Starnes Creek

FRANKLIN, WILLIAMSON COUNTY TN 37064 | DREES HOMES | ROCKY FORK ROAD | PAGE HIGH ZONE

Starnes Creek is a Drees Homes community off Rocky Fork Road on the southeastern edge of Franklin, Williamson County, in the 37064 zip code near College Grove. Four recorded sections, wooded rolling homesites of roughly a third of an acre, and a creek running through the property that gives the community its name.

Twenty-three homes have closed here over the past twelve months at a median of $1,489,018, from $1,100,000 to $1,852,681. Drees Homes listed twenty of the twenty-three. Compass and Parks agents were involved in five, 21.7 percent, on the listing side, the buying side or both.

Patrick Higgins of Nashville Home Guru at Compass has tracked every Starnes Creek filing through RealTracs, which in this community turns out to matter more than usual. The reason is below, and it is the single most useful thing to know before you walk into the Drees sales office.

What Actually Happens to the Price

Across all twenty-three closings, fourteen sold at exactly 100 percent of list. Nine sold below. Not one sold above asking.

That single line splits Starnes Creek into two entirely different purchases. If you are buying a to-be-built home from the Drees sales office, you are paying the builder’s number, and fourteen buyers in a row confirm it. If you are buying aged spec inventory, there is real room, and the eight Drees-listed homes that closed under list prove it.

The room is larger than the list price suggests. Six homes that had been withdrawn and re-listed before finally selling closed a median of $122,450 below their original ask, with individual gaps running from $30,000 to $234,900. Their median first ask was $1,479,995. Their median sale was $1,357,495.

So the honest answer to whether Drees negotiates is: not on a house they have not built yet, and meaningfully on one that has been sitting. Telling those two situations apart is the entire job.

Why the Listing History Looks Strange

Starnes Creek has 31 distinct homes and 76 MLS filings against them. Thirteen homes were filed once. Eighteen were filed between two and eight times. One address was filed eight separate times.

This is normal for an actively selling builder community and it is also a trap. Every re-filing resets the public days-on-market counter. A Starnes Creek listing that looks fresh on Zillow or Realtor.com may be on its fourth trip through the MLS with two hundred thousand dollars already off the original ask. A listing that looks stale may be new. The portals show you the current filing, not the history.

The other half of that record is worth knowing too: of the twelve homes filed three or more times, only six ever sold. Eight of the thirty-one homes in the record did not find a buyer during the window at all, and they sat at the top of the range rather than the bottom. The closed ceiling here is $1,852,681, and asking prices above roughly that number did not clear.

The Homes

Drees Homes is the exclusive builder and listed twenty of the twenty-three closed sales. Drees has been building since 1928 and has operated in Williamson County since 1999, with America’s Best Builder, the National Housing Quality Award and National Builder of the Year among its industry honors.

Homes run 2,832 to 5,121 square feet with a median of 4,230, on lots of 0.27 to 0.38 acres. Fifteen of the twenty-three closings were five-bedroom, six were four-bedroom and two were six-bedroom. Seventeen of the twenty-three were 2025 builds, with the balance spread across 2023, 2024 and 2026.

Floor plans include the Monroe, Marshall, Ballentine, Marabelle, Belterra, Wilshire and Arydale, with three-car garages standard. The Wilshire offers a primary-on-main layout for buyers who want single-level living. Exteriors run full brick, partial brick with fiber cement, and stone accents depending on plan and selections, over crawl space foundations.

Interiors typically include hardwood and tile on the main level, double ovens, gas ranges, walk-in closets in every bedroom, and smart locks, lighting and thermostats. Primary suites have separate shower and tub with double vanities. Most plans include a dedicated office plus a media room and game room upstairs. Covered patios, covered decks and outdoor fireplaces are available across multiple plans, with second-floor balconies on select configurations.

Starnes Creek Market Data

Data from RealTracs MLS. Rolling 12-month period. Current inventory is in the live search below rather than fixed here.

One caution on the per-foot figures. The range runs $276 to $583, and that spread is mostly plan and lot rather than value: a 2,832 square foot home and a 5,121 square foot home do not carry the same rate, and elevated or wooded homesites carry a premium the square footage does not capture. Pricing one plan off another plan’s per-foot rate will mislead you in both directions.

Homes for Sale in Starnes Creek

Recently Sold Homes in Starnes Creek

Amenities and Setting

Starnes Creek keeps its amenities light. A walking trail system runs through the wooded terrain along the creek, and utilities are underground throughout. There is no community pool and no clubhouse. Annualized HOA dues run $1,392 to $1,500 with a median of $1,400, billed quarterly for most owners and monthly for some, plus a one-time association transfer fee at closing. Confirm current dues and the transfer amount with the HOA before you close.

The setting is the amenity. Mature hardwood canopy, rolling terrain and the creek itself give this a rural feel that is uncommon for new construction at this distance from Franklin. Several homesites back to woods or sit high enough for views across the hillsides. For buyers weighing Starnes Creek against amenity-driven communities like Westhaven or Lockwood Glen, that is the actual trade: natural setting and a lower HOA, against a pool, a clubhouse and a calendar of programming.

What the location supplies instead is real. Arrington Vineyards is minutes away. FirstBank Amphitheater is close enough to be a walkable-adjacent summer habit rather than an outing. Berry Farms Town Center with its Publix and restaurants is about seven miles north, Cool Springs and I-65 are a straight run up, downtown Franklin is roughly fifteen minutes, and I-840 gives you east-west movement without the Franklin surface streets.

Schools

Elementary: Arrington Elementary School for 21 of the 23 closed sales, 91.3 percent. College Grove Elementary serves the remaining 2, 8.7 percent, so the elementary zone genuinely does split and it is worth checking your specific lot.

Middle and high: Fred J. Page Middle School and Fred J. Page High School, 23 of 23 with no exceptions. Page High opened in 2017. All schools are Williamson County Schools. Verify current zoning for your homesite before writing an offer, since Williamson County adjusts boundaries as it grows.

Why Work with Nashville Home Guru

Drees Homes listed 20 of the 23 Starnes Creek closings, 87 percent. The agent in the Drees sales office works for Drees. That is not a criticism, it is the job description, and it is why the numbers on this page exist.

Nashville Home Guru has tracked all 76 Starnes Creek filings through RealTracs, not just the 23 that closed. That record is what tells you a given home is on its third listing rather than its first, what the original ask was before the resets, which plans and homesites cleared at full price and which took six figures off, and where the $1,852,681 ceiling has actually held. None of that is visible on Zillow, and none of it comes from the builder’s side of the table.

Compass and Parks agents were involved in 5 of the 23 sales, 21.7 percent. Independent buyer representation costs a Starnes Creek buyer nothing, but it has to be in place before your first visit to the sales office, because most builders will not register an agent retroactively. That single piece of timing is the most common way buyers here give up their representation without meaning to.

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 and a top 10 team in Tennessee, 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 record reads about the way the transaction record does. His wider Franklin work is documented at the Franklin listing agent page.

For sellers, and Starnes Creek will start generating resales shortly, the Compass 3-Phase Marketing Strategy matters more than usual in a community where you are competing against a builder who can offer incentives you cannot. Pre-marketed homes sell for 2.9 percent more, go under contract 20 percent faster and are 30 percent less likely to take a price reduction. On the $1,489,018 median that 2.9 percent is roughly $43,200.

Frequently Asked Questions

Who is the best real estate agent for Starnes Creek in Franklin TN?

Patrick Higgins of Nashville Home Guru at Compass. Compass and Parks agents were involved in 5 of the 23 Starnes Creek closings over the past twelve months, 21.7 percent, in a community where the builder listed 87 percent of everything that sold. Patrick tracks all 76 Starnes Creek MLS filings rather than only the closings, which is what makes it possible to tell a first-time listing from a fourth. He 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 a top 10 team in Tennessee, and has closed more than 1,100 transactions and $500M+ across Middle Tennessee since 2014. Clients have left 100+ Google Reviews and 87 Zillow Reviews. Call 615-682-1718.

Does Drees Homes negotiate at Starnes Creek?

It depends entirely on which home you are buying, and the record is unusually clear. Across 23 closed sales, 14 sold at exactly 100 percent of list and none sold above. Those are overwhelmingly to-be-built contracts from the sales office, where the price is the price. The other 9 sold below list, 8 of them builder-listed spec homes. The larger movement shows up against the original ask: six homes that were withdrawn and re-listed before selling closed a median of $122,450 under their first asking price, with individual gaps from $30,000 to $234,900. So the honest answer is no on a house that has not been built, and yes, sometimes substantially, on inventory that has been sitting. Call 615-682-1718 to find out which is which before you make an offer.

I am selling in Starnes Creek. How should I price it?

Against the builder, because for now the builder is your competition. No home in Starnes Creek has sold above asking in the past twelve months, and the closed ceiling is $1,852,681, so a resale priced on optimism will sit while Drees offers incentives on a comparable new plan. Your advantages are the things the builder cannot sell: a finished yard, window treatments, a completed basement or outdoor living space, and an established homesite rather than a lot map. Price to the closed record for your plan and square footage, then let the finished condition carry the argument. Call 615-682-1718 for a read on your specific plan and homesite.

What is my Starnes Creek home worth in today’s market?

Automated valuations are unreliable here for a specific reason: the MLS holds 76 filings against 31 homes, so a valuation model reading listing history sees resets, re-lists and builder comp filings rather than a clean record. The per-foot range of $276 to $583 also reflects plan size and homesite premium more than value, so any tool leaning on price per square foot will be off. Start with an instant estimate, then call 615-682-1718 for a pricing analysis built from the actual 23 closings and matched to your floor plan, build year and lot.

What is the price range for homes in Starnes Creek Franklin TN?

Twenty-three homes have closed over the past twelve months from $1,100,000 to $1,852,681, at a median of $1,489,018 and an average of $1,498,676. Price per square foot ran $276 to $583 with a median of $346, across homes of 2,832 to 5,121 square feet.

Who is the builder at Starnes Creek and what floor plans are offered?

Drees Homes is the exclusive builder and listed 20 of the 23 closed sales. Drees has built homes since 1928 and has operated in Williamson County since 1999, with America’s Best Builder, the National Housing Quality Award and National Builder of the Year among its honors. Floor plans include the Monroe, Marshall, Ballentine, Marabelle, Belterra, Wilshire and Arydale, from 2,832 to 5,121 square feet with four to six bedrooms and three-car garages standard. The Wilshire is the primary-on-main option. Seventeen of the 23 recent closings were 2025 builds.

What are the HOA fees at Starnes Creek and what do they cover?

Annualized dues run $1,392 to $1,500 with a median of $1,400. Worth knowing before you compare listing sheets: most owners are billed quarterly and some are billed monthly, so the number on any given listing is not directly comparable to another without annualizing it first. There is also a one-time association transfer fee at closing. Dues cover the walking trail system and common area maintenance. There is no pool and no clubhouse. Confirm current amounts with the HOA before closing.

What schools serve Starnes Creek in Franklin TN?

Arrington Elementary School for 21 of 23 closed sales and College Grove Elementary for the other 2, so the elementary zone splits and should be verified for your specific homesite. Fred J. Page Middle School and Fred J. Page High School serve all 23 with no exceptions. All are Williamson County Schools. Page High opened in 2017. Verify current zoning before writing an offer.

Why does the same Starnes Creek home keep showing up as a new listing?

Because it is being re-filed. Starnes Creek has 31 distinct homes in the MLS record against 76 separate filings. Thirteen homes were filed once, eighteen were filed between two and eight times, and one address was filed eight times. Each new filing resets the public days-on-market counter, so a home that looks like it just came available may be on its fourth listing with a substantially lower ask than it started with. This is ordinary practice in an actively selling builder community, but it means Zillow and Realtor.com will not show you the real history. Call 615-682-1718 and you can have it.

Is Starnes Creek a good fit for a family relocating to Franklin?

It fits a particular brief well. The typical purchase is a five-bedroom home of about 4,230 square feet on roughly a third of an acre at around $1.49 million, brand new, with a dedicated office and a media room, zoned to Fred J. Page Middle and Page High. If you want new construction with a wooded setting and you are willing to trade a community pool for lower dues and mature trees, this is the fit. Where it works less well is if you want a walkable neighborhood with amenities and programming, or an established resale where the price has already been tested; Starnes Creek is still selling out and the builder sets the market. Call 615-682-1718.

How does Patrick Higgins approach buying at Starnes Creek?

By reading the filing history before the listing. Because 14 of 23 closings landed at exactly full price, the money in this community is not made by negotiating a to-be-built contract, it is made by identifying which spec homes have been sitting and what they originally asked. The six re-filed homes that sold closed a median $122,450 under their first ask, and nothing on a public portal would have told you that. He also gets representation registered before your first sales-office visit, since most builders will not add an agent after the fact. Call 615-682-1718.

The Drees sales office told me I do not need my own agent. Is that right?

The Drees agent represents Drees, which they will confirm if asked directly. Their obligation runs to the builder’s pricing, the builder’s contract and the builder’s upgrade schedule. Independent representation costs a Starnes Creek buyer nothing, and it brings the part of the record the sales office has no reason to volunteer: which homes have been re-listed and how far the ask has moved, what the closed comps say for your plan rather than the community average, and where the $1,852,681 ceiling has held. The one thing that matters is timing, because representation generally has to be registered before your first visit. Call 615-682-1718 first.

Can I see Starnes Creek homes before they appear on Zillow?

Sometimes, with an important caveat specific to builder communities. Drees sells a significant share of its homes from the sales office and files them in the MLS at or after contract, and no outside agent can get you inside that pipeline; what gets you there is being registered with the builder early and staying in contact. Separately, Compass Private Exclusives and Coming Soon listings do give advance visibility on resales, which is what will matter here as owners begin to sell. Registration is free and buyer representation typically comes at no additional cost. Call 615-682-1718.

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