What It's Really Like Living in Franklin, TN
- Rachel Harper
- May 5
- 5 min read
If you've been doom-scrolling California real estate prices and muttering "there has to be a better way" you've probably already Googled Franklin, Tennessee at least once.
Maybe twice.
And honestly? We don't blame you.
Franklin keeps showing up on "best places to live" lists for good reason, and it's consistently one of the first cities our Southern California clients ask about when they start seriously thinking about making the move to Middle Tennessee.
Here's what life in Franklin, TN actually looks like, without the tourism brochure spin.
Living in Franklin, TN at a Glance
Franklin is a city of about 90,000 people located roughly 20 miles south of Nashville in Williamson County. It sits in a sweet spot that feels like small-town charm with big-city access. You get a gorgeous historic downtown, top-ranked schools, AND a Costco. You're not choosing between culture and comfort. 😉
It's consistently ranked as one of the wealthiest cities in the U.S., but before that sends you into a panic, the cost of living is still dramatically lower than most of Southern California. More on that in a minute.
The Cost of Living (Spoiler: Your Jaw Is Going to Drop)
This is where most of our California clients have a moment. And we love witnessing it every single time.
Tennessee has no state income tax. Zero. That alone is a significant shift for people coming from California, where state income tax can run anywhere from 9–13% depending on your income bracket.
Beyond that:
Property taxes in Williamson County are low compared to California. We're talking roughly 0.5–0.7% effective rate, versus California's 1–1.25% (plus Mello-Roos and special assessments if you're in a newer development).
Home prices in Franklin run anywhere from the mid-$500s to well over $1M depending on the neighborhood, age of the home, and lot size. But what you get for that price looks very different than what $700K buys you in Temecula or San Diego.
Groceries, dining, gas all noticeably more affordable day-to-day.
The people who move here and then call us saying "I can't believe what my paycheck feels like now." That happens regularly. It's a real thing.
The Neighborhoods: Where Are People Actually Landing?
Franklin isn't a one-size-fits-all city. Different pockets have different vibes, and the right fit really depends on your lifestyle and priorities.
Downtown Franklin is walkable, charming, and full of locally-owned restaurants, boutiques, and coffee shops along Main Street. If you want to be in the middle of the action and can handle the premium price tag that comes with it, this is your neighborhood.
Westhaven is a master-planned community that tends to draw a lot of California transplants specifically. Wide sidewalks, a town center, pools, and that sense of community infrastructure that feels familiar. It's polished and walkable, and the HOA keeps things tidy.
Brentwood-adjacent areas on the northern edge of Franklin blend into Brentwood, which is its own city but borders Franklin closely. Established neighborhoods, mature trees, and a quieter feel. Great for families who don't need to be in a brand-new build.
Sullivan Farms, Fieldstone Farms, Berry Farms these are family-friendly established neighborhoods with good access to schools, shopping, and parks without being overly HOA-heavy.
New construction options continue to pop up on the southern and eastern edges of Franklin as the city grows. If you want a new build, this is where you'll look, though inventory moves fast and prices have followed.
Schools, Safety, and the Stuff Parents Google at 11pm
Williamson County Schools (WCS) is consistently one of the highest-ranked public school districts in Tennessee and in the entire country. This is a major driver of why families, especially those coming from areas with competitive school enrollment in California, are drawn to Franklin specifically.
Enrollment is straightforward: you live in the district, your kids go to the school. No lottery system, no scrambling. That simplicity alone has made more than a few parents tear up during our initial calls.
Safety-wise, Franklin ranks well on both state and national indexes. It doesn't feel like a city on edge, it feels like a community.
What California Transplants Say After Year One
We've walked a lot of clients through this move, and a year in, the feedback tends to fall into a few consistent buckets.
What they love:
Space. Actual space. Yards. Quiet.
The pace. Things slow down here, in a good way.
The seasons. (Yes, even the winters. The first time it snows, everyone texts us a photo.)
The sense of community. Neighbors actually wave. Some of them bring food.
What their money does here vs. what it did in California.
What catches them off guard:
The humidity in summer. It's real. Invest in a good HVAC system and don't fight it.
The tornado watch culture. Tennesseans take weather alerts seriously, and you'll learn to too. Download the local weather app on day one.
Traffic has grown significantly along I-65 and the 96 corridor. Franklin is no longer a secret, and the infrastructure is working to catch up. Morning commutes into Nashville require some planning.
Things close earlier than you're used to. This isn't LA. Dinner at 9pm is ambitious.
The Honest Stuff
Franklin has grown fast. The charm is still very much there, but the city is navigating the growing pains that come with being discovered. Prices have climbed, traffic has gotten heavier, and some of the longtime locals are a bit nostalgic for what it was ten years ago.
That said, the fundamentals are still strong: great schools, low taxes, safe communities, and a quality of life that consistently outranks what most people can access in Southern California for the same (or less) money.
If you're coming from Temecula, Murrieta, or anywhere in the Inland Empire or San Diego County, this will feel like an upgrade on nearly every metric that matters to families.
Thinking About Making the Move?
We're The Harper Home Team, a family team (Rachel, Jason, and Aden) licensed in both California and Tennessee, and we specialize in exactly this: helping Southern California homeowners sell their CA home and land in the right spot in Middle Tennessee.
We know Franklin. We know the neighborhoods, the school boundaries, the new construction timelines, and the areas where your California equity actually goes the furthest.
If you're in research mode, that's great! Keep reading, keep exploring. When you're ready to start a real conversation, we're here.
👉 [Contact us here] or DM us on Instagram @rachel_harper_homes No pressure, just good info from people who've done this themselves.
The Harper Home Team | eXp Realty | Licensed in California & Tennessee Specializing in CA-to-TN Relocation | Temecula Valley → Greater Nashville
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