Villas at Eagles Nest

Independent Assessment

Source data on this community conflict. massneighborhoods.com and activeadultliving.com's dedicated Massachusetts 55-plus-communities directory both describe 'Villas At Eagles Nest (55+)' as a single, cohesive, entirely age-restricted development of 422 units built in 2013, across 5 high-rise buildings, 24 mid-rise buildings, and 1 detached unit. However, a separate aggregator (HelloCondo, cross-referenced against Maloney Real Estate's condo-development listings) describes what appears to be the same street address (Eagles Nest Way, Franklin, 02038) very differently: a complex of only 114 homes across six buildings (five multi-unit plus one single-unit), built in 2008, of which only two buildings carry the 55+ age restriction and at least one building (Building 7) is explicitly described as not age-restricted. There also appear to be multiple, separately named condominium associations on or near the same property -- 'Eagle's Nest Townhomes Condominium Association' and a distinct 'Eagles Nest Condominium Owners' Association' both surfaced -- suggesting the broader 'Eagles Nest' estate may genuinely be a mixed development with multiple, differently-scoped associations layered across it, only some of which carry an age restriction. Given the ambiguity, the age qualification is treated as confirmed specifically for the buildings/units branded and marketed as 'Villas at Eagles Nest (55+)' -- the entity explicitly listed in activeadultliving.com's dedicated 55+ directory -- but buyers are strongly cautioned to confirm, building by building, which specific units within the broader Eagles Nest property actually carry a recorded 55+ age restriction before purchasing.

Who May Find This Community Appealing

Buyers who want luxury, one-level condominium living on a large, amenity-rich former-estate property -- with elevators, a fitness center, a clubroom, and shared access to a golf course, pool, tennis, and conservation land -- will find the Villas at Eagles Nest portion of this Franklin property appealing, provided they carefully confirm which specific building and unit they are purchasing carries the 55+ age restriction they are seeking.

Homes, Builders & Development History

Construction at the Eagles Nest property in Franklin appears to have begun around 2008, with reporting on the 'Villas at Eagles Nest (55+)' branded portion citing a 2013 build-out date. Units range from approximately 2,206 to 3,481 square feet, offered in two- and three-bedroom configurations, in a mix of high-rise, mid-rise, and detached buildings across the property. No confirmed original developer of record was found. The broader property also includes non-condominium features -- a stable, a golf course, a conservation area, and a house of worship -- consistent with the property having originated as a larger estate later redeveloped for residential use.

Current Pricing & Market Positioning

Recent unit listings found ranged from roughly $635,000 to over $1 million for larger or penthouse-style units. Given the wide variation in building type (high-rise, mid-rise, detached) and unit size (2,206-3,481 sq ft) across the property, pricing varies substantially by building and unit; buyers should request current comparable listings directly from a local agent experienced with this specific development.

New Construction vs. Resale Considerations

No evidence of an active, ongoing new-construction sales office at the Eagles Nest property was found, and it is treated as an established, resale-oriented product following its 2008-2013-era original buildout; buyers should confirm current availability and building-specific age-restriction status directly with a local agent.

Taxes, Insurance & Special Assessments

Homes at Villas at Eagles Nest are subject to the Town of Franklin's property tax administration. A current effective property tax rate, the specific condominium association's master insurance coverage, and any special-assessment history could not be independently verified; buyers should confirm exact current figures with the Franklin Assessor's Office and request the relevant association's current financials before purchasing.

Golf

The broader Eagles Nest property in Franklin includes a golf course among its shared estate-style features, alongside a stable, tennis courts, and conservation land. The specific terms of resident access to the golf course (such as whether it is a private, members-only, or public-adjacent facility), and whether golf access is bundled with condominium ownership or sold separately, could not be independently confirmed. Buyers interested in golf access should confirm current terms directly with the property's management or a local agent.

Community Layout & Lifestyle

The Eagles Nest property in Franklin combines luxury one-level condominium living -- with elevators and a fitness center/clubroom for the condo portion -- with a shared, estate-scale property that includes a golf course, a stable, a conservation area, a park, and a house of worship. This gives residents of the age-restricted buildings a notably different lifestyle backdrop than a typical standalone 55+ condo development, closer to a country-estate setting, though the exact scope of shared access to these broader estate features for age-restricted-unit owners specifically was not independently confirmed.

Shopping, Healthcare & Airport Access

Villas at Eagles Nest is located on Eagles Nest Way in Franklin, Massachusetts (ZIP 02038). Franklin is a Norfolk County town with access to I-495, placing residents within a reasonable drive of both Providence, RI and the greater Boston area. Buyers should confirm exact building addresses and directions for their specific unit directly with a local agent.

Age Qualification & Material Ownership Restrictions

The specifically-branded 'Villas at Eagles Nest (55+)' development is listed under activeadultliving.com's dedicated Massachusetts '55-plus-communities' directory category and tagged '(55+)' explicitly by massneighborhoods.com. However, a separate, conflicting account was also found describing the broader Eagles Nest property as only partially age-restricted -- with just 2 of 6 buildings carrying the 55+ designation and at least one building explicitly not age-restricted. Massachusetts also offers its own state-law registration-based 55+ exemption under M.G.L. c. 151B, Section 4, paragraph 7 (biennial registration, at least one resident 55+ per household); which legal mechanism applies here was not confirmed. Given this unresolved conflict, buyers must independently confirm the recorded declaration for their specific building and unit before assuming it carries a 55+ age restriction.

Tradeoffs & Limitations

Total unit count, building count, and even the scope of the age restriction itself vary significantly between sources describing what appears to be the same or an overlapping property. Buyers must independently confirm, for the specific building and unit they are considering, whether that unit carries a recorded 55+ age restriction -- at least one source explicitly describes some buildings within the broader Eagles Nest complex as not age-restricted. HOA fees (reported at roughly $4/sq ft, implying a wide range depending on unit size) were not independently cross-confirmed, and current pricing should be verified directly. Given the scale and apparent complexity of multiple overlapping condominium associations on this property, buyers should engage a local agent experienced specifically with this development before making an offer.

Comparison With Nearby Communities

The exact total unit count at Villas at Eagles Nest is disputed between sources (ranging from 114 to 422 depending on which portion of the broader Eagles Nest property is counted).

Current Listings

A connected local agent can provide current available Villas at Eagles Nest listings and can confirm which specific buildings carry the 55+ age restriction.

Is the entire Eagles Nest property in Franklin age-restricted 55+?

Conflicting evidence was found. Some sources describe the full, 422-unit 'Villas at Eagles Nest (55+)' branded development as entirely age-restricted, while another source describes a smaller complex in which only 2 of 6 buildings are age-restricted and at least one building is explicitly not. Buyers should confirm the recorded declaration for their specific building before purchasing.

How many units are at Villas at Eagles Nest?

Sources conflict significantly: one set of aggregators describes 422 total units across 5 high-rise, 24 mid-rise, and 1 detached building; another describes only 114 homes across six buildings total. The two figures could not be reconciled.

What amenities are shared across the Eagles Nest property?

A golf course, a stable, a pool, a park, tennis courts, a conservation area, and a house of worship are reported as part of the broader property, alongside elevators, a fitness center, and a clubroom for the condominium portion.

What is the HOA fee at Villas at Eagles Nest?

At least one source reported roughly $4 per square foot, implying annual fees very roughly in the $8,800-$13,900+ range depending on unit size. This was not independently cross-confirmed; buyers should request the current fee schedule for their specific building.