Magnolia Farms

Magnolia Farms at a glance

Magnolia Farms is a 289-home new-construction community in Hermitage, on the east side of Davidson County, TN. It sits on roughly 98 acres of former farmland — the old Hessey Farm — that moved from agricultural to residential use through a multi-year rezoning and master-planning process. Beazer Homes is building the neighborhood across three distinct product lines: Villas, Cottages, and the Reserve at Magnolia Farms. The Reserve, an 18-home section, has sold out, while the Villas and Cottages are actively selling, so this is a community you can still buy into new today.

The mix of home styles means Magnolia Farms tends to draw a range of buyers — from people looking for a lower-maintenance villa or cottage to households wanting a larger single-family floor plan, all in one master-planned setting close to the airport and Percy Priest Lake. Because the community was designed around a preserved legacy oak tree and a pond as its central focal points, it has a planned, landscaped feel rather than a one-off-lot feel. For relocating and out-of-state buyers especially, that turnkey, amenity-supported new-construction setup is a big part of the appeal.

Who builds in Magnolia Farms

Magnolia Farms is a Beazer Homes community, and Beazer is the builder across all three product lines — the Villas, the Cottages, and the Reserve at Magnolia Farms. Having a single national builder behind the whole neighborhood means a consistent set of construction standards and a clear, organized buying process from product line to product line. Beazer set the community's plan, including the preserved oak tree and pond focal points that were carried over from the original farm site (the master plan was developed with a Gresham Smith architect).

Beazer is known for energy-efficient construction, and that carries through at Magnolia Farms: homes here are built as DOE Zero Energy Ready Homes and are ENERGY STAR certified, which Beazer describes as 40 to 50 percent more efficient than a typical new home. The Reserve section also offered an optional Tesla Solar Roof and Powerwall system. We work alongside Beazer's onsite team as your buyer's representative — helping you compare the product lines, understand what is and isn't included, and keep your interests front and center. You can review current plans and inventory directly on the Beazer Homes Magnolia Farms pages, and we will confirm the live details with you.

Homes & floor plans

Magnolia Farms is organized into three product lines, each with its own character. The Villas are full-brick homes that read as low-maintenance townhome and single-family living. The Cottages feature alley-load garages, which keeps the streetscape clean by tucking driveways and garages to the rear. The Reserve at Magnolia Farms was the community's larger single-family section — an 18-home enclave that has now sold out. Lot sizes vary by section and product line, so the right fit depends on which line you are shopping.

Verified size details come from the Reserve homes, which ran from about 2,300 to 2,900 square feet with 3 to 4 bedrooms; square footage in the Villas and Cottages varies by plan. Across the community, the standout feature is the build itself — DOE Zero Energy Ready Home construction with ENERGY STAR certification, and, in the Reserve, optional Tesla Solar Roof and Powerwall. Because plan availability and dimensions change as sections build out, treat any plan name or measurement online as a starting point and let us pull the current, line-by-line details from Beazer for you.

• Villas: full-brick, lower-maintenance townhome/single-family living
• Cottages: alley-load garages (garages to the rear)
• Reserve at Magnolia Farms: 18-home single-family section, sold out
• Reserve sizes: about 2,300–2,900 sq. ft., 3–4 bedrooms
• Construction: DOE Zero Energy Ready, ENERGY STAR certified (Beazer cites 40–50% more efficient)
• Reserve option: Tesla Solar Roof and Powerwall

Amenities & community life

Day-to-day, Magnolia Farms is built around shared outdoor space. The community amenities include pools with a cabana, a splash pad, a tot lot and playground, walking trails, and open green space. At the center of it all are the two features carried over from the original farm — a preserved legacy oak tree and a pond that anchor the neighborhood and give the common areas a sense of place.

For buyers, that adds up to a master-planned setting where the recreation is a short walk from your front door — a real draw if you want walking paths, a place for kids to cool off in the summer, and gathering spots without leaving the neighborhood. We always confirm which amenities are complete versus planned, and how the HOA maintains them, in writing before you commit, so you know exactly what you are getting.

Location, access & schools

Magnolia Farms is in Hermitage, with addresses along Magnolia Farms Drive off Hoggett Ford Road, in the 37076 ZIP. The location is one of its strongest selling points for relocating buyers: it is about 10 minutes from BNA Nashville International Airport, which makes both travel and out-of-state house-hunting easy, and it has access to Percy Priest Lake for boating, fishing, and recreation. From here you are on the east side of the metro with straightforward access into the broader Nashville area.

The community is zoned for Tulip Grove Elementary, DuPont Tyler Middle, and McGavock Comprehensive High School. School zoning can change, so we always verify current assignments and boundaries with Metro Nashville Public Schools for the specific home you are considering.

What to verify before you buy

New-construction details move quickly, especially in a community building across multiple product lines like Magnolia Farms. Treat anything you read online — here or elsewhere — as a starting point. Before you write an offer on a Villa, a Cottage, or any available home, have us confirm the current numbers and terms directly with Beazer and the listing side.

• Current pricing by product line — we pull live figures from Beazer for you
• Which homes and quick-move-ins are available, and the current phase of each section
• HOA dues, what they cover, and the recorded covenants and restrictions
• Lot specifics: which section, lot size, and orientation
• Included specifications, energy features, and any optional upgrades (such as Reserve-style solar)
• Current school zoning for the specific home

Working with The Will Johnson Team

We represent buyers in new construction, and because we tour communities like Magnolia Farms constantly, we help you compare the Villas and Cottages, weigh the energy-efficient build, and navigate the process from contract through closing. On the cost side, we are upfront: most builders, including Beazer, pay our commission, so representation is often little or no cost to you — but it varies by builder, and we will tell you the exact cost before you commit to anything. Whether you are local or buying from out of state, we will pull live pricing and availability and keep your interests first at every step. Call The Will Johnson Team at 615-265-1000 to talk through Magnolia Farms or to line up a visit.

Where Magnolia Farms came from

Before it was a subdivision, the Magnolia Farms site was known as the Hessey Farm — roughly 98 acres along Hoggett Ford Road that had been in agricultural and livestock use for more than a century, according to project background published by architecture and planning firm Gresham Smith, which worked on the community's site plan. Because the land was zoned for agricultural use, Beazer Homes had to take it through Metro Nashville's rezoning process before any homes could be built. A Metro Planning Commission staff report dated April 13, 2017 recommended changing the general policy for the Hessey Farm tract (and several adjacent parcels to the east) from a rural designation to "T3 Suburban Neighborhood Evolving," while land further out in the study area kept its more rural "T2" policy — the kind of incremental, staff-reviewed policy change that precedes rezoning for a subdivision like this one.

That history is why the community's landscaping reads as more mature than a typical from-scratch subdivision: the legacy oak tree and the pond that anchor the amenity area today are the same features that existed on the working farm, deliberately kept in place through design rather than cleared and replanted. If you like knowing the story behind a neighborhood rather than just the floor plans, that farm-to-subdivision arc is part of what makes Magnolia Farms distinct from a lot of new construction in this part of Davidson County.

Commute & getting around

Magnolia Farms sits on the east side of Davidson County, with its entrance off Hoggett Ford Road near Lebanon Pike (US-70N), which is the fastest way in and out of the neighborhood for most errands and commutes. From this stretch of Hoggett Ford Road, BNA Nashville International Airport is commonly cited at around a 10-minute drive, and downtown Nashville is commonly cited at around 20 minutes without heavy traffic — both are typical drive-time estimates for this address rather than a guaranteed commute, since Nashville traffic on I-40 and the Briley Parkway corridor varies a lot by time of day. For access to I-40, the closest on-ramps run through the Old Hickory Boulevard / Stewarts Ferry Pike area a few minutes from the community, connecting west toward downtown and east toward Mt. Juliet and Lebanon.

If your daily commute is downtown, to the airport, or east toward Wilson County, it's worth driving it yourself at the time of day you'd actually be commuting before you write an offer — posted drive times are a starting point, not a promise, and we're glad to map out the actual route from any specific address in the community with you.

Nearby shopping, groceries & lake access

For everyday errands, the closest grocery option is the Kroger at 4400 Lebanon Pike in Hermitage, a few minutes from the community off the same Lebanon Pike corridor the neighborhood entrance sits near. Old Hickory Boulevard and the broader Hermitage/Donelson area carry the closest concentration of additional retail, restaurants, and services; Providence Marketplace in Mt. Juliet is a further-out option for a bigger shopping trip if you're headed east. As always, exact drive times to any specific store depend on the address, so we'd rather confirm the closest options to a specific lot with you than guess.

On the recreation side, Magnolia Farms' location near J. Percy Priest Lake is a real draw for boating and fishing households. Long Hunter State Park, at 2910 Hobson Pike in Hermitage, has two public boat launch ramps onto Percy Priest Lake and is the closest state-run access point to the community; the lake also has commercial marinas (Elm Hill Marina and Nashville Shores Marina among them) elsewhere around its shoreline. The U.S. Army Corps of Engineers, which manages the lake, maintains a visitor's center near the dam if you want a fuller rundown of all public access points before you commit to a specific home here for the lake lifestyle.

Property taxes in Hermitage (Davidson County)

Hermitage, including Magnolia Farms, falls in Davidson County's General Services District (GSD) rather than the old Urban Services District (USD) — the GSD covers the portion of the county outside the pre-1963 City of Nashville boundary and generally has a lower combined rate than the USD, which funds additional services like in-town garbage pickup and streetlights. For the 2025 tax year, Metro Nashville Council approved a GSD property tax rate of $2.782 per $100 of assessed value and a USD rate of $2.814 per $100 of assessed value, following the county's 2025 reappraisal cycle, according to Metro Nashville's Trustee and Assessor of Property offices. Tennessee assesses residential property at 25% of appraised value for tax purposes, per the Tennessee Comptroller's Division of Property Assessments.

We can't predict what future Metro budgets or reappraisals will do to this rate, and you shouldn't rely on any online estimate as the final word — property tax bills also vary by any exemptions, prior appeals, or assessment changes on a specific parcel. Before you close, use the Metro Nashville Trustee's online tax calculator (nashville.gov) or ask us to pull the current, parcel-specific figure for the exact home you're considering.

What homes have actually sold for

Rather than guess at values, here is a small, dated sample of closed sales in the Reserve at Magnolia Farms section, as reported on Redfin's community page: a 3-bedroom, 2-bath home at 4028 Magnolia Farms Drive sold for $475,000 on November 12, 2024; a 4-bedroom, 3-bath home at 4080 Magnolia Farms Drive sold for $554,400 on November 25, 2024; and a 4-bedroom, 3-bath home at 4252 Magnolia Farms Drive sold for $572,000 on February 20, 2025. These are historical closed prices for the now-sold-out Reserve section, not current asking prices for the Villas or Cottages, and they are not a prediction of what any home will sell for today or in the future — new-construction pricing in the still-selling sections changes with Beazer's release schedule, lot premiums, and incentives.

We can't tell you where prices are headed, and we won't try. What we can do is pull the current builder price sheet, any active incentives, and recent comparable closings for the specific product line and lot you're looking at, so your offer is based on this week's numbers rather than a headline.

Investor & rental-conversion checklist

Magnolia Farms: frequently asked questions

Is Magnolia Farms still selling new construction? Yes, as of mid-2026 the Villas and Cottages product lines are active and selling; the Reserve at Magnolia Farms section (18 single-family homes) has sold out. Availability changes by the week, so we pull the live quick-move-in list from Beazer before any showing.

What builder builds in Magnolia Farms? Beazer Homes is the sole builder across all three product lines in this community — the Villas, the Cottages, and the completed Reserve section.

What schools serve Magnolia Farms? Schools are assigned by the specific home address, not by neighborhood name, and boundaries can change. Pull the current zoned schools and their public report cards for any address you're considering from GreatSchools.org and the Tennessee Department of Education, or ask us to verify current MNPS zoning for a specific home.

Will Magnolia Farms home values go up? We can't predict future prices for any community, including this one — anyone who tells you otherwise is guessing. What we can share are dated, sourced historical sales (see the closed-sale figures above) and the current builder price sheet, so you can make your own informed decision rather than relying on a forecast.

How far is Magnolia Farms from downtown Nashville and the airport? Commonly cited drive times from this stretch of Hoggett Ford Road are around 10 minutes to BNA and around 20 minutes to downtown Nashville outside of peak traffic; we recommend test-driving your actual commute time before you buy.