Reeds Vale

COLLEGE GROVE’S RESORT-STYLE NEW HOME COMMUNITY

Location and Daily Life in Reeds Vale

Reeds Vale sits in one of College Grove’s most desirable positions, offering the quiet countryside feel that draws families to Williamson County while keeping Franklin just 15 minutes away. With 105 homes closed over the rolling 12 months and 24 more currently under contract, this Signature Homes community is the highest-volume new construction neighborhood in College Grove — and one of the most active in all of Williamson County.

The location is a commuter sweet spot. Downtown Nashville is roughly 30 minutes north via I-65. Cool Springs and the employment centers along Carothers Parkway are closer to 20 minutes. Highway 840 connects you to the broader Middle Tennessee region without the northern Williamson County congestion.

College Grove has evolved from a quiet rural crossroads into one of the most sought-after addresses in Tennessee. Reeds Vale sits alongside The Grove and Troubadour as one of the area’s defining communities, with rolling hills and open farmland creating views that justify the 37046 premium. Franklin’s Whole Foods, Publix, boutique shops on Main Street, and James Beard-recognized dining are all within easy reach.

The Homes

Signature Homes is the exclusive builder in Reeds Vale, offering floor plans from approximately 2,953 to 5,290 sq ft. Architectural styles lean toward modern farmhouse and traditional designs with elevated exterior finishes — all-brick, fiber cement, and hardboard siding. Based on 105 closed sales, homes range from 4 to 7 bedrooms and 3 to 6 full bathrooms (plus a half bath). Three-car garages are near-standard: 94% of closed sales included 3 or more garage spaces, with 70% having exactly 3 cars, 15% at 4, and 9% at 5. Primary bedroom on the main floor is the norm — 73% of closed sales include this feature.

Standard features across floor plans include open-concept living areas, 11-foot ceilings on main levels, chef’s kitchens with oversized islands, gas fireplaces, and spa-inspired primary suites with double vanities and separate showers. Many homes include main-level offices and guest suites. Lot sizes run 0.24 to 0.65 acres (median 0.31 acres), larger than many comparable Williamson County new construction communities. Several homesites back to dedicated green space for additional privacy.

Buyers work with Signature’s design team to select finishes from their curated palette — flooring, cabinetry, countertops, fixtures. The personalization process creates variety throughout the neighborhood while maintaining a cohesive streetscape. Year built ranges from 2023 to 2026, with the community continuing active development.

Reeds Vale Market Data (Rolling 12-Month Analysis)

105 homes closed over the rolling 12 months — up from 75 in the prior period — making Reeds Vale the highest-volume community in all of College Grove by a wide margin. The median sale price is $1,350,691 and average is $1,344,718. Compass agents represented the sell side on 18.1% of transactions — 19 of 105 closed sales. With only 2 active listings and 24 under contract, this is a community where demand continuously absorbs supply as new phases release.

Data from RealTracs MLS. Rolling 12-month period. New construction — all homes 2023-2026.

Active Homes for Sale in Reeds Vale

Recently Sold Homes in Reeds Vale

Amenities

Reeds Vale delivers a resort-style amenity package that sets it apart from most College Grove communities. The centerpiece is The Lodge, a grand social space designed for community events and casual gatherings, with indoor gathering rooms for private parties or neighborhood meetings.

The state-of-the-art fitness center within The Lodge eliminates the need for outside gym memberships. The beach-entry pool is the summer hub, with a gradual entry that works for young families and a sundeck with ample lounge seating for adults. Two pickleball courts have developed an informal resident league. Walking trails wind through the community and into surrounding green spaces. A dedicated playground sits where parents can supervise while socializing with neighbors.

The $115 to $125 monthly HOA covers maintenance of all common areas and amenities — grounds upkeep, pool maintenance, and fitness center operations. Residents consistently cite community building as one of Reeds Vale’s greatest strengths, and the amenity structure is designed to create the touchpoints that make that happen.

Schools Serving Reeds Vale

Elementary: Arrington Elementary School serves Reeds Vale families with enrichment programs in arts, music, and physical education within the Williamson County Schools system.

Middle: Page Middle School (Fred J. Page Middle) bridges to high school with honors tracks and extracurriculars spanning athletics, arts, and academic clubs.

High School: Fred J. Page High School ranks 12th in Tennessee and #738 nationally (U.S. News), with a 55% AP participation rate and graduation rates consistently above 95%. All three schools are part of Williamson County Schools, ranked in the top 1% of Tennessee school districts. The district’s reputation is a primary driver of real estate values throughout College Grove.

Why Work with Nashville Home Guru

Buying new construction at Reeds Vale presents challenges most buyers don’t anticipate. The on-site sales agents work for Signature Homes, not for you. Their job is to sell you a home at the highest price with the most favorable terms for the builder. Having your own representation levels the playing field — and it costs you nothing. Signature Homes cooperates with and compensates buyer’s agents.

Compass agents represented the sell side on 18.1% of Reeds Vale closed transactions over the rolling 12 months — 19 of 105 sales. Patrick Higgins leads Nashville Home Guru at Compass, the #1 real estate team in Nashville and #7 in Tennessee by Wall Street Journal’s RealTrends, with 1,100+ transactions and $500M+ in career sales. Compass is the #1 residential brokerage in the US by sales volume; after merging with Parks in 2024, Compass represents approximately 1 in 4 Tennessee home sales.

For sellers in Reeds Vale considering their next move, the Compass 3-Phase Marketing Strategy delivers 2.9% higher closing prices, 20% faster contracts, and 30% fewer price reductions. On the $1,344,718 average Reeds Vale sale, that 2.9% equals approximately $38,997 in additional proceeds. Learn more about selling your home on your terms.

Frequently Asked Questions About Reeds Vale

What is the price range for homes in Reeds Vale?

105 closed sales over the rolling 12 months from $961,682 to $1,747,600. Median $1,350,691, average $1,344,718. Price per square foot $271 to $437 (avg $334, median $332). The $1.25M to $1.499M band accounts for the largest share of volume at 43 of 105 transactions. Only 2 active listings currently with 24 under contract — demand absorbs supply continuously as new phases release.

Who is the builder in Reeds Vale?

Signature Homes is the exclusive builder in Reeds Vale. Floor plans range from approximately 2,953 to 5,290 sq ft with 4 to 7 bedrooms. Buyers work with Signature’s design team to personalize finishes including flooring, cabinetry, countertops, and fixtures. Three-car garages are near-standard — 94% of closed sales included 3 or more garage spaces.

What are the HOA fees in Reeds Vale?

$115 to $125/month (avg $125/month), covering maintenance of The Lodge, resort-style pool, fitness center, pickleball courts, walking trails, and playground. All common area upkeep and pool operations included.

What schools serve Reeds Vale?

Arrington Elementary, Fred J. Page Middle School, and Fred J. Page High School — all Williamson County Schools, top 1% of Tennessee. Page High ranks 12th in Tennessee and #738 nationally with 95%+ graduation rates.

What amenities does Reeds Vale offer?

The Lodge (grand social space with gathering rooms), state-of-the-art fitness center, beach-entry pool with sundeck, two pickleball courts, walking trails, and children’s playground. The $115 to $125/month HOA covers all common area maintenance.

How many homes are in Reeds Vale?

Reeds Vale is an actively developing community. 105 homes closed over the rolling 12 months with 24 additional under contract and only 2 active listings. New phases continue to release as the community builds out.

How far is Reeds Vale from Franklin and Nashville?

Approximately 15 minutes from downtown Franklin and 30 minutes from downtown Nashville via I-65. Cool Springs and Carothers Parkway employment centers are about 20 minutes away. Highway 840 provides convenient access across Middle Tennessee.

What lot sizes are available in Reeds Vale?

0.24 to 0.65 acres (median 0.31 acres) — larger than many comparable Williamson County new construction communities. Several homesites back to dedicated green space for additional privacy without additional maintenance responsibility.

I’m considering buying at Reeds Vale — do I really need my own agent if Signature Homes has a sales team on-site?

This is the question most Reeds Vale buyers get wrong. The answer is yes, and the reason is simple: the Signature Homes sales agent on-site is employed by Signature Homes. Their fiduciary duty is to the seller — the builder — not to you. That agent is skilled, knowledgeable about the product, and genuinely helpful in many ways. But when your interests and Signature’s interests diverge — on price, on lot selection, on upgrade cost versus resale value, on contract terms — that agent has a legal obligation to represent the builder.

Here is what changes when you have Patrick Higgins in your corner from the start. Before you visit the sales center, Patrick walks you through the current Reeds Vale closed data — which floor plans are selling at what PPSF, which lots have commanded premiums at resale, which upgrade categories return value versus which are pure personal preference. That briefing alone changes the questions you ask and the decisions you make at the design center. Buyers who skip it consistently overspend on finishes that won’t add resale value and underspend on structural options that will.

During the contract phase, Signature’s purchase agreement is written by Signature’s attorneys. Patrick has reviewed enough of those contracts to know exactly where the risk is — the escalation clauses, the completion timeline provisions, the change order language, the inspection rights — and how to negotiate terms that protect your interests without creating friction that costs you the lot you want. In an active community where 24 homes are under contract right now, you do not want to lose a preferred lot over a contract dispute you didn’t see coming.

The practical outcome Patrick works toward: you get the right lot, you spend your upgrade budget where it will matter at resale, your contract has terms that protect you through construction, and you close knowing exactly what you bought and why it was fairly priced. All of this costs you nothing — Signature Homes cooperates with and compensates buyer’s agents. The only question is whether you want someone working for you when you’re making a $961K to $1.75M decision. Call Patrick at 615-682-1718 before your first visit to the sales center.

Nearby Neighborhoods

If you’re exploring Reeds Vale, you may also want to consider these nearby College Grove and Arrington communities:
Bonterra,
High Park Hill,
Vineyard Valley,
St James,
McDaniel Farms,
McDaniel Estates,
Pine Creek,
Starnes Creek

Explore College Grove

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