Reid Hill Commons

Independent Assessment

Reid Hill Commons is consistently described as a '55 and Up' age-restricted community across multiple independent real estate sources, including a dedicated MLS subdivision community-feature tag ('Fifty Five and Up Community'), several active-adult and senior-housing directories, and local Franklin-area real estate agent sites. This consistent, multi-source tagging — including at the MLS/subdivision-record level rather than only marketing copy — is a reasonably strong signal of an actual recorded restriction, though the underlying recorded covenant text for this specific Williamson County subdivision was not independently pulled or reviewed. Buyers should request the HOA's governing documents directly to confirm the exact restriction language before purchasing. Reported pricing and HOA fee figures were reasonably consistent across sources.

Who May Find This Community Appealing

Buyers who want a smaller, already-established, low-maintenance cottage-home community with a genuine resale market and real sales history — rather than a newly launched, still-under-construction community — are a strong fit for Reid Hill Commons. Its all-brick, single-story, step-less-entry design also particularly suits buyers prioritizing single-level living and easier long-term mobility, and its Franklin location offers a quieter subdivision setting still within a reasonable drive of downtown Franklin and Nashville.

Homes, Builders & Development History

Rochford Realty and Construction Company built Reid Hill Commons between 2004 and 2011, completing 101 single-story, all-brick cottage homes near New Highway 96 West and Downs Boulevard in Franklin. Homes range from approximately 1,564 to 1,976 square feet with two bedrooms and two bathrooms, step-less entries, and an attached garage; some floor plans include a flex room usable as a den or office, alongside a standard dining room and full-sized kitchen. Most homes in the community are attached duplex-style units, with a smaller number built as detached single-family homes.

Current Pricing & Market Positioning

Reported resale pricing at Reid Hill Commons spans roughly $555,000 to $645,000, with an average listing price around $612,725 as of recent secondary reporting. As a small, fully built-out community with limited inventory, individual listings can move quickly; buyers should request current, active listings and recent closed comparables directly from a local agent.

New Construction vs. Resale Considerations

All current purchases at Reid Hill Commons are resales, since construction was completed in 2011 with no remaining builder inventory. Resale buyers should budget for a full independent inspection given the age of major home systems (up to roughly two decades old for the earliest-built homes), and should request the HOA's current financials, reserve study, and a clear breakdown of what the HOA-covered utilities and maintenance actually include before purchasing.

Taxes, Insurance & Special Assessments

Homes at Reid Hill Commons are subject to Williamson County property tax, assessed at the county's current rate, plus applicable City of Franklin municipal charges. Tennessee has no state income tax; the state administers a property tax relief program for qualifying low-income elderly and disabled homeowners through the county trustee's office, a separate benefit from this community's 55+ HOA eligibility threshold. Buyers should confirm the current millage rate and assessed value directly with the Williamson County Assessor of Property.

Community Layout & Lifestyle

Reid Hill Commons offers a quiet, low-key, low-maintenance lifestyle centered on its all-brick cottage homes and a simple walking trail and picnic pavilion, without a clubhouse or organized activities program typical of larger active-adult communities. This makes it a fit for buyers who want single-level, step-less living and freedom from exterior upkeep, but who are not looking for a resort-style amenity package or an extensive roster of resident clubs.

Shopping, Healthcare & Airport Access

Reid Hill Commons is located off New Highway 96 West near its intersection with Downs Boulevard in Franklin, Tennessee, adjacent to the Reid Hill Commons Shopping Center (with retail including a Walgreens, UPS Store, and Great Clips), about 30 minutes south of downtown Nashville. The location offers convenient access to Franklin's broader retail, dining, and healthcare infrastructure, including nearby Williamson Medical Center, without requiring residents to travel into Nashville for daily needs.

Age Qualification & Material Ownership Restrictions

Reid Hill Commons is consistently tagged as a '55 and Up' age-restricted community across multiple independent real estate sources, including a specific MLS subdivision community-feature designation, active-adult directories, and local real estate agent sites. The recorded covenant text for this Williamson County subdivision was not independently pulled or reviewed, so while the multi-source and MLS-level consistency is a reasonably strong signal, buyers should request the HOA's governing documents and confirm the exact, current restriction language and age-verification procedures directly with the HOA before purchasing.

Tradeoffs & Limitations

As a community completed between 2004 and 2011, all current purchases at Reid Hill Commons are resales without a builder warranty, and buyers should budget for a full independent inspection given the age of major home systems. The community's amenity package is modest compared with larger, newer Del Webb or Epcon communities in the area — it offers a walking trail and picnic pavilion rather than a clubhouse, pool, or fitness center. The age-restriction status, while consistently reported, rests on secondary and MLS-tag-level sourcing rather than a directly reviewed recorded covenant, so buyers should independently confirm the exact legal restriction language with the HOA.

Comparison With Nearby Communities

Within Williamson County's 55-plus market, Reid Hill Commons offers a significantly more affordable and modest entry point than the new-construction Westhaven Active Adult section a short drive away, trading Westhaven's large home sizes and full-service Astor Club amenities for smaller, all-brick cottage homes with a much simpler amenity package. Buyers prioritizing affordability, an established resale market, and single-level step-less living should focus on Reid Hill Commons, while buyers wanting new construction and resort-style club amenities within a premier master-planned setting should look to Westhaven Active Adult.

Current Listings

A connected local agent can provide current available resale inventory and recent closed comparables for Reid Hill Commons, given its small size and limited turnover.

Is Reid Hill Commons age-restricted?

It is consistently tagged as a '55 and Up' age-restricted community across multiple independent real estate sources, including an MLS subdivision community-feature designation. The recorded covenant text has not been independently reviewed, so buyers should confirm the exact legal restriction language directly with the HOA.

How many homes are in Reid Hill Commons?

The community has 101 single-story, all-brick cottage homes, built by Rochford Realty and Construction Company between 2004 and 2011. It is fully built out with no remaining builder inventory.

What is the HOA fee at Reid Hill Commons, and what does it cover?

Reported HOA dues are approximately $315/month, reported to include building insurance, exterior maintenance and yard care, and water and electricity charges for the home, which is unusually inclusive. Confirm the current, exact coverage directly with the HOA.

Does Reid Hill Commons have a clubhouse or pool?

No clubhouse or pool was confirmed. Amenities are limited to paved sidewalks, a walking trail, and a picnic pavilion.