Rosebrooke

Rosebrooke is a custom estate community in Brentwood, in the heart of Williamson County, Tennessee. It's a build-your-own-home setting where a broad roster of luxury custom builders puts up single-family estate homes, so the community reads less like a tract development and more like a collection of one-off custom builds gathered in one place. If you're moving from out of state and trying to understand what Brentwood new construction at this level looks like, Rosebrooke is one of the addresses worth walking. We tour communities like this constantly, and we represent buyers in new construction at little or no cost to you — so the notes below are meant to give you a real starting point, with the details you'll want to confirm live before you commit.

The builders and home styles

Rosebrooke is built by a group of luxury custom homebuilders rather than a single production company. As of our most recent look, the roster includes Aspen Construction, Birchwood Homes, Ford Classic Homes, Insignia Homes, Legend Homes, Schumacher Homes, Sipple Homes, and Stonegate Homes. Builder lineups in custom communities can shift as lots are claimed and released, so treat this as a snapshot and let us pull the current active builder list for you before you fall in love with a particular floor plan.

The homes here are custom single-family residences and estate-scale builds. Because these are custom homes, the specifics — floor plans, square footage, bed and bath counts, lot configurations, and finish packages — vary builder to builder and home to home rather than following one fixed product line. We don't have a published, standardized spec sheet to quote you, so anything about exact sizes, layouts, or included features should be confirmed directly with the builder you're working with. That's a normal part of buying custom, and it's exactly the kind of thing we help you sort through when we walk a community together.

Amenities and day-to-day living

We don't have a confirmed published amenity list for Rosebrooke to share here, so rather than guess at pools, trails, or common areas that may or may not exist, the honest answer is that the community amenities are something to verify live. Custom estate communities in Brentwood range widely — some are simply collections of large home sites with an HOA that maintains shared landscaping and entrances, while others include more structured amenities. We'll get you the current, accurate picture of what Rosebrooke offers and what the HOA maintains before you make any assumptions about lifestyle here.

Location and getting around

Rosebrooke sits in Brentwood, a Williamson County address just south of Nashville along the I-65 corridor, which puts the broader Cool Springs commercial area, Franklin, and downtown Nashville all within the general reach that Brentwood is known for. Commute times depend entirely on where you're actually headed and when you leave, and Middle Tennessee traffic changes a lot between, say, a 7 a.m. departure and a mid-morning one. Rather than trust a generic number, clock it yourself: plug in your real office, school, or airport address at the actual time of day you'd be making the drive, and run it a couple of mornings. If you're relocating and don't yet know your routine, tell us your likely destinations and we'll help you think through the trade-offs.

Who Rosebrooke fits

Rosebrooke tends to make sense for buyers who specifically want a custom or estate-scale home in Brentwood and value having a choice of luxury builders in one community rather than a single production product. Because these are custom builds with the flexibility that comes with them, it suits people who want input on floor plan and finishes and who are comfortable with the longer timeline and decision-making that custom construction involves. If you'd rather move into a finished, move-in-ready home with no choices to make, that's a different kind of search — and we can point you toward communities that fit that better.

What to verify before you buy here

• Current pricing. New-construction pricing here moves quickly and varies by builder, lot, and finish level, so any figure you see online can be stale — ask us to pull live numbers before you anchor on a price.
• HOA dues and what they cover. Confirm the monthly or annual amount and exactly what's included (landscaping, common areas, any amenities, entrance maintenance, etc.).
• Lot specifics. Verify the actual lot size, dimensions, easements, setbacks, and any restrictions or architectural guidelines that apply to your chosen home site.
• Builder warranty and included-versus-upgrade. Get clear on each builder's structural and systems warranty, and on which features are standard versus priced as upgrades — this is where custom budgets move the most.
• Build timeline. Confirm the realistic start-to-completion schedule for the specific builder and home you're considering.
• Your real commute. Drive it yourself, at your real departure time, to the places you'll actually go.

The land and the story behind it

Rosebrooke sits on 365 rolling acres at the intersection of Sunset Road and Split Log Road in Brentwood, developed as a partnership between Ford Communities and CPS Land (rosebrookebrentwood.com, accessed 2026-07). The ground was previously Sunset Hill Farm, a working horse farm owned by Dr. William and Linda Gaw that was known for World Champion Arabian and Tennessee Walking horses, according to the developer's own history of the property. The plan preserves much of that landscape — rolling terrain, tree rows, and small streams — rather than grading it flat, which is part of why the community reads as more established than a typical clear-cut new subdivision. At build-out, the developer states the community will include 248 homesites (rosebrookebrentwood.com, accessed 2026-07) — treat that as the planned total and confirm current phase and lot availability with us or the builders directly, since large multi-builder communities like this are built out in sections over several years.

Lot sizes and what 'estate' means here

Most Rosebrooke homesites run about a half-acre to three-quarters of an acre, with some estate lots reaching up to roughly three acres, per the developer's site (rosebrookebrentwood.com, accessed 2026-07). Recently closed sales tracked by Redfin show individual lots in the 0.47 to 1.10 acre range (Redfin, accessed 2026-07) — a reminder that 'up to 3 acres' describes the outer edge of the range, not the typical lot. The developer's builder guidelines also set a minimum home size of 3,200 square feet, excluding garages and unfinished porch space (rosebrookebrentwood.com, accessed 2026-07). Recently built homes tracked by public listing data range from roughly 4,921 to 9,454 square feet with 4 to 6 bedrooms and 4 to 6 full bathrooms (nashvillehome.guru market data, accessed 2026-07) — again, treat that as a picture of recent inventory, not a guaranteed range for a home you haven't seen yet.

Amenities that are planned and what's confirmed built

Rosebrooke's amenity plan, as described by the developer, centers on a clubhouse with a great room, a full kitchen, and conference rooms; separate adult and children's swimming pools; a large playground; and an event lawn with an outdoor fireplace (rosebrookebrentwood.com, accessed 2026-07). The plan also includes four pickleball courts and a tennis court, which one market-data source lists with a scheduled completion of spring 2026 (nashvillehome.guru, accessed 2026-07) — since we're publishing this after that date, ask us or the HOA to confirm whether those courts are open and in use yet, rather than assuming a schedule held. Tree-lined sidewalks and paved multi-purpose trails run through the neighborhood and are intended to eventually tie into Brentwood's broader trail network. The community is not gated and is designed with a pedestrian-oriented layout rather than a walled, guard-gate feel — a meaningfully different lifestyle than some other Brentwood estate communities, so it's worth deciding whether that fits what you're picturing.

HOA structure — what to verify, not what to assume

Public HOA documentation for Rosebrooke, dated 2026-01-08, listed a quarterly assessment of $982.80, a one-time closing contribution of $2,000 to the association's working capital fund plus a $250 setup fee, and a $350 transfer fee at resale (rosebrookebrentwood.com, as of 2026-01-08). We're citing those because they're the community's own numbers as published, not ours — and HOA figures like this get revised, so confirm the current assessment, transfer fee, and what's covered (landscaping of common areas, clubhouse and pool operations, trail maintenance, detention pond upkeep, etc.) directly from the HOA's current budget and governing documents before you buy, not from a number you saw on a website.

Location specifics: Sunset Road and the western Brentwood corridor

Rosebrooke's address is centered around 1620 Rosebrooke Drive in the 37027 zip code, off Sunset Road near its intersection with Split Log Road in western Brentwood (rosebrookebrentwood.com, accessed 2026-07). That puts it a short drive from the Cool Springs retail and office corridor and gives reasonably quick access to I-65, with driving-time estimates to downtown Nashville commonly cited in the 20-to-30-minute range depending on route and time of day (source aggregation, accessed 2026-07) — as with any commute estimate, that's a starting point, not a promise, so drive it yourself at the time you'd actually be leaving.

Recent price and sales activity (dated, not predictive)

Over a recent rolling 12-month period, market-data aggregation for Rosebrooke showed 19 closed sales with prices ranging from about $2,949,000 to $6,272,472, a median sale price of roughly $3,952,805, and a price-per-square-foot range of about $535 to $799 (median around $607), with homes in that sample built in 2024 and 2025 (nashvillehome.guru market data, accessed 2026-07). We're sharing that as a dated snapshot of what has actually closed, not a prediction of where prices are headed — we can't tell you what a home here will be worth next year, and neither can anyone else. Pull current active listings and the most recent closed comps before you anchor on any number, including the ones above.

Schools zoned to Rosebrooke

Public sourcing lists Rosebrooke as zoned to Jordan Elementary, Sunset Middle School, and Ravenwood High School, all within Williamson County Schools (developer site and market-data aggregators, accessed 2026-07). We're naming the assigned schools because zoning is public record, not because we're making a judgment about them — we don't characterize school quality or rankings here. Zoning is tied to the specific address and can be redrawn, so pull the current attendance zone for the exact lot you're considering from the Williamson County Schools zoning tool, and check the GreatSchools.org and Tennessee Department of Education report cards yourself if school data factors into your decision.

How Rosebrooke compares to other Brentwood custom communities

Rosebrooke's combination of a shared multi-builder guild, a full clubhouse-and-pool amenity package, and lot sizes mostly under an acre sets it apart from some of Brentwood's other custom-build settings, where you'll more often find either a single builder, no shared amenities beyond landscaped entrances, or larger acreage lots with fewer shared common areas. If you're cross-shopping Brentwood's custom estate communities, the honest way to compare them is side by side on the specific things that actually differ — which builders are active, what's genuinely built versus still planned, current HOA obligations, and real lot sizes for available sites — rather than by reputation alone. That's the kind of comparison we walk buyers through regularly, and we're glad to line up more than one community for you on the same visit.

Frequently asked questions about Rosebrooke

**Is Rosebrooke a gated community?** No. Public developer materials describe Rosebrooke as an ungated, pedestrian-oriented neighborhood with sidewalks and trails rather than a guard-gated entrance (rosebrookebrentwood.com, accessed 2026-07).

**How many homes will Rosebrooke have when it's finished?** The developer states a planned total of 248 homesites across 365 acres (rosebrookebrentwood.com, accessed 2026-07). Large multi-builder communities build out over several years, so ask us for the current count of completed, under-construction, and still-available homesites rather than assuming the full total is available today.

**Is there a minimum home size in Rosebrooke?** Developer materials list a 3,200-square-foot minimum, excluding garage and unfinished porch space (rosebrookebrentwood.com, accessed 2026-07) — confirm this with your builder for the specific lot and plan you're considering, since architectural guidelines can be updated.

**What will my HOA dues actually be?** Published documentation dated 2026-01-08 listed a $982.80 quarterly assessment plus one-time buyer-paid contributions at closing (rosebrookebrentwood.com). Ask the HOA management company for the current assessment, the latest budget, and reserve study before you rely on any number you find online, including this one.