Active · $575,900
MLS #3229838 · updated 2026-06-25 · listed with Huffaker & Hoke Realty Partners
3-bed, 2.5-bath condo at 1170 Culpepper Cir in Forrest Crossing Sec 12, Franklin, 2,142 sqft, $575,900 ($269/sqft), by Huffaker & Hoke Realty Partners.
1170 Culpepper Cir is a 3-bedroom, 2.5-bath condo in Franklin, TN 37064, offered at $575,900, about $269/sq ft across 2,142 sq ft.
At $269/sq ft, this condo is priced in line with the Forrest Crossing list-price median of $264/sq ft.
Market read: Franklin 37064 condos is a buyer-favored market at about 10.2 months of inventory.
Next step: ask Grant Hammond anything about 1170 Culpepper Cir (comps, HOA, tours) and he replies personally, usually same day.
Analysis by Grant Hammond, Compass RE. Figures as of 2026-06-25. RealTracs via IDX.
This is a condominium; HOA dues and building context are factored into the cost and pricing analysis below.
Beautifully updated townhome backing up to Harpeth River! No backyard neighbors . Just trees and the river. New flooring throughout complements the renovated kitchen, complete with quartz countertops, an eat-in dining area, and bar seating. The inviting living room offers a cozy fireplace and plenty of space for gathering and entertaining. The spacious primary suite includes an updated en-suite bath with new tile, a soaking tub, separate shower, and walk-in closet. Upstairs, a bright and versatile bonus space is filled with natural light and is accompanied by two generously sized guest bedrooms and a shared full bath. Step outside to enjoy the private deck overlooking mature greenery and a peaceful creek. Conveniently located just minutes from downtown Franklin, shopping, dining, and approximately 10 minutes from the Factory at Franklin. Fridge, washer and dryer stay!
Listing remarks courtesy of Huffaker & Hoke Realty Partners via RealTracs.
| Metric | This condo | Forrest Crossing active | Recently sold |
|---|---|---|---|
| Price / sq ft | $269 | $264 median | - |
| Price position | 62nd pctile | -34% vs median | - |
This listing beside the active Forrest Crossing market and recent recorded closings. Computed by Grant Hammond from RealTracs via IDX, as of 2026-07-18. Analysis, not an appraisal.
Among the 10 active condos in Forrest Crossing, this condo at $269/sq ft falls in the 62nd percentile on price per square foot.
Forrest Crossing trades about 34% below Franklin 37064 area on a price-per-square-foot basis.
Taken together, this condo reads toward the higher end per square foot for Forrest Crossing.
Computed by Grant Hammond from 10 Forrest Crossing comparables (RealTracs via IDX), as of 2026-07-18, refreshed weekly. Analysis, not an appraisal.
Median closed price and price per square foot by unit size in Forrest Crossing Sec 12, from the last 24 months of recorded sales:
| Unit size | Median sold | Median $/sq ft | Closings |
|---|---|---|---|
| 2 BR | $510,000 | $375 | 3 |
| 3 BR | $604,500 | $280 | 12 |
| 4+ BR | $951,500 | $306 | 20 |
Computed by Grant Hammond from recorded Forrest Crossing Sec 12 closings, grouped by unit size (RealTracs via IDX). Analysis, not an appraisal.
In Forrest Crossing Sec 12, the median sale price per square foot has moved from about $275 (2025-07) to about $364 (2026-07), roughly 32% up across the last 6 months of recorded sales.
Computed by Grant Hammond from the monthly price-per-square-foot of recorded Forrest Crossing Sec 12 closings (RealTracs via IDX). Analysis, not an appraisal.
| Active listings | 234 in Franklin 37064 condos |
|---|---|
| Recent absorption | about 22.9 sales / mo |
| Months of inventory | 10.2 months, a buyer-favored market (ample supply) |
Supply-side and recent-sale context for Franklin 37064 condos. Sale figures are trailing 6/12/24-month medians of recorded Franklin 37064 condos closings. Source RealTracs via IDX, as of 2026-07-16. Analysis, not an appraisal.
Estimated monthly ownership for 1170 Culpepper Cir at $575,900: principal & interest, property tax, insurance, and the HOA fee decomposed below. Estimate only; not a loan offer.
| List price | $575,900 |
|---|---|
| HOA dues | $301 / mo |
| HOA fee includes | Confirm per building (commonly insurance, exterior maintenance, amenities); the fee is part of true monthly cost. |
| Property tax basis | Assessed value × 25% (TN residential ratio) × the Williamson County rate |
The Williamson County appraised value of $381,500 trails the $575,900 list price. If the next reassessment moves the appraised value toward today's market, estimated annual property tax would rise from about $1,522 now to roughly $2,298 (appraised value times the 25% Tennessee residential ratio times the Franklin, Williamson County rate). Reassessment timing and the certified rate can change, and a purchase does not by itself trigger reassessment. Verify with the Williamson County Assessor of Property and Trustee. Estimate only.
Last sale and county assessment from Williamson County public records; listing-cycle history tracked by the GH Market Engine.
Dated history for this listing, tracked by the GH Market Engine.
1170 Culpepper Cir sits in Forrest Crossing Sec 12, Franklin, Williamson County.
In Forrest Crossing, homes there are priced around $264 per square foot; inventory is running at about 10.2 months, a buyer-favored market.
Neighborhood housing-market facts computed by Grant Hammond from RealTracs via IDX, as of 2026-07-18. Market data, not an appraisal.
1170 Culpepper Cir is zoned for Moore Elementary, Freedom Middle School, Centennial High School. Attendance zones and enrollment change, confirm current zoning with the Williamson County Schools district before relying on it.
As of the latest update (2026-06-25), 1170 Culpepper Cir, Franklin is active, per RealTracs. Contact Grant Hammond, Compass RE, for current availability.
1170 Culpepper Cir, Franklin is listed at $575,900, about $269 per square foot across 2,142 square feet.
3 bedrooms and 2.5 ba (2 full, 1 half).
About $269 per square foot ($575,900 across 2,142 sqft).
1170 Culpepper Cir, Franklin was built in 2000.
Yes, 2 garage spaces, per the listing.
HOA dues are $301 per month, as listed.
1170 Culpepper Cir, Franklin is in the Forrest Crossing Sec 12 subdivision of Franklin.
1170 Culpepper Cir, Franklin is zoned for Moore Elementary, Freedom Middle School, Centennial High School. Attendance zones and enrollment change, verify current zoning with the Williamson County Schools district.
HOA dues are $301 per month; coverage varies by building (commonly insurance, exterior maintenance, and amenities). Confirm the fee-includes for this building.
On a fee-adjusted price-per-square-foot basis within the building, so units compare on true carrying cost rather than raw list price.
Grant Hammond, Compass RE (TN Broker), with 25+ years and $1B+ in Middle Tennessee sales. Use the tour or question form on this page.
At about $269 per square foot, 1170 Culpepper Cir, Franklin ranks in the 62nd percentile of active Forrest Crossing listings by price per square foot. This is comp-based analysis by Grant Hammond, Compass RE, not an appraisal.
Forrest Crossing is currently a buyer-favored market (ample supply), at about 10.2 months of inventory, per RealTracs as of 2026-07-16.
Complete reported fields for 1170 Culpepper Cir (reference).
Get the full details, recent comparable sales, and any off-market options for 1170 Culpepper Cir - plus tour times if you want them. Grant Hammond, Compass RE, replies personally, usually the same day.
Listed with Huffaker & Hoke Realty Partners. Properties marked with the MTRMLS logo are provided courtesy of the RealTracs Internet Data Exchange Program. Information believed accurate but not guaranteed. IDX by Diverse Solutions.
Market guidance by Grant Hammond, Compass RE, 25+ years, $1B+ in Middle Tennessee sales.
Franklin, TN single-family homes closed at a median of $1,050,000, or $342 per square foot, over the past 24 months. Median price per square foot runs from $306 to $462 across the seven Williamson County Schools high-school attendance zones (RealTracs, 3,387 closings).
Franklin TN home prices over the trailing six months: 978 closings, a $949,995 median, and the new-construction supply that keeps Williamson County near double the Davidson County median. A broker's data read, with live market stats, current MLS listings, and how Franklin compares to Brentwood.
Short-term rental laws in Middle Tennessee govern permit types, zoning eligibility, and HOA restrictions across Nashville, Brentwood, Franklin, and Belle Meade.
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