Carlisle Homes and Neighborhood Guide, Franklin TN
A guide to Carlisle, the gated west Franklin neighborhood between Highway 96 West and Boyd Mill Avenue, with home styles, HOA notes and buying and selling guidance.
Plan Your Sale
- Location: West Franklin (37064), between New Highway 96 West and Boyd Mill Avenue, with a gated entrance off Highway 96.
- Built: Mostly 2003 to 2006.
- Homes: Two- and three-story homes, roughly 3,400 to 4,850 square feet, with rear-entry garages.
- Lots: Mostly about 0.15 to 0.17 acre, with a few larger lots.
- HOA: Carlisle Homeowners Association, Inc.; listings show front-yard lawn care included.
- Verify: HOA documents and dues, school zoning by address, and property condition.
About the Community
Carlisle is a gated neighborhood on the west side of Franklin, tucked between New Highway 96 West and Boyd Mill Avenue. The stone entrance and gate off Highway 96 set the tone, and once you're inside, the streets have a traditional town feel, with homes close to the sidewalk and garages tucked behind on rear alleys.
Most of the homes were built between 2003 and 2006. They're substantial, generally two or three stories and somewhere around 3,400 to 4,850 square feet, on lots that run about a sixth of an acre. That combination of a larger home, a smaller yard and a gated entrance about five minutes from downtown is what sets Carlisle apart.
That also means Carlisle isn't for everyone, and that's fine. If you want a big yard, this isn't it. If you want space inside, less yard to keep up and a short drive to Main Street, it's worth a close look.
Why People Consider It
People like Carlisle for the combination of a gated entrance and an easy drive to downtown Franklin. It's one of the few gated options this close to Main Street, and the alley-loaded streets make the front of the neighborhood feel calm and walkable.
The HOA takes care of front-yard lawn care and the grounds, which appeals to people who'd rather spend weekends doing something other than mowing. Sidewalks, green space and underground utilities round it out.
The tradeoff is outdoor space. Lots are compact for the size of the homes, and three-story plans mean more stairs. Those are the first things I'd want you to think through.
Homes and Property Styles
Homes in Carlisle are mostly two- and three-story single-family homes in brick with some hardboard or wood siding, built in the mid-2000s. Listings we've reviewed run roughly 3,400 to 4,850 square feet with four or more bedrooms, and some have the primary suite on the main level.
Garages are rear-entry, off the alleys, and the homes we've seen sit on crawl space foundations. Lots are mostly in the 0.15 to 0.17 acre range, with a few larger exceptions.
When I compare homes here, I look at whether the primary suite is on the main floor, how many stairs you'll climb day to day, what's been updated since the mid-2000s and how the small outdoor space has been used.
Property and Price Context
Price in Carlisle is shaped by size, layout and how updated the home is. Because many homes are similar in age and style, a main-level primary suite, an updated kitchen or a larger lot can make a real difference.
I'd start with recent Carlisle sales, then look at comparable west Franklin homes of similar age and size, adjusted for condition. That gives a much more useful picture than an average.
Part of
Living in Franklin, TN
Want the bigger picture? My city guide covers getting around, local services and how this area fits into the wider market.
Amenities and HOA
Carlisle is managed by the Carlisle Homeowners Association, Inc. Listings have shown front-yard lawn care and grounds maintenance included in the dues, along with the gated entrance and common areas.
Before you buy, ask for the current documents, dues, any special assessments and the rules on exterior changes and rentals. In a gated, alley-loaded community, gate maintenance and alley upkeep are worth asking about specifically.
Nearby Places
Carlisle is about five minutes from downtown Franklin by way of Highway 96 West, and it's next to the Reid Hill Commons townhomes. Boyd Mill Avenue runs along the other side.
Getting to I-65 or Cool Springs usually means taking Mack Hatcher Parkway across town. If you'll be making that drive often, try it at the times you'd normally be on the road.
School Zoning
Carlisle is one of the Franklin neighborhoods where school zoning splits between two districts. Listings here have generally shown Franklin Special School District for kindergarten through eighth grade (most often Poplar Grove, though some records have shown Johnson Elementary and Freedom Middle) and Williamson County Schools for high school (Franklin High). That split surprises a lot of people who are new to Franklin, so confirm the current assignment for the specific address with both districts before you rely on it.
Seller Strategy
Selling in Carlisle means positioning a larger home on a smaller lot to the right buyer. That's often someone who wants space and a short drive to downtown without a big yard, and your marketing should speak directly to that.
Homes here are about 20 years old, so buyers will look at the age of HVAC systems, roofs, windows and kitchens. I'd want to walk through what's been updated, what might come up in an inspection, and whether a few targeted improvements would help more than they cost.
A main-level primary suite is a real advantage here, so if you have one, we'll make sure it's front and center. Pricing then comes from the most relevant Carlisle sales and comparable west Franklin homes.
Buyer Strategy
Buying in Carlisle starts with being honest about how you'll use the space. A three-story home with a small yard can be a perfect fit or a frustration, depending on your stage of life and how much you like stairs.
From there, look at the plan, the primary suite location, the condition of systems that are now around 20 years old, and how the rear garage and alley access work for your cars. Ask for the HOA documents early so you know exactly what lawn care and grounds maintenance cover.
If you want gated but more land, nearby Bishop's Gate is worth comparing. If you want a pool and more amenities, Franklin Green and WillowSprings are close by.
Thinking About Buying or Selling Here?
Thinking about selling?
Carlisle homes appeal to a specific buyer: someone who wants space, a gate and a short drive to downtown. Let's make sure your home speaks to them.
We'll look at updates, layout and recent sales together and build a plan that fits your timing.
Comparing where to live?
Carlisle can be a great fit or a frustrating one depending on how you live.
We can walk through layouts, stairs, outdoor space and the HOA so you know before you fall for a home.
Community questions
Common Questions About Carlisle
Honest answers to what buyers and sellers ask me about this area.
Is Carlisle in Franklin a gated community?
Yes. Carlisle has a gated entrance off New Highway 96 West on Franklin's west side, about five minutes from downtown.
When were homes in Carlisle built?
Most homes in Carlisle were built between about 2003 and 2006.
How big are the homes in Carlisle?
Homes generally run about 3,400 to 4,850 square feet, two or three stories, with four or more bedrooms and rear-entry garages off alleys.
What does the Carlisle HOA cover?
Listings have shown front-yard lawn care and grounds maintenance included, along with the gated entrance and common areas. Confirm current dues and coverage with the HOA documents.
What schools serve Carlisle?
Listings have generally shown Franklin Special School District for K through 8 and Franklin High for high school. Assignments can vary, so confirm by address with both districts.
Can The Hoover Team help me buy or sell in Carlisle?
Yes. We can help you compare layouts, updates and recent sales and decide whether Carlisle's mix of space and low-maintenance living fits you.
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