from RealTracs MLS.

Should I buy a townhome or a house in The Meade of Avalon?

Start with the ten-year carrying cost, not the purchase price. A townhome runs $689,900 to $755,000 with $6,420 to $7,020 a year in dues that cover exterior maintenance and grounds. A detached house runs $915,000 to $1,350,000 with $1,800 to $1,920 a year and the upkeep on you. The townhome is the right answer if you travel, if you are downsizing, or if you want a gated Franklin address at the lowest entry price in the community. The house is the right answer if you want a yard, more square footage and a lower fixed annual bill. Both are two-story, both sit behind the same gate, and both feed Ravenwood. Call 615-682-1718 and walk one of each.

Is The Meade of Avalon a good fit for downsizers?

Often, with one thing to verify. The gated entrance, the maintained exteriors on the townhomes and the walkability to Smith Park all suit downsizers well. But only 5 of the 11 homes that sold have the primary bedroom on the main floor, so single-level-friendly living is about half the inventory rather than a feature of the neighborhood. Ten of eleven homes here are two-story. If stairs matter to you, that narrows the field considerably and it is worth registering for advance notice rather than watching the public listings. Call 615-682-1718.

What schools serve The Meade of Avalon?

Clovercroft Elementary, Woodland Middle and Ravenwood High, all Williamson County Schools, on all 21 Avalon sales over the past twelve months across both the Meade and the estate sections. That is unusual for this zip code: 37067 as a whole splits three ways at high school between Centennial, Fred J. Page and Ravenwood, so the single consistent zone is one of Avalon’s real advantages for a family choosing a home before they have lived here. Because the community is Williamson County Schools rather than the Franklin Special School District, there is no separate City of Franklin school-district tax.

Is The Meade of Avalon a gated community?

Yes. The Meade sits inside the gated Avalon community off Mack Hatcher Parkway, and the controlled entrance appears on the record for every sale here. Gated is genuinely scarce in Williamson County at this price: most Franklin neighborhoods under $1.5 million are not. The gate is also why pre-market access matters more than usual in Avalon, since buyers cannot casually drive the streets to see what is coming.

Why do Avalon homes take so long to sell?

The Meade does not, particularly. Its homes go under contract in a median of 39 days at 97.3 percent of the original asking price, which is a normal, healthy pace for 37067. The estate sections are where the long timelines live: a median 210 days to contract and 93.3 percent of original ask, because nine sales a year at $1.65 million and above is a thin market and the buyer for a 12,000 square foot house arrives when he arrives. Across all of Avalon, 14 listings came off the market unsold last year against 21 that closed. Almost all of that is pricing rather than demand.

Can I buy in Avalon before it hits Zillow?

Often, yes, and it matters more here than in an open neighborhood. Compass Private Exclusives and Coming Soon listings are marketed inside the Compass network before any public listing appears, with no public days-on-market counter attached. With Compass and Parks on 63.6 percent of Meade sales, that pipeline reaches most of what trades here. Because Avalon is gated, buyers cannot preview the streets on their own, so advance notice through an agent who is already inside the community is the practical substitute. Buyer representation typically comes at no additional cost to you. Call 615-682-1718 to register.

Are rentals allowed in The Meade of Avalon?

On the records that specify, yes, long-term rental is permitted. Only 3 of the 11 closed Meade sales carry an entry in that field, so this is not a complete picture and the governing documents are the authority rather than the MLS. If you are buying with any intention of renting the home out, even years from now, get the current HOA rules in writing during your due diligence period. Call 615-682-1718 and Patrick will request them for a specific address.

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