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Single Family ResidenceResidential
$994,789$325 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 93How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $965,000 on Aug 8, 2025

449 RIVER BLUFF DR

FRANKLIN, TN 37064
4
Baths
3,063 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.15 ac
Lot SizeThe size of the land the home sits on, from county records.
2018
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.

Valuation

$995K
$929K low$1.1M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$965,000 · Aug 8, 2025
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$188,289
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$150,631
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.81%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$806,500
FIRST HORIZON BANK · recorded Feb 24, 2026

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,692 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$235,750 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$50,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$185,750
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$235,750
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$943,000

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.8
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
14
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
29
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyWilliamson
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.Raised (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
Legacy Middle SchoolB
Middle · Grades 6–8 · 1.2 mi
E
Winstead Elementary SchoolA
Elementary · Grades KG–5 · 1.9 mi
H
Independence High SchoolA+
High · Grades 9–12 · 5.2 mi

District: Williamson County School District

Neighborhood · ZIP 37064These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.98
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.130
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.61

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.94%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.40%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.9%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.9%
PopulationHow many people live in this area.69,940
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.388 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$122,561
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$144,677
Average tempThe average temperature here across a full year.59°F
Annual precipHow much rain and melted snow falls here in a typical year.55 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.56%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

449 River Bluff Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Costs less per square foot than 66% of homes in Franklin 37064
  • Bigger than 71% of homes in Franklin 37064
  • Has a smaller lot than 88% of homes in Williamson County
  • Newer than 87% of homes in Williamson County

What homes are worth in Franklin 37064

Each bar is how many homes fall in that price range. The marker is this home.

This home
$332K$3.1M

This home is worth more than 62% of homes in Franklin 37064.

How it measures up in Franklin 37064

The dot is this home. The mark in the middle is the typical home in Franklin 37064.

Estimated value$994,789
CheaperTypical $859,243Pricier

Pricier than 62% of homes nearby

Price per ft²$325
CheaperTypical $355Pricier

Pricier than 34% of homes nearby

Living area3,063 ft²
SmallerTypical 2,454 ft²Bigger

Bigger than 71% of homes nearby

Lot size0.15 ac
SmallerTypical 0.26 acBigger

Bigger than 20% of homes nearby

Year built2018
OlderTypical 2000Newer

Newer than 86% of homes nearby

How 449 River Bluff Dr ranks against every home in each area.
MeasureThis homeFranklin 37064Williamson County
Estimated valuepricier than$994,78962% of homes58% of homes
Price per ft²pricier than$32534% of homes43% of homes
Living areabigger than3,063 ft²71% of homes61% of homes
Lot sizebigger than0.15 ac20% of homes12% of homes
Year builtnewer than201886% of homes87% of homes

About 449 River Bluff Dr

How much is 449 River Bluff Dr, Franklin, TN worth?

The TopHap Estimate for 449 River Bluff Dr, Franklin, TN is $994,789 as of Jul 14, 2026. The likely range is $929,260 to $1,060,318. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 449 River Bluff Dr, Franklin, TN last sell?

449 River Bluff Dr, Franklin, TN last sold on Aug 8, 2025 for $965,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 449 River Bluff Dr, Franklin, TN?

449 River Bluff Dr, Franklin, TN has 4 bathrooms and 3,063 square feet of living space.

When was 449 River Bluff Dr, Franklin, TN built?

449 River Bluff Dr, Franklin, TN was built in 2018, making it 8 years old. The building has 2 stories.

What schools serve 449 River Bluff Dr, Franklin, TN?

449 River Bluff Dr, Franklin, TN is assigned to Legacy Middle School (middle), rated B; Winstead Elementary School (elementary), rated A; Independence High School (high), rated A+. All sit in Williamson County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 449 River Bluff Dr, Franklin, TN compare to other homes in Franklin 37064?

Among the 24,622 homes in Franklin 37064, it is worth more than 62% of them ($994,789 against a typical $859,243), its price per square foot is higher than 34% of them ($325 against a typical $355), it is bigger than 71% of them (3,063 ft² against a typical 2,454 ft²), its lot is bigger than 20% of them (0.15 ac against a typical 0.26 ac) and it is newer than 86% of them (2018 against a typical 2000). Measured against all of Williamson County, it is worth more than 58% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 449 River Bluff Dr, Franklin, TN?

The 2025 property tax bill for 449 River Bluff Dr, Franklin, TN was $3,692. The county assessed it at $235,750.

Closest homes

More homes in Franklin 37064

Assigned schools

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