Fieldstone Farms occupies a prime location in Franklin, offering residents access to excellent schools, convenient shopping, and the charm of historic downtown Franklin—all while maintaining a distinct neighborhood identity.

Key Facts

• Size: Approximately 2,137 homes across 800+ acres
• Location: Franklin, Tennessee (Williamson County)
• Community Type: Master-planned single-family home development
• Established: Development began in the 1990s
• Property Types: Primarily single-family homes in various sizes and styles

Why Buyers Consider Fieldstone Farms

The community consistently attracts homebuyers for several reasons:

• Schools: Zoned for highly-rated Williamson County schools
• Amenities: Extensive community amenities including pools, tennis, and trails
• Location: Close to I-65 for Nashville commuters; near Cool Springs shopping
• Community Size: Large enough for extensive amenities, established enough for mature landscaping
• Price Range: Options across multiple price points
• Franklin Appeal: Part of one of Tennessee's most desirable cities

What Large Communities Offer

A community with 2,000+ homes can provide amenities that smaller neighborhoods simply can't afford:

• Multiple pools and recreation facilities
• Tennis courts and sports facilities
• Miles of walking trails
• Community gathering spaces
• Full-time staff for amenity maintenance

The trade-off is that you're one of many owners, and policies must serve the broader community rather than individual preferences.

Purchasing in Fieldstone Farms means joining a homeowners association with established rules and financial obligations. Here's what that typically involves in a community of this size.

Governance

Large HOAs like Fieldstone Farms typically operate with:

• Board of Directors: Elected homeowners who set policy and make decisions
• Professional Management: A management company handling day-to-day operations
• Committees: Volunteer groups for architectural review, social events, and other functions
• Annual Meetings: Where homeowners vote on major decisions and elect board members

Governing Documents

Before purchasing, you'll want to review:

• Declaration (CC&Rs): The foundational document establishing restrictions and covenants
• Bylaws: Operating procedures for the association
• Rules & Regulations: Detailed guidelines for community living
• Architectural Guidelines: Standards for exterior modifications

These documents run with the land—when you buy, you agree to follow them.

What HOA Rules Typically Cover

In established communities like Fieldstone Farms, expect rules addressing:

• Exterior appearance (paint colors, landscaping, modifications)
• Parking (driveway use, commercial vehicles, RVs/boats)
• Pets (breed restrictions, leash requirements, number limits)
• Noise and nuisance provisions
• Rental restrictions (if any)
• Signage (for sale signs, political signs, etc.)
• Holiday decorations (timing and type)

Some buyers appreciate these standards for maintaining property values. Others find them restrictive. Know your own preferences before committing.

HOA fees are a significant consideration when budgeting for homeownership. Here's how to think about HOA finances when evaluating a community.

What Fees Typically Cover

In a community with Fieldstone Farms' amenities, assessments typically fund:

• Pool operations and maintenance
• Tennis and sports facility upkeep
• Trail maintenance and landscaping
• Common area maintenance
• Entrance features and signage
• Professional management services
• Insurance for common areas
• Reserve fund contributions
• Community events and communications

Questions About Fees

When evaluating any HOA, ask:

• What are the current monthly/quarterly/annual fees?
• What has the fee history been over the past 5 years?
• Are there any special assessments pending or anticipated?
• What is the reserve fund balance and percent funded?
• What major projects are planned and how will they be funded?

Beyond the Monthly Fee

Don't just look at the current fee—evaluate the overall financial picture:

• Healthy reserves suggest lower likelihood of future special assessments
• Recent fee increases may indicate more coming
• Deferred maintenance eventually becomes everyone's problem
• Major upcoming projects (pool renovation, road resurfacing) need funding

A slightly higher fee with strong reserves often represents better value than a low fee with inadequate reserves.

One of Fieldstone Farms' major draws is its extensive amenity package. Here's what to consider when evaluating community amenities.

Typical Large Community Amenities

Communities like Fieldstone Farms often include:

• Swimming: Multiple pools including Olympic-size, leisure, and kiddie pools
• Recreation: Tennis courts, basketball courts, playgrounds
• Outdoor: Walking/jogging trails, open spaces, picnic areas
• Gathering: Clubhouse facilities for events and meetings
• Sports: Baseball/softball fields, volleyball courts

Evaluating Amenity Value

Will you actually use these amenities? Consider:

• Does your family swim regularly? A pool adds value.
• Do you play tennis? Courts you won't use don't benefit you.
• Do you walk or jog? Trails are valuable for active residents.
• Do you have children? Playgrounds and family activities matter.

You pay for amenities whether you use them or not. For families who will use everything, extensive amenities are a great value. For empty nesters who don't, simpler communities might be more economical.

Amenity Condition

When visiting, look at amenity condition:

• Are pools and facilities well-maintained?
• Is equipment in good repair?
• Are grounds landscaped attractively?
• Do facilities appear to have recent updates?

Well-maintained amenities suggest good governance. Deferred maintenance suggests potential future special assessments.

Before making an offer on any Fieldstone Farms home, conduct thorough due diligence on both the property and the association.

Documents to Request

Have your agent obtain:

• Governing Documents: CC&Rs, bylaws, rules, architectural guidelines
• Financial Statements: Recent budget and year-to-date financials
• Reserve Study: Current study showing funding status
• Meeting Minutes: Last 12 months of board meeting minutes
• Insurance: Summary of association master policy coverage
• Violation History: Any outstanding violations on the property
• Special Assessment Info: Any pending or anticipated special assessments

What to Look For

In your document review, pay attention to:

• Rules that would affect how you plan to use the property
• Rental restrictions if you might lease the home
• Pet policies if you have or want pets
• Modification restrictions for changes you plan to make
• Reserve fund adequacy (generally 70%+ is healthy)
• Any litigation involving the association
• Assessment collection issues indicating owner delinquencies

Questions for Your Agent

Ask your real estate agent:

• What's the typical time for resale in Fieldstone Farms?
• How do prices here compare to similar Franklin neighborhoods?
• What do current residents typically say about the community?
• Are there any known issues with the HOA?
• What's the process for architectural approval if I want to make changes?

Before committing to a home in Fieldstone Farms (or any HOA community), get clear answers to these questions:

Financial Questions

1. What are the current monthly/annual HOA fees?
2. When was the last fee increase, and what was the percentage?
3. Are there any special assessments pending or being discussed?
4. What is the reserve fund balance, and is there a recent reserve study?
5. What major capital projects are planned in the next 5 years?
6. What's the delinquency rate for assessment collection?

Rules and Restrictions

1. Can I rent out my home if needed? Are there restrictions?
2. What are the pet policies (breeds, sizes, numbers)?
3. Can I park a truck, RV, or boat on my property?
4. What's the process for exterior modifications?
5. Are there restrictions on home businesses?
6. What are the guest/parking policies?

Community Questions

1. How active is the association? Are there community events?
2. What amenities are included in my fees?
3. Are there any known disputes or litigation?
4. How is communication handled between management and owners?
5. What's the violation process? Are there fines?

Get answers in writing when possible. If sellers or the HOA won't provide information, that itself is a red flag.

Before purchasing in any HOA community, honestly assess whether this lifestyle fits your preferences.

HOA Living May Be Right for You If:

• You appreciate maintained neighborhoods and consistent aesthetics
• You value amenities like pools, tennis, and trails
• You're comfortable following community rules
• You don't mind getting approval for exterior changes
• You want neighbors held to maintenance standards
• You prefer established communities with mature landscaping

HOA Living May Not Be Right for You If:

• You resent being told what you can do with your property
• You want to park vehicles, boats, or RVs visible from the street
• You have pets that might not comply with restrictions
• You plan modifications that might not get approved
• You're frustrated by meetings, voting, and community processes
• You prefer complete autonomy over aesthetics

The Reality

HOA living involves trade-offs. You give up some autonomy in exchange for maintained common areas, amenities, and neighbors held to standards. For many families, especially those with children who use amenities, it's an excellent trade. For independent-minded folks who want to do whatever they want on their property, it can be frustrating.

Know yourself. There's no wrong answer—just making sure you choose the right fit.

If Fieldstone Farms remains on your list after this research, here's how to proceed:

1. Drive the community at different times—morning, evening, weekend—to get a feel for the neighborhood
2. Visit the amenities if possible to assess their condition and activity level
3. Work with an agent experienced in Williamson County who knows the community
4. Request all documents and actually read them before making an offer
5. Factor HOA fees into your total housing budget, not as an afterthought
6. Ask questions and get answers before you're under contract

Purchasing a home is a major decision. Taking time to understand the HOA before committing helps ensure you'll be happy in your new community for years to come.