The Hills

The Hills sits in Thompson's Station, Tennessee, as an ultra-luxury tier of custom estate homes set on large acreage. If you are drawn to a high-end, low-density setting where the homes are built one at a time on generous lots, this is the kind of community that fits that picture. We tour new-construction communities across Middle Tennessee constantly, and we represent buyers here at little or no cost to you, so we can walk you through what makes The Hills distinct and how to read it against everything else selling in the area right now.

The homes and who's building them

The Hills is focused on custom estate homes. That means the floor plans, finishes, and footprint tend to be tailored to the buyer rather than pulled from a fixed catalog of production models, so two homes here can look and live very differently. Because these are custom builds on large acreage, the experience leans toward working through a plan and selections rather than picking a move-in-ready spec home off the line.

More than one builder has been active in The Hills rather than a single exclusive builder (more on who, below), and included floor plans and standard specifications can vary by builder and by lot. When you reach out, we'll pull the current builder roster and confirm exactly what's available on the homesite you're considering so you're not working from stale information.

Amenities and day-to-day living

Public sources for The Hills point to walking trails through preserved green space, paved private roads, and utilities including city water, electricity, and high-speed fiber internet (per Partners in Building's community page and Citylifestyle, as of 2026) — but this isn't a clubhouse-and-pool style amenity package. In a community built around custom estate homes on large acreage, day-to-day living tends to center on the privacy and space of the individual property itself, with the shared trails and green space functioning more as a scenic backdrop than a programmed amenity center. If shared amenities, common areas, or HOA-maintained features matter to you beyond what's listed here, tell us and we'll confirm what The Hills currently offers before you commit.

Location and commute

The Hills is in Thompson's Station, in the southern part of Williamson County. The honest way to judge a commute is to clock it yourself at your real departure time — drive from the community to your office, your school drop-off, or wherever you go most, on a normal weekday at the hour you'd actually leave. Traffic patterns in Middle Tennessee vary a lot by time of day and direction, so a midday test drive can tell a very different story than a weekday morning. We're happy to help you map out the routes that matter to you and time them honestly.

Who it fits

The Hills tends to fit buyers who want a custom estate home and the space that comes with large acreage, and who value building or selecting a home tailored to their own plans rather than a ready-made production model. If you're prioritizing privacy, a sizable lot, and a high-end custom build in Thompson's Station, this community is worth a close look. If you'd rather have a quick move-in or a robust slate of shared community amenities, we can tell you honestly whether The Hills lines up with that or whether another community fits better.

What to verify before you buy here

• Current pricing — new-construction pricing, phases, and availability move quickly, so we'll pull live numbers for you before you make any decisions rather than relying on anything posted earlier.
• HOA dues and exactly what they cover — confirm the amount, the billing cadence, and which services or common areas are included.
• Lot specifics — acreage, boundaries, easements, topography, and any building restrictions tied to your particular homesite.
• Builder warranty and what's included versus an upgrade — get clarity on which finishes and features are standard and which add to the price.
• Build timeline — realistic start-to-completion estimates and how phases or selections affect the schedule.
• The real commute — drive your actual routes at your actual departure times before you commit.

The land and the story behind it

The Hills sits on roughly 225 acres just south of I-840 where Dean Road ends in Thompson's Station, on ground that was previously a cattle farm with tobacco fields (as of 2026, per Citylifestyle). The plan calls for about 40 homesites carved out of that acreage, with roughly 130 acres set aside as preserved green space, walking trails, and bridle areas rather than built out — which is a meaningfully lower density than most Williamson County new-construction subdivisions, where lots are typically a fraction of an acre. Individual homesites range from about 1 acre up to 10 acres depending on the lot (as of 2026, per Citylifestyle).

The developer behind The Hills is Bill Varney, previously a Florida real estate developer, who is reported to have spent roughly a year evaluating Middle Tennessee properties before settling on this site (as of 2026, per Citylifestyle). Coverage of the project notes a deliberate approach to the land itself — routing roads around mature trees rather than clearing them — which lines up with the low-density, wooded-acreage feel the community is marketing. As always, treat the backstory as color and confirm the plat, easements, and any deed restrictions yourself before you buy.

Builders active here

Multiple builders have been named in connection with The Hills rather than a single exclusive builder. Partners in Building, a Nashville-market luxury builder that also offers build-on-your-lot arrangements, is active in the community (per Partners in Building's own community page and Homes.com, as of 2026). Coverage from Citylifestyle also names LTG Homes (Matt Wood) in partnership with Arnold Homes (Randy Arnold) constructing one of the community's early homes, and references a third builder that wasn't named in that reporting. In practice this means The Hills isn't a single-builder catalog community — it's closer to a custom-estate enclave where more than one builder (and potentially your own architect, if you're buying a lot to build on) can be in play. Confirm the current builder roster and whether build-on-your-own-lot is available on a specific homesite before you get attached to a plan.

Home sizes and price range, in more detail

Reported and marketed home sizes at The Hills run large, consistent with a custom-estate community: figures cited include a first model at roughly 7,300 square feet with 5 bedrooms and 8 bathrooms, a custom pool, and a 4-car garage (per Citylifestyle, as of 2026), and closed/listed homes in the roughly 6,200-6,723 square foot range with 5 bedrooms and 4-5+ bathrooms (per Larson James Real Estate, aggregating RealTracs-sourced data, as of 2026). Reported price-per-square-foot for recent sales has ranged from roughly $515 to $611 (per Larson James Real Estate, as of 2026) — we can't tell you what that number will do next, only what it's been.

Overall project pricing has been described publicly as running from about $3 million up to $8-9 million for the largest custom estates (per Citylifestyle, as of 2026), while a rolling 12-month sales window reported a $3.19M-$4.1M range with a $3.65M median on a small sample of closed sales (per Larson James Real Estate, aggregating RealTracs-sourced data, as of 2026). A small sample size means a couple of unusual sales can swing that median significantly, so treat it as a snapshot, not a forecast — we can't predict where pricing here goes from this point, and we'd rather pull live comps for your specific lot size and finish level than lean on a stale range.

Utilities, roads, and HOA

Lots at The Hills are reported to come with city water, electricity, high-speed fiber internet, paved private roads, and pre-approved septic permits already in place (per Partners in Building's community page and Citylifestyle, as of 2026) — worth noting because acreage communities elsewhere sometimes leave septic approval and utility extension as the buyer's cost and risk to sort out. One buyer-facing source cites HOA dues of roughly $150 per month (about $1,800 a year), covering road maintenance, common areas, and green-space upkeep (per Larson James Real Estate, as of 2026). HOA figures for any single-family community can change and vary by phase, so confirm the current due, what it covers, and any transfer or initiation charges directly with the HOA or builder before you write an offer — don't rely on a number you saw on a third-party site.

Location and commute specifics

The Hills sits off Dean Road just south of I-840 in Thompson's Station, in the southern part of Williamson County. Third-party sources place it roughly 10 minutes north of downtown Franklin and roughly 30 minutes from downtown Nashville via I-65 under normal conditions (per Larson James Real Estate, as of 2026) — treat that as a rough orientation, not a promise, since Middle Tennessee drive times swing hard by time of day. If you're cross-shopping the immediate area, the town has also been reviewing Sagefield, a separate planned mixed-use development nearby in Thompson's Station anchored by a hotel, restaurants, a spa, and a sports and social club, with construction publicly discussed as possibly starting in late 2026 (per reporting on the town's planning process, as of 2026) — worth knowing about as a future amenity and traffic factor even though it's not part of The Hills itself. As always, the only commute numbers worth trusting are the ones you clock yourself, at your real departure time, on your actual routes.

Schools

The Hills falls within Williamson County Schools, and school assignment is by home address rather than by community name. Third-party sources reference Heritage Elementary or Thompson's Station Elementary, Heritage Middle or Thompson's Station Middle, and Independence High School as possibilities depending on the specific address (as of 2026) — but zoning lines get redrawn, so don't take any secondhand list as current. Pull the zoned school for a specific lot from Williamson County Schools directly, and check the GreatSchools.org and Tennessee Department of Education report cards for whatever school that turns out to be — we're glad to help you find the right contacts, but we won't characterize school quality ourselves.

What to verify before you buy in The Hills — the investor's checklist

• Which builder is tied to which lot — with multiple builders and a build-on-your-lot option in play, confirm in writing which builder, architect, or design-build arrangement applies to the specific homesite you're considering, and what that means for warranty and change-order terms.
• Septic and utility approvals on your specific lot — pre-approved septic permits have been reported for the community broadly, but confirm the permit status, soil test, and any conditions for the exact homesite, not the neighborhood in general.
• The actual HOA due and what triggers an increase — get the current monthly or annual figure in writing, what it covers (roads, green space, trails), and whether it's tied to a phase that could see dues rise as build-out continues.
• Deed restrictions and architectural review — custom-estate communities like this one typically carry design guidelines (materials, minimum square footage, setbacks); get the actual covenants, not a builder's verbal summary.
• Green-space and trail easements — confirm what's permanently preserved versus what could still be platted for a future lot, especially if privacy and the wooded backdrop are part of why you're buying here.
• Resale and comps discipline — with a small number of annual sales in a community like this, a single unusually high or low closing can distort the median; ask us to pull actual closed comps (not just list prices) for lots and finish levels similar to what you're considering.
• Build timeline realism on a custom or semi-custom home — a ground-up custom build on acreage typically runs longer than a production spec home; get a realistic schedule in writing from your specific builder before you plan a move date.
• Your real commute — drive Dean Road to I-840 and on to your actual destinations, at your actual departure times, before you commit to the acreage lifestyle.

Frequently asked questions

Is The Hills a gated community? Public sources describe it as a private, low-density enclave with paved private roads, but gate and access-control details should be confirmed directly with the HOA or builder rather than assumed.

Can I bring my own builder or architect? Reporting on the community indicates owners have the option to use one of the project's builders or bring their own, which is common in custom-estate communities on acreage — confirm the current policy and any design-review requirements before you commit to a plan.

How many lots are left? Public reporting has cited figures like roughly 18 lots remaining out of about 40 total (as of 2026, per Citylifestyle), but a custom-estate community at this scale can sell down unevenly and reporting like this goes stale fast — we'll confirm current availability directly before you shop.

Is this the same project as Sagefield? No. Sagefield is a separate, larger mixed-use development elsewhere in Thompson's Station built around a hotel, restaurants, and a members' club — it's a different project from The Hills, though both are part of the town's broader growth in the same corridor.

The land and the story behind it

The Hills sits on roughly 225 acres just south of I-840 where Dean Road ends in Thompson's Station, on ground that was previously a cattle farm with tobacco fields (as of 2026, per Citylifestyle). The plan calls for about 40 homesites carved out of that acreage, with roughly 130 acres set aside as preserved green space, walking trails, and bridle areas rather than built out — which is a meaningfully lower density than most Williamson County new-construction subdivisions, where lots are typically a fraction of an acre. Individual homesites range from about 1 acre up to 10 acres depending on the lot (as of 2026, per Citylifestyle).

The developer behind The Hills is Bill Varney, previously a Florida real estate developer, who is reported to have spent roughly a year evaluating Middle Tennessee properties before settling on this site (as of 2026, per Citylifestyle). Coverage of the project notes a deliberate approach to the land itself — routing roads around mature trees rather than clearing them — which lines up with the low-density, wooded-acreage feel the community is marketing. As always, treat the backstory as color and confirm the plat, easements, and any deed restrictions yourself before you buy.

Builders active here

Multiple builders have been named in connection with The Hills rather than a single exclusive builder. Partners in Building, a Nashville-market luxury builder that also offers build-on-your-lot arrangements, is active in the community (per Partners in Building's own community page and Homes.com, as of 2026). Coverage from Citylifestyle also names LTG Homes (Matt Wood) in partnership with Arnold Homes (Randy Arnold) constructing one of the community's early homes, and references a third builder that wasn't named in that reporting. In practice this means The Hills isn't a single-builder catalog community — it's closer to a custom-estate enclave where more than one builder (and potentially your own architect, if you're buying a lot to build on) can be in play. Confirm the current builder roster and whether build-on-your-own-lot is available on a specific homesite before you get attached to a plan.

Home sizes and price range, in more detail

Reported and marketed home sizes at The Hills run large, consistent with a custom-estate community: figures cited include a first model at roughly 7,300 square feet with 5 bedrooms and 8 bathrooms, a custom pool, and a 4-car garage (per Citylifestyle, as of 2026), and closed/listed homes in the roughly 6,200-6,723 square foot range with 5 bedrooms and 4-5+ bathrooms (per Larson James Real Estate, aggregating RealTracs-sourced data, as of 2026). Reported price-per-square-foot for recent sales has ranged from roughly $515 to $611 (per Larson James Real Estate, as of 2026) — we can't tell you what that number will do next, only what it's been.

Overall project pricing has been described publicly as running from about $3 million up to $8-9 million for the largest custom estates (per Citylifestyle, as of 2026), while a rolling 12-month sales window reported a $3.19M-$4.1M range with a $3.65M median on a small sample of closed sales (per Larson James Real Estate, aggregating RealTracs-sourced data, as of 2026). A small sample size means a couple of unusual sales can swing that median significantly, so treat it as a snapshot, not a forecast — we can't predict where pricing here goes from this point, and we'd rather pull live comps for your specific lot size and finish level than lean on a stale range.

Utilities, roads, and HOA

Lots at The Hills are reported to come with city water, electricity, high-speed fiber internet, paved private roads, and pre-approved septic permits already in place (per Partners in Building's community page and Citylifestyle, as of 2026) — worth noting because acreage communities elsewhere sometimes leave septic approval and utility extension as the buyer's cost and risk to sort out. One buyer-facing source cites HOA dues of roughly $150 per month (about $1,800 a year), covering road maintenance, common areas, and green-space upkeep (per Larson James Real Estate, as of 2026). HOA figures for any single-family community can change and vary by phase, so confirm the current due, what it covers, and any transfer or initiation charges directly with the HOA or builder before you write an offer — don't rely on a number you saw on a third-party site.

Location and commute specifics

The Hills sits off Dean Road just south of I-840 in Thompson's Station, in the southern part of Williamson County. Third-party sources place it roughly 10 minutes north of downtown Franklin and roughly 30 minutes from downtown Nashville via I-65 under normal conditions (per Larson James Real Estate, as of 2026) — treat that as a rough orientation, not a promise, since Middle Tennessee drive times swing hard by time of day. If you're cross-shopping the immediate area, the town has also been reviewing Sagefield, a separate planned mixed-use development nearby in Thompson's Station anchored by a hotel, restaurants, a spa, and a sports and social club, with construction publicly discussed as possibly starting in late 2026 (per reporting on the town's planning process, as of 2026) — worth knowing about as a future amenity and traffic factor even though it's not part of The Hills itself. As always, the only commute numbers worth trusting are the ones you clock yourself, at your real departure time, on your actual routes.

Schools

The Hills falls within Williamson County Schools, and school assignment is by home address rather than by community name. Third-party sources reference Heritage Elementary or Thompson's Station Elementary, Heritage Middle or Thompson's Station Middle, and Independence High School as possibilities depending on the specific address (as of 2026) — but zoning lines get redrawn, so don't take any secondhand list as current. Pull the zoned school for a specific lot from Williamson County Schools directly, and check the GreatSchools.org and Tennessee Department of Education report cards for whatever school that turns out to be — we're glad to help you find the right contacts, but we won't characterize school quality ourselves.

What to verify before you buy in The Hills — the investor's checklist

Frequently asked questions

Is The Hills a gated community? Public sources describe it as a private, low-density enclave with paved private roads, but gate and access-control details should be confirmed directly with the HOA or builder rather than assumed.

Can I bring my own builder or architect? Reporting on the community indicates owners have the option to use one of the project's builders or bring their own, which is common in custom-estate communities on acreage — confirm the current policy and any design-review requirements before you commit to a plan.

How many lots are left? Public reporting has cited figures like roughly 18 lots remaining out of about 40 total (as of 2026, per Citylifestyle), but a custom-estate community at this scale can sell down unevenly and reporting like this goes stale fast — we'll confirm current availability directly before you shop.

Is this the same project as Sagefield? No. Sagefield is a separate, larger mixed-use development elsewhere in Thompson's Station built around a hotel, restaurants, and a members' club — it's a different project from The Hills, though both are part of the town's broader growth in the same corridor.