2420 Hidden River Ln, Franklin, TN 37069
2420 Hidden River Ln, Franklin, TN 37069, Conditional at $4,500,000 ($600/sq ft). 5 bd · 5.5 ba (5 full, 1 half) · 7,497 sqft · $600/sqft · 5.74 ac.
2420 Hidden River Ln, Franklin, TN 37069, Conditional at $4,500,000 ($600/sq ft). 5 bd · 5.5 ba (5 full, 1 half) · 7,497 sqft · $600/sqft · 5.74 ac.
Conditional · $4,500,000
MLS #3278695 · listed June 18, 2026 · 88 days on market · updated July 14, 2026
5-bed, 5.5-bath home at 2420 Hidden River Ln in Hidden River, Franklin, 7,497 sqft, $4,500,000 ($600/sqft), by Pilkerton Realtors.
2420 Hidden River Ln is a 5-bedroom, 5.5-bath home in Franklin, TN 37069, offered at $4,500,000, about $600/sq ft across 7,497 sq ft.
At $600/sq ft, this home is about 67% above the Franklin 37069 median list price per square foot of $360.
Market read: the Franklin 37069 homes market is balanced, at about 3.7 months of inventory.
All-in, about $27,327/mo at 20% down (7.25% 30-year fixed).
Beyond principal and interest, the recurring carrying costs on this home (property tax, insurance, and HOA) run about $2,769/mo, roughly 10% of the all-in monthly payment.
At the current 7.12% 30-year rate, principal and interest on this home runs about $24,242/mo; at the 6.58% rate of about three months ago it would be roughly $22,944/mo, so monthly P&I is about $1,298 higher now.
School zone: assigned to Grassland Elementary, Grassland Middle School, Franklin High School. Attendance zones can change; verify current assignment with the district.
Next step: ask Grant Hammond anything about 2420 Hidden River Ln (comps, HOA, tours) and he replies personally, usually same day.
Analysis by Grant Hammond, Compass RE. Figures as of July 14, 2026. RealTracs via IDX.
This is a standard residential home, not a permitted short-term rental.
More context: homes for sale in Franklin.
Traditional Southern Charm on 5.74 perfectly manicured acres. Room for everyone with 5BR and 5 full baths. Enter through the Grand Foyer with curved staircase. Main level dining, den, study, and family room. Efficient kitchen with island, bar, butler's pantry and large pantry that adjoins the morning room for informal dining and the family/great room with fireplace overlooking lush rear yard. Back staircase leads to private mid-level primary suite. 4 ensuite bedrooms, a landing with built-in bookcases and lots of light from windows, and walk-out storage complete Level II. On Level III you'll find a huge game room with wet bar and 2 more walk-out storage rooms. Porches on front and rear of home take in the beauty of the landscaping and surroundings. Elevator shaft in place on main level. Basement has 4-car garage plus storm room. Please see additional information for a more complete narrative of what this home and property has to offer!
Listing remarks via the RealTracs Internet Data Exchange.
Complete reported fields for 2420 Hidden River Ln (reference).
| Date | Event | Price | Change |
|---|---|---|---|
| Listed | $4,500,000 | — |
County assessment from Williamson County public records; listing-cycle history tracked by the GH Market Engine.
Estimated monthly ownership for 2420 Hidden River Ln at $4,500,000: principal & interest, property tax, insurance, and HOA. Estimate only; not a loan offer.
| List price | $4,500,000 |
|---|---|
| HOA dues | $550 / mo |
| Property tax basis | Assessed value × 25% (TN residential ratio) × the Williamson County rate |
Estimated total monthly payment for 2420 Hidden River Ln is about $27,327/mo, 20% down on a 30-year fixed at 7.25% (a jumbo loan), including principal & interest $24,558, estimated property tax $1,219, homeowners insurance $1,000, and HOA dues $550. Estimate only; not a loan offer.
| Principal & interest | $24,558/mo |
|---|---|
| Property tax (est.) | $1,219/mo |
| Homeowners insurance (est.) | $1,000/mo |
| HOA dues | $550/mo |
| Estimated total | $27,327/mo |
Assumes 20% down, 30-year fixed at 7.25% (Mortgage News Daily, as of September 11, 2026). Property tax uses the Williamson County (unincorporated) rate at the 25% TN residential ratio. Estimate only; not a loan offer or appraisal. Enable JavaScript to adjust down payment, term, loan type, and rate.
| 30-year rate | Principal & interest | Est. total / mo | vs current |
|---|---|---|---|
| 6.25% | $22,166/mo | $24,935/mo | -$2,392/mo |
| 6.75% | $23,350/mo | $26,119/mo | -$1,208/mo |
| 7.25% | $24,558/mo | $27,327/mo | current |
| 7.75% | $25,791/mo | $28,560/mo | +$1,233/mo |
| 8.25% | $27,046/mo | $29,815/mo | +$2,488/mo |
Principal & interest on a 30-year fixed at 20% down ($3,600,000 loan), with property tax, insurance, and HOA held constant at $2,769/mo. Current 30-year fixed 7.25% (Mortgage News Daily, as of September 11, 2026). Estimate only; not a loan offer.
Owning 2420 Hidden River Ln runs about $27,327/mo all-in, from the payment estimate above. Whether buying beats renting turns on how long you stay, how fast prices and rents move, and the rent you would otherwise pay. Turn on JavaScript to model those assumptions and find the year buying pulls ahead.
Method: net cost to own equals down payment plus about 3% closing plus payments made, minus equity built (principal paid and appreciation) and about 7% exit costs, measured against cumulative rent. Broker commissions are not set by law and are fully negotiable. Estimate only; not financial advice.
The Williamson County appraised value of $2,643,600 trails the $4,500,000 list price. If the next reassessment moves the appraised value toward today's market, estimated annual property tax would rise from about $8,592 now to roughly $14,625 (appraised value times the 25% Tennessee residential ratio times the Williamson County (unincorporated) 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.
| Metric | This home | Franklin 37069 active | Recently sold |
|---|---|---|---|
| Price / sq ft | $600 | $360 median | - |
| Price position | 90th pctile | +67% vs median | - |
This listing beside the active Franklin 37069 market and recent recorded closings. Computed by Grant Hammond from RealTracs via IDX, as of September 13, 2026.
At $600/sq ft, this home ranks in the 90th percentile of the 143 active homes in Franklin 37069 by price per square foot.
Computed by Grant Hammond from 143 Franklin 37069 comparables (RealTracs via IDX), as of September 13, 2026, refreshed weekly.
Median list price per square foot for active single-family homes by high-school attendance zone. Attendance zones cross city mailing lines; this is a price comparison, not a rating.
| High-school zone | Median $/sq ft |
|---|---|
| Brentwood | $367/sq ft |
| Ravenwood | $351/sq ft |
| Franklin | $349/sq ft |
| Independence | $338/sq ft |
| Fred J. Page | $327/sq ft |
| Centennial | $306/sq ft |
| Nolensville | $300/sq ft |
| Summit | $271/sq ft |
| Fairview | $261/sq ft |
Computed by Grant Hammond from active Williamson County listings (RealTracs via IDX).
| Active listings | 106 in Franklin 37069 homes |
|---|---|
| Recent absorption | about 28.6 sales / mo |
| Months of inventory | 3.7 months, a balanced market |
Supply-side and recent-sale context for Franklin 37069 homes. Sale figures are trailing 6/12/24-month medians of recorded Franklin 37069 homes closings. Source RealTracs via IDX, as of September 12, 2026.
2420 Hidden River Ln sits in Hidden River, Franklin, Williamson County.
In Franklin 37069, homes there are priced around $360 per square foot; inventory in Franklin 37069 homes is running at about 3.7 months, a balanced market.
Neighborhood housing-market facts computed by Grant Hammond from RealTracs via IDX, as of September 13, 2026.
Approximately 13 miles from downtown Nashville (straight-line distance).
2420 Hidden River Ln is zoned for Grassland Elementary, Grassland Middle School, Franklin High School. Attendance zones and enrollment change, confirm current zoning with the Williamson County Schools district before relying on it.
Get the full details, recent comparable sales, and any off-market options for 2420 Hidden River Ln - plus tour times if you want them. Grant Hammond, Compass RE, replies personally, usually the same day.
Comparable active listings near 2420 Hidden River Ln, by price and size.
Listed with Pilkerton Realtors. 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.
Franklin TN home prices: 978 closings, a $949,995 median, $345/sqft, and the new-construction supply behind Williamson County's numbers.
Country music star Kenny Chesney purchased a Franklin mansion from Jimmy Franks, representing one of the most notable celebrity real estate transactions in Williamson County.
August 2026 Middle Tennessee real estate data shows active inventory up 10% year over year to 14,294 homes, months of supply at 5.59, and the average sale price up 3% to $637,141 while the median held flat at $450,000. Preliminary closings and listing counts will revise; this post updates September 9. Analysis covers Davidson, Williamson, Rutherford, Wilson, and Maury Counties.
July 2026 Middle Tennessee real estate data shows the average sale price up 6% year over year to $646,875, active inventory up 9%, and new contracts down 1% even as closings fell 8% and new listings dropped 19%. Months of supply rose to 4.92. Analysis covers Davidson, Williamson, Rutherford, Wilson, and Maury Counties.
As of the latest update (July 14, 2026), 2420 Hidden River Ln, Franklin is conditional, per RealTracs. Contact Grant Hammond, Compass RE, for current availability.
2420 Hidden River Ln, Franklin is listed at $4,500,000, about $600 per square foot across 7,497 square feet.
5 bedrooms and 5.5 bathrooms (5 full, 1 half).
About $600 per square foot ($4,500,000 across 7,497 sqft).
2420 Hidden River Ln, Franklin was built in 2002.
Yes, 4 garage spaces, per the listing.
HOA dues are $550 per month, as listed.
2420 Hidden River Ln, Franklin is in the Hidden River subdivision of Franklin.
About $27,327 a month with 20% down on a 30-year fixed at 7.25%, principal and interest $24,558, estimated property tax $1,219, insurance $1,000, and HOA $550. Estimate only; not a loan offer. Adjust the down payment, term, loan type, and rate in the financing calculator on this page.
2420 Hidden River Ln, Franklin is zoned for Grassland Elementary, Grassland Middle School, Franklin High School. Attendance zones and enrollment change, verify current zoning with the Williamson County Schools district.
No, 2420 Hidden River Ln, Franklin is a standard residential home, not a permitted short-term rental. Ask Grant Hammond about STR-eligible inventory if that is your goal.
Request a time using the tour form on this page (in-person or a live video walkthrough), or call or text Grant Hammond, Compass RE, at (615) 945-7123. Most showings are confirmed within 24 to 48 hours.
Grant Hammond, Compass RE, can prepare and present your offer, walk you through price, contingencies, and timeline, and represent you through closing. Start with the form on this page or call (615) 945-7123. Broker fees are not set by law and are fully negotiable.
Yes. This page shows the full photo set and reported MLS fields; contact Grant Hammond, Compass RE, for a disclosure packet, recent comparable sales, and any off-market options.
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 $600 per square foot, 2420 Hidden River Ln, Franklin ranks in the 90th percentile of active Franklin 37069 listings by price per square foot, roughly 67% above the Franklin 37069 median. This is comp-based analysis by Grant Hammond, Compass RE, not an appraisal.
The Franklin 37069 homes market is currently balanced, at about 3.7 months of inventory, per RealTracs as of September 12, 2026.
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