Berry Farms

Berry Farms is a large mixed-use, master-planned community in Franklin, Tennessee, spread across three tracts totaling roughly 602 acres at the I-65 and Goose Creek Bypass interchange. What sets it apart from a typical subdivision is the range of housing under one plan — single-family homes, townhomes, and condominiums — woven together with retail, dining, and office space in a walkable town-center framework. If you want a new-construction home where you can step out the door and reach work, shopping, and restaurants on foot, Berry Farms is built around exactly that idea.

Builders and home styles at Berry Farms

Berry Farms is a multi-builder community, which means you have several home builders working within the master plan rather than a single product line. The builders active here include Celebration Homes, Ford Custom Classic Homes, and Regent Homes. Because each builder has its own floor plans, pricing, and standard features, it pays to compare them side by side before you commit — that is exactly the kind of legwork we do with buyers at little or no cost to them, since we tour these communities constantly.

The home types span single-family homes, townhomes, and condominiums, so the community can fit a range of needs from low-maintenance attached living to a detached single-family home. Architecturally, you'll see Craftsman, farmhouse, and contemporary designs across the neighborhoods. Specific floor plans, square footage, bedroom and bathroom counts, and lot sizes vary by builder and by phase, so treat those details as something to confirm live rather than assume — we'll pull the current options for whichever builder you're considering.

Amenities and day-to-day lifestyle

Berry Farms is anchored by the Berry Farms Town Center, a mixed-use core with retail, dining, and office space designed so residents can walk to work, shopping, and restaurants. That walkable connection is the defining feature of daily life here — much of what you'd normally drive to is part of the community itself.

Beyond the town center, the community is planned around amenities including:

• The Berry Farms Town Center, with retail and dining
• Two resort-style pools
• Walking trails throughout the community
• Parks and open space
• Playgrounds
• Community gardens
• Office space within the mixed-use core

Amenity access, hours, and which features are open in each phase can change as the community builds out, so it's worth confirming what's available today for the section you're looking at. We can walk you through what's currently open and what's still planned.

Location and commute

Berry Farms sits at the I-65 and Goose Creek Bypass interchange in Franklin, which puts direct interstate access close at hand. Whether that translates to an easy commute for you depends entirely on where you're headed and when you leave — traffic on I-65 and the surrounding corridors shifts a lot by time of day.

Rather than rely on a generic estimate, the best move is to clock the drive yourself at your real departure time. Run the route from Berry Farms to your office, school, or the places you visit most during the exact window you'd actually be driving. That gives you a far more honest picture than any single number. If you tell us where you're commuting, we're happy to help you think through the route.

Who it fits

Berry Farms tends to suit buyers who value walkability and want shopping, dining, and workspace built into the community rather than a separate drive away. The mix of single-family homes, townhomes, and condominiums means it can work whether you want a detached home with a yard or a lower-maintenance attached option. Buyers drawn to Craftsman, farmhouse, or contemporary architecture will find those styles here, and anyone who likes resort-style pools, walking trails, parks, and community gardens as part of everyday life will find those amenities woven into the plan. As always, the right fit comes down to the specific home, builder, and phase — which is where comparing options carefully matters most.

What to verify before you buy here

• Current pricing — new-construction prices change fast and vary by builder, plan, and phase, so confirm live numbers rather than relying on any figure you saw online
• HOA dues and exactly what they cover (amenities, common-area maintenance, and any town-center or mixed-use components)
• Lot specifics — size, orientation, and any premiums for the exact homesite you're considering
• Builder warranty terms, and a clear line-by-line on what's included versus what's a paid upgrade
• Construction timeline and the realistic completion window for the home or phase you want
• The real commute — drive your actual routes at your actual departure times before you decide

Commute specifics, straight from the developer

Berry Farms' developer, Boyle Investment Company, publishes its own drive-time estimates for the community on the official Berry Farms site (berryfarmstn.com, accessed 2026): about 2 minutes to the I-840 interchange, 5 minutes to Cool Springs, 10 minutes to historic downtown Franklin, 20 minutes to downtown Nashville, 25 minutes to Vanderbilt University, 30 minutes to Nashville International Airport (BNA), and 35 minutes to Murfreesboro. Those are the developer's own marketing estimates, not a live traffic measurement, and drive times on I-65 and I-840 swing a lot depending on the hour. Treat them as a starting point and still run your own route at your real departure time before you decide.

Home-size and price context — dated, and why we're careful here

A prior version of this page cited builder square-footage ranges that we could not stand behind, so here is what we can source and how old it is. A Celebration Homes company article dated September 2013 described early Berry Farms product from Ford Custom Classic Homes (then 1,500-2,600 sq ft 'cottage homes' and 2,000-3,600 sq ft 'village homes') and early Celebration Homes product (then 3,000+ sq ft). Those figures are more than a decade old, reflect the community's first phase, and do not represent what is being built or sold today. We are not going to carry 2013 sizing forward as if it's current — if you want today's floor plans and square footage for any builder at Berry Farms, we will pull it live from the builder directly rather than quote you a stale number.

A separate market-data aggregator (Nashville Home Guru, accessed 2026, citing a rolling 12-month sales period) reported closed-sale ranges across all of Berry Farms of roughly 928-1,554 sq ft for condos, 1,661-2,706 sq ft for townhomes, and 2,477-4,149 sq ft for single-family homes, with reported closed prices from about $395,000 up to $1,925,000 depending on home type. Because that is a rolling resale/closing snapshot rather than a builder's published spec sheet, we're flagging it as a range to verify rather than a promise of what's available today — new-construction pricing and sizing at Berry Farms changes by builder, plan, and phase, and we can't predict where it goes from here. Confirm current base-price and square-footage figures directly with whichever builder you're considering before you rely on any number, including these.

HOA dues — what's published, and what to confirm

Published third-party HOA summaries for Berry Farms (accessed 2026) put monthly dues in a range of roughly $270-$440 depending on property type, with condo dues generally covering exterior building maintenance and single-family dues generally covering lawn care and landscaping, on top of dues funding the pools, trails, parks, playgrounds, and community gardens described above. We are intentionally not quoting a single dollar figure as gospel, because HOA dues at a multi-builder, multi-phase community like this can differ by section, by builder, and by when a phase was added — and dues get reset periodically regardless. Get the current dues, the reserve-fund status, and exactly what's covered in writing from the HOA or management company for the specific home and section you're considering, not from any online estimate.

Schools — assigned by address, confirm before you buy

Berry Farms sits in Williamson County Schools, and multiple public sources describe zoning that varies by street within the community itself — some sections reference Oak View Elementary with Legacy Middle School and Independence High School, while others reference Thompson's Station Middle School depending on the specific address. We're not going to characterize any of these schools, rank them, or tell you which section is 'better' zoned — that's not a call we make, and school zones can also be redrawn by the district over time. Pull the GreatSchools.org profile and the Williamson County Schools zoning tool for the exact address you're considering before you buy, since two homes in the same Berry Farms phase can carry different assignments.

What to verify before you buy — the investor lens

If you're looking at Berry Farms as a rental or long-term hold rather than a primary residence, the mixed-use structure changes your diligence list. Here's what we'd want nailed down before writing an offer:

Frequently asked questions about Berry Farms

How big is Berry Farms? The community spans roughly 602 acres across three tracts at the I-65/Goose Creek Bypass interchange in Franklin, according to the developer's own materials (berryfarmstn.com and Boyle Investment Company, accessed 2026).

Is Berry Farms a subdivision or a mixed-use development? Both, in the sense that it's a single master-planned community that combines residential neighborhoods (single-family, townhomes, condominiums) with the Berry Farms Town Center's retail, dining, and office space, rather than being purely residential.

Which builders are currently building at Berry Farms? As of our most recent check of the official Berry Farms builder page (berryfarmstn.com/residential/builders, accessed 2026), the active builders are Celebration Homes, Ford Custom Classic Homes, and Regent Homes. Builder rosters at master-planned communities can change as phases sell out, so confirm who's actively selling before you shop.

What school district is Berry Farms in? Williamson County Schools. Specific elementary, middle, and high school assignments vary by address within the community — verify the assignment for your exact address using the district's zoning tool rather than assuming based on a neighbor's school.

How much are HOA dues at Berry Farms? Published third-party estimates (accessed 2026) put dues in a broad range depending on property type, generally higher for condos with exterior maintenance included and lower for single-family sections. Get the current, written figure for your specific home from the HOA or builder rather than relying on any online range, including ours.

Can I walk to shopping and restaurants from a home in Berry Farms? That's the design intent of the Berry Farms Town Center — a mixed-use core built for walkability. How close any specific home is to the town center depends on which section and phase it's in, so confirm the actual walking distance for the lot you're considering rather than assuming every home in the 602-acre plan is equally close.