"Should we live in Nashville, or go to Franklin or Brentwood?" I get some version of that question almost every week.
I grew up in Franklin, I live in west Nashville now, and I'm a Realtor with The Wilson Group, so I've spent a lot of time on both sides of the county line. Most comparisons you'll find online are lists of restaurants and parks. This one sticks to the numbers that actually change your monthly payment and your long-term costs: what homes sell for, what you'll pay in property tax, and how the school systems are set up.
There's no wrong answer here. All three are great places to own a home. The right one depends on your budget, your commute and what you want day to day.
Home prices: the biggest difference
Price is where these three split the most. According to Redfin's latest data:
| Median sale price | Year over year | Days on market | |
|---|---|---|---|
| Nashville | $464,779 | Down 1.1% | 66 |
| Franklin | $863,089 | Up 12.8% | 55 |
| Brentwood | About $1.42 million | Up 5.1% | 63 |
Nashville and Franklin: September 2026. Brentwood: three months ending August 2026. Medians move a lot month to month, especially in smaller markets.
In plain terms, the typical Franklin home sells for nearly twice the typical Nashville home, and the typical Brentwood home for about three times. That doesn't mean Nashville is "cheap." It means Nashville has a much wider range, from condos and townhomes to $3 million homes, while Franklin and Brentwood are mostly single-family homes on bigger lots.
Property taxes: where Williamson County wins
Davidson County (Nashville) and Williamson County (Franklin and Brentwood) both tax homes on 25% of their appraised value. The difference is the rate. Here are the combined rates per $100 of assessed value for the 2025 tax year:
| Where the home is | Combined rate | Tax on a $750K home |
|---|---|---|
| Nashville, Urban Services District | $2.814 | $5,276 |
| Nashville, General Services District | $2.782 | $5,216 |
| Franklin, inside FSSD | $2.063 | $3,869 |
| Franklin, outside FSSD | $1.566 | $2,936 |
| Brentwood | $1.49 | $2,794 |
Franklin and Brentwood rates combine the Williamson County rate, the city rate and, where it applies, the Franklin Special School District rate. Williamson County kept its $1.30 rate for 2026, Brentwood kept its 19-cent rate, and Franklin's budget kept its 29.6-cent rate.
So on the same house, you'll pay noticeably less in Williamson County. But you usually aren't buying the same house. On a home at each city's median price, the math flips:
- Nashville at $465,000: about $3,271 a year
- Franklin (inside FSSD) at $863,000: about $4,452 a year
- Brentwood at $1.42 million: about $5,304 a year
The takeaway: a lower rate helps most when you'd be buying at a similar price either way. If moving south means a bigger budget, your tax bill likely goes up, not down. Run the numbers on the actual house.
Want the full breakdown on the Nashville side? Read my guide to estimating Nashville property taxes.
How the school systems are set up
This is the part people most often get wrong, so here's how the systems are organized. I'm not going to rank schools; every family weighs different things, and you should look at the data yourself.
- Nashville: Metro Nashville Public Schools serves all of Davidson County.
- Brentwood: Williamson County Schools.
- Franklin: most of the city is in the Franklin Special School District (FSSD), a separate district for kindergarten through 8th grade. After 8th grade, students go to a Williamson County Schools high school, such as Franklin High or Centennial High. Some Franklin addresses are zoned to Williamson County Schools for every grade.
That FSSD line also changes your tax bill, as you saw above. Two Franklin homes a few streets apart can have different schools and different tax rates.
Always confirm school zoning for the exact address with the school district before you make an offer. Zoning lines change, and a listing's school info can be out of date. For school performance data, the Tennessee Department of Education publishes report cards for every school.
What you get for your money, and getting around
Nashville
The widest mix of homes: condos and townhomes, older bungalows and ranches, new construction infill, and estates. Many neighborhoods have no HOA. If you work in the city, you're closer to everything. Lots are often smaller, and new construction is frequently tall and narrow.
Franklin
A walkable historic downtown, plus a lot of newer master-planned communities with HOAs, amenities and bigger lots. It's roughly 20 miles to downtown Nashville, mostly on I-65.
Brentwood
Mostly larger single-family homes, often on an acre or so, in established subdivisions. It's closer to Nashville, roughly 10 to 12 miles to downtown, which is a big part of why prices are higher.
A practical tip: drive the commute at the exact times you'd really make it, both directions, before you commit. I-65 at 7:45 a.m. is a different road than it is at 2 p.m.
A note for investors
For rentals and flips, Nashville's lower entry prices and wider range of housing usually give you more deals to choose from. Williamson County's lower tax rates help your holding costs, but higher purchase prices can squeeze rental returns.
Each city also has its own short-term rental and zoning rules, and Nashville's are strict. Check them for the specific property before you buy. My free Nashville Investor Intel tool can help on the Davidson County side, and you can join my off-market list.
Franklin, Brentwood and Nashville FAQ
Are property taxes lower in Franklin or Brentwood than in Nashville?
On the same-priced home, yes. Using the 2025 rates, a $750,000 home runs about $2,794 a year in Brentwood, about $2,936 to $3,869 in Franklin depending on the school district, and about $5,216 to $5,276 in Nashville. Homes in Franklin and Brentwood usually cost more, though, so the total bill on a typical home can still be higher.
What is the median home price in Franklin, Brentwood and Nashville?
According to Redfin, about $465,000 in Nashville and $863,000 in Franklin (September 2026), and about $1.42 million in Brentwood (three months ending August 2026).
What is the Franklin Special School District?
FSSD is a separate K-8 school district covering most of the city of Franklin. After eighth grade, students attend Williamson County Schools high schools. Homes inside FSSD pay an extra FSSD tax. Always confirm a specific address's school zoning with the district.
Is Brentwood part of Williamson County Schools?
Yes. Confirm the zoned schools for any address with the district before you buy.
How far are Franklin and Brentwood from downtown Nashville?
Brentwood is roughly 10 to 12 miles south of downtown and Franklin roughly 20 miles, mostly via I-65. Rush-hour drive times vary a lot, so test the commute at the times you'd actually drive.
Still deciding between the three?
Whether you're buying, selling or investing, I'm happy to talk it through. Tell me your budget and where you work, and I'll walk you through what each area looks like at your price, with the real tax numbers. No pressure.
This article is general information for educational purposes only and is not legal, tax or financial advice. Home prices are medians reported by Redfin and change frequently. Tax figures are estimates based on published 2025 rates and an assumed appraised value equal to the price; actual bills depend on the Assessor's appraised value, the exact tax district and current rates. Confirm taxes with the Davidson County Trustee or Williamson County Trustee, and confirm school zoning for any address directly with the school district. Grant Beauchamp and The Wilson Group make no representations or warranties about any property, school or tax amount.
Sources: Williamson County historical tax rates, Williamson Herald: FY26-27 county budget, City of Brentwood FY2026-27 budget, Hoodline: Franklin FY2027 budget, Metro Nashville FY2026 budget, Redfin market data for Nashville, Franklin and Brentwood, Franklin Special School District.
Related: How to estimate Nashville property taxes. How to check a home's permit history. See all guides.