Torn between Arrington and College Grove for your next move near Franklin? You are not alone. Both offer beautiful countryside, privacy, and luxury options, yet the day-to-day experience can feel very different. In a few minutes, you will understand how prices, land, schools, commutes, and private club life compare so you can choose with confidence. Let’s dive in.
Quick fit: who each suits
Arrington: rural acreage and privacy
If you want room to breathe, Arrington often delivers larger parcels, working or hobby farms, and true privacy. Active listings frequently include 5 to 20-plus acre options, with barns or outbuildings common. Lifestyle draws include local agritourism such as Arrington Vineyards for live music and tastings.
College Grove: resort-style community life
College Grove mixes outside-the-gate estate acreage with inside-the-gate resort communities. The Grove and Troubadour offer golf, spa, racquets, dining, and a social calendar. Lot sizes inside gates are usually smaller than Arrington’s farm tracts, which keeps lawn care simple while you enjoy high-end amenities.
Price tiers and medians
Understanding list price medians versus sold price medians will help you read this market correctly. College Grove’s active listings often include many ultra-luxury homes. That can push the median listing number higher than the median of closed sales for the same period. National press has flagged 37046 for very high list medians in some snapshots, even while many actual sales cluster lower in the 1 to 3 million range. You will see both numbers reported for the same area because they answer different questions.
- Arrington 37014: Many custom and acreage properties trade from roughly the high six figures into the low seven figures. A large share of activity sits around 900 thousand to 2 million, with select estates above that. Different data sources have shown medians between about 1.2 and 1.7 million depending on timing and whether the metric reflects active or sold.
- College Grove 37046: Expect an extremely wide spread. Entry luxury can begin near 900 thousand to 1.5 million. There is strong activity from 1.5 to 3 million, plus an ultra-luxury tier at the private clubs and on large estate holdings. Some indexing snapshots have shown list medians above 3 million in 37046, while closed sales often center lower. The ultra tier includes Troubadour and top Grove offerings that can reach several million and beyond, and some high-end options in the 3 to 10 million-plus band have been noted in market coverage. For background on 37046’s pricing profile, see this Wall Street Journal feature on College Grove.
Bottom line: use a current 90-day MLS view for your exact streets of interest and compare list medians to sold medians before you decide on pricing strategy.
Land, lots, and homes
Arrington: bigger tracts, farm-ready setups
- Lot sizes: 3 to 20-plus acre parcels are common, and 5-plus acre opportunities are easier to find than inside gated sections of College Grove.
- Home types: custom modern farmhouses and traditional estates are typical. Many properties include barns, fencing, and equestrian improvements.
- Utilities: many acreage homes rely on private wells and septic. Budget for soil and percolation review, well testing, and verification of recorded easements before you close.
College Grove: two distinct submarkets
- Inside-the-gate: The Grove and Troubadour offer resort-style living with lots often around 0.3 to 1.5 acres, and some premium parcels larger than 1 acre. Homes are high-end custom builds, often 3,000 to 8,000-plus square feet.
- Outside-the-gate: You will find true farms and estate tracts, from 5 acres to much larger holdings, that align more closely with Arrington-style acreage living.
Schools and verification
Both Arrington and College Grove are served by Williamson County Schools. School assignments vary by exact address, so always confirm before you buy. Use the district’s lookup to check your property.
- Start with the Williamson County Schools address lookup at the district’s Schools page.
- For southern Arrington, the district opened Arrington Elementary for the 2023–24 school year at 6280 Cox Road. You can review the project and facility details on the district’s Arrington Elementary page. Feeder patterns can change, so verify for the specific parcel you are considering.
Commute and lifestyle
Both areas are commonly marketed as close to Franklin and Cool Springs. Depending on your exact location and route, plan on roughly 10 to 20 minutes to downtown Franklin or Cool Springs. Many College Grove listings emphasize about 15 minutes. To downtown Nashville, typical ranges are about 30 to 45 minutes for most addresses, with western Arrington parcels often a bit closer. Always map address to address at your usual drive times.
Lifestyle anchors differ by area. Arrington leans rural and agritourism-friendly with vineyard events and farm stands. College Grove’s gated communities build a strong social scene around golf, racquets, wellness, and programming for members.
Private clubs overview
The Grove
The Grove is a gated, resort-style community in College Grove with a Greg Norman designed course and a broad amenity set that includes clubhouse facilities, pools, spa services, and racquets. Inside-the-gate lots are sized for lower yard maintenance compared to farm acreage. Resale and new-build pricing often begins in the 2 million range and rises with custom features and premium lots. Homeowner association dues are separate from club membership dues. Confirm current costs with the listing and the club before you write an offer.
Troubadour Golf & Field Club
Troubadour is a private, members-only Discovery Land Company community known for a Tom Fazio championship course, outdoor pursuits, farm-to-table dining, and curated music events. Homes and homesites inside the club have historically traded at the top of the local market. Membership is a separate, selective process with substantial initiation and ongoing dues in addition to HOA or assessments. For current program details and contact information, visit the Troubadour Golf & Field Club.
What this means for you
- Membership model: In both communities, HOA dues are typically distinct from club initiation and annual dues. Some resales may offer concessions toward membership, but most buyers handle membership separately.
- Space tradeoff: Inside-the-gate living at The Grove usually means smaller lots with quick access to amenities. Troubadour and area estates offer more land and privacy with higher purchase and carrying costs.
Planning and growth context
If you are weighing long-term land value in Arrington, it helps to understand local planning. Williamson County has published an Arrington Special Area Plan that outlines policy context and future growth considerations for the area. Review the plan and consult with a local advisor to see how it may intersect with your property goals.
How to choose: key decision points
Ask yourself:
- Do you want a true farm lifestyle with barns, pastures, and more than 5 acres, or a luxury home with club amenities and a simpler yard?
- Do you value an active social calendar within a gated community, or maximum privacy on a larger tract?
- Is your budget aligned with club-level initiation and dues, or would you rather direct those funds to land and home features?
- How important is a specific school feeder pattern for your address?
- What are your real drive times to Franklin and Nashville at the hours you travel most?
Buyer checklist
Use this short list to move forward with clarity.
- Verify schools by address using the Williamson County Schools lookup page. Screenshot or save the result for your records.
- Understand septic and well items for acreage. Ask for soil and percolation test history, well test results, and any recorded easements. Williamson County’s Regulations and Plans page is a good starting point for codes and contacts.
- Clarify club costs early. Confirm if a sale includes a transferable membership or concessions toward initiation, and request current initiation, dues, and any capital assessments. Contact each club directly for the latest numbers. For Troubadour program details, consult the club’s official site.
- Compare list versus sold medians for your streets of interest. Ask for a 90-day and 12-month MLS snapshot so you see real contract activity, not just list pricing.
- Map your commute at your typical travel times. Check both your fastest and most reliable routes to Franklin, Cool Springs, and downtown Nashville.
- For Arrington land decisions, review the county’s Arrington Special Area Plan and discuss any implications for your parcel with your broker and, if needed, county staff.
Ready to compare properties?
If you want acreage and a true rural rhythm, Arrington often comes out ahead. If you are drawn to resort amenities, a tight-knit club community, and new custom builds, College Grove is compelling. The good news is you do not have to choose blind. With a focused MLS snapshot, a clear look at club costs, and parcel-by-parcel due diligence, you can make a confident move that matches your lifestyle.
If you would like a private, data-driven consult and a tailored property tour in both areas, reach out to Greg Sanford to get started.
FAQs
Do College Grove homes include club membership by default?
- No. In both The Grove and Troubadour, club membership is typically separate from HOA dues and home purchase price, so verify initiation and ongoing costs with the club and the listing.
Can I find 5-plus acre horse properties in both areas?
- Yes. Arrington commonly offers 5-plus acre parcels, and College Grove has outside-the-gate estate tracts and farms, while inside-the-gate lots are usually smaller.
Which area is closer to Franklin and downtown Nashville?
- Both are marketed as near Franklin, often about 10 to 20 minutes depending on the parcel, and around 30 to 45 minutes to downtown Nashville, so always map your specific address at your usual drive times.
How do Arrington and College Grove prices compare?
- Arrington’s activity often ranges from the high six figures into low seven figures, while College Grove spans from entry luxury into a distinct ultra-luxury club tier where list medians can skew high compared to sold medians.
What acreage due diligence should I plan for in Arrington?
- Budget for soil and percolation studies, well testing, review of recorded easements, and a check on any conservation or greenbelt status, then confirm county requirements using official regulations and contacts.
