Troubadour in College Grove: homes, golf club, membership and costs

At a glance

What is Troubadour Golf and Field Club?

Troubadour Golf and Field Club is a private residential club in Williamson County, built by Discovery Land Company around a Tom Fazio golf course. Discovery Land describes it as an intimate, members-only residential community. Buying a home here is closer to joining a club with houses attached than to buying in a subdivision, so the club's terms matter as much as the house.

Who developed Troubadour?

Discovery Land Company, named as developer on both the club's site and Discovery Land's own community page. Discovery Land runs a portfolio of private golf and countryside clubs across the United States and abroad, and Troubadour is its Middle Tennessee community. Ask whether the developer still controls the HOA and the club, and when that is expected to change.

How big is Troubadour?

The club gives the property as 860 acres and cites 375 homes. Other published figures differ: the private-club database PrivateIQ gives about 850 acres of former Tennessee walking horse farm land, and one brokerage page says 908. Use the club's 860 and confirm the final home count with the sales team, since a published cap and the number actually platted are not always the same.

Is Troubadour in College Grove or Arrington?

Both names are used. The club places it between College Grove and Arrington, two unincorporated communities. Discovery Land's page prints an Arrington address with ZIP 37046, but 37046 is College Grove's ZIP; Arrington's is 37014. MLS listings use College Grove, TN 37046. Either way there is no city government here: Williamson County sets zoning and property tax.

How Troubadour compares with its ZIP code

Zillow's typical home value for ZIP 37046 was $1,300,186 in August 2026, and for Arrington's 37014 it was $1,273,897. Troubadour's $6,200,000 median sale was about 4.8 times the 37046 figure, so ZIP-level values and online estimates built on them say little about a home inside the gates. Value a Troubadour home from Troubadour sales.

Distances to Franklin and Nashville

According to the club, Troubadour is 13 miles from downtown Franklin, 30 miles south of downtown Nashville and 35 miles from Nashville International Airport. Those are distances, not drive times; try the drive at the hours you would make it. The College Grove page covers the surrounding area, its zoning and its water districts.

Troubadour golf course

Who designed the Troubadour golf course?

Tom Fazio designed the 18-hole course, according to the club. PrivateIQ records that the course opened for play in 2018 and the club was founded in 2019. Fazio is also the architect of the Lower Course at The Golf Club of Tennessee in Kingston Springs, described further down this page.

Length and slope

PrivateIQ lists the course at 7,748 yards with a slope rating of 146 from the championship tees. That is long by any standard; most members will play forward tees well short of it. The club does not publish a scorecard, so ask the golf shop for par, yardage and rating from each set of tees.

Practice facilities and golf events

The club lists a TrackMan practice range and themed golf events through the year. PrivateIQ adds a putting green, chipping green, practice bunker, caddie service, club fitting and lessons. The course is private, so play depends on membership.

Troubadour homes for sale

Recent sales come from RealTracs MLS sales data for the 12 months to August 20, 2026. With only 11 closings in a year, a single sale can move every average below, so read them as a range rather than a price list.

The Homestead and The Farmstead

The club divides the property into two areas. The Homestead is surrounded by the 18-hole course and the main amenities; The club describes The Farmstead, the second area, mainly in terms of outdoor activity. Ask which area a home or lot sits in, because it decides your views, the trip to the clubhouse and what can be built across the property line.

Cabins and club cottages

The smaller end of the club's range. Neither size nor price is published for these types, so ask the sales team for the current list, whether they can be rented out when you are away, and whether the HOA or the club handles exterior upkeep.

Larger homes

The homes that sold over the year measured 3,481 to 10,380 square feet, with the median at 5,548, close to the middle of the club's floor plans.

Estate lots

Homesites listed in October 2026 ran from about 0.4 to 1.5 acres. If you are buying land to build, ask for the design guidelines, the review timeline, the approved builder list, any deadline to start construction and whether the lot is on sewer or a septic system. The new construction guide explains contracts, deposits and warranties on a new $1M+ home.

Asking prices against closed prices

On August 20, 2026 the active listings ran from $4,250,000 to $16,000,000, above the closed range at both ends: the cheapest listing was $800,000 over the lowest sale of the year, and the most expensive $2,250,000 over the highest. Part of that gap is new construction priced at today's build costs, and part is simply asking price. Ask for the sale-to-list ratio on the recent closings before you decide how far below the ask to start.

Supply against the sales pace

Eleven sales in 12 months is under one a month. Set against the 14 active listings on August 20, 2026, that is about 15 months of supply at the past year's pace, with 2 more under contract. This is arithmetic on the MLS figures, not a forecast, but it suggests buyers have time to compare, and the 77-day average shows some homes take well over the 60-day median to sell.

Troubadour floor plans and what they cost per foot

The club's residences page shows named floor plans from 3,827 to 7,027 square feet. It publishes no prices, bedroom counts or builders for them. The last column below is not a price: it applies the 12-month range of $898 to $1,325 per square foot from RealTracs MLS sales data to each plan's size, to show the order of magnitude a finished home of that size has sold for.

How to read the floor plan table

The smallest plan, the Arrington at 3,827 square feet, lands between about $3.44 million and $5.07 million at the past year's prices per foot, which brackets the lowest sale of $3.45 million. The largest, the Sylvan at 7,027 square feet, lands between about $6.31 million and $9.31 million. Lot, area, view and finish move a home within that band, and a new build also carries the lot price and the builder's margin. Ask for the base price, the included specification, who builds it and the time from contract to closing for any plan you like.

Troubadour initiation fee and membership

What is the initiation fee for Troubadour?

The club does not publish it, and neither does Discovery Land. PrivateIQ lists membership as invitation only and keeps its fee figures behind an account. Figures for the initiation fee and annual dues circulate on brokerage websites, but none comes from the club or from a news publication, so this page does not repeat them. The only reliable figure is the one the club gives you in writing.

Is membership required to buy a home?

The club has not published its rule. Discovery Land's description of a members-only residential community suggests membership and ownership are closely tied, but confirm whether a purchase requires membership, whether the club must approve you before closing, and whether a membership passes to the next owner when you sell. Make your contract contingent on receiving those terms.

Questions to put to the club

• Initiation fee, and whether any part is refundable or transferable.
• Annual dues, food and beverage minimums and any capital assessments in the past five years.
• Any community, capital or transfer fee due at closing, as a dollar figure or a percentage of price.
• Approval process and timing before closing.
• Guest, rental and use rules for cabins and cottages.

Amenities and the club calendar

The club's own list is short and specific, and much of it is outdoor programming rather than buildings.

The farm and farmers market

The club lists an organic farm with pick-your-own produce and a farmers market with locally inspired food. Ask how the farm is run and whether its costs sit in club dues or the HOA budget.

Concerts, field days and golf events

Live concerts in the park, field days, campfire gatherings and themed golf events make up the published calendar, along with a kids' club. Ask for last year's event calendar to see how often each runs.

Horseback riding and fishing

Both appear on the club's and Discovery Land's lists. Nothing published says owners can keep their own horses on a homesite, and lots of 0.4 to 1.5 acres are small for it, so check the covenants; the land and acreage guide covers horse property in the county.

HOA fees and the cost of owning at Troubadour

HOA dues

In RealTracs MLS sales data for the 12 months to August 20, 2026, Troubadour's HOA fees ran from $596 to $715 a month, averaging about $639, or about $7,668 a year. Get the current budget, reserve study and board minutes, and ask what the dues cover that club dues do not.

Property tax on a median-priced home

As an unincorporated community, Troubadour pays Williamson County's 2026 rate only: $1.30 per $100 of assessed value, with homes assessed at 25% of appraised value. At the $6,200,000 median, the assessed value is $1,550,000 and the yearly bill about $20,150. The Williamson County property tax guide covers reappraisal and appeals.

Transfer tax at closing

Tennessee charges a realty transfer tax of $0.37 per $100 of price or value, paid by the buyer at recording. On a $6,200,000 purchase that is $22,940, before title, lender and any club or community fee due at closing.

The yearly total before club dues

County tax of about $20,150 plus average HOA fees of about $7,668 comes to roughly $27,818 a year before club dues, insurance, utilities and upkeep. Club costs are unpublished and could exceed both. Financing at this price is a jumbo loan, since Williamson County's 2026 conforming limit is $1,029,250; the jumbo loans guide covers reserves and down payments.

Troubadour and other private clubs near Nashville

No official body ranks clubs by exclusivity, so the useful comparison is on facts you can check: how membership works, whether fees are published, and what the club is built around.

The Grove

College Grove's other private golf community has a Greg Norman course and a much deeper resale market at about half the price per square foot. A side-by-side table of the two, with prices, HOA ranges and course data, is on The Grove page.

The Golf Club of Tennessee

In Kingston Springs, Cheatham County, a private golf-only club on nearly 1,000 acres, according to the club. Its Tom Fazio Lower Course opened in March 1991 and a Gil Hanse Upper Course opened in July 2024. It is a golf club, not a residential community.

Belle Meade Country Club

In Nashville, founded in 1901, with a course designed by Donald Ross in 1921, according to GolfN. It is a private club inside an established city neighborhood rather than a planned community.

The golf course communities guide covers the clubs with homes around Franklin.

Buying or selling a home at Troubadour, step by step

1. Start with the club, not the house

Because membership terms are unpublished, ask the club for its current terms and approval process before you tour seriously. A home you love is no use if the membership route does not suit you, and the answer may change your budget by a large amount.

2. Price the home from Troubadour sales only

With 11 closings a year, comparables are few. Line up the closed sales by area (The Homestead or The Farmstead), size, year built and lot, and adjust using the $898 to $1,325 per-foot range rather than ZIP-level figures.

3. Write the offer around the unknowns

Make the contract contingent on receiving the club's membership terms, the HOA documents and any fee due at closing, with time to review them. On new construction, set out the deposit schedule, completion date, change-order pricing and warranty in the builder contract; the new construction guide walks through each.

4. Inspect, even when the home is new

Order an independent inspection at the framing stage and before closing on a new build, and a full inspection plus any septic and well checks on a resale. Get an insurance quote on the specific address during the inspection period.

5. If you are selling

A thin market rewards preparation. Find out how your membership transfers before you list, since a buyer will ask; price against the last year's closed sales rather than active asking prices; and expect the timeline to run past the 60-day median, as the 77-day average shows.

What to check before you buy at Troubadour

• Club terms in writing. Initiation, dues, approval, any fee at closing and what happens to the membership on resale.
• HOA documents. Covenants, budget, reserves and any special assessment under discussion.
• Area and phase. The Homestead or The Farmstead, and what is planned on the land next door.
• Build terms. For a lot or an unbuilt plan: design guidelines, review timeline, builder contract, deposit schedule and warranty.
• Utilities. Sewer or septic, the water provider and internet service at the address.
• Schools. Never assume an assignment; use the district lookup described in the Franklin schools guide.

Pros and cons of Troubadour

Pros

• A single developer's plan across 860 acres, with 375 homes cited by the club.
• A Tom Fazio course, opened in 2018, plus the club's farm and outdoor program.
• A choice of cabins, cottages, larger homes and estate lots.
• County-only property tax.

Cons

• The highest price per square foot of the area's golf communities in the MLS data, about twice The Grove's.
• Initiation and dues that are not published and must be confirmed.
• A thin resale market: 11 sales in a year against 14 listings.
• Distance: 30 miles from downtown Nashville, by the club's figure.

I can pull Troubadour's latest closed sales and active listings and set them against a specific plan or lot.

Common questions

Sources

• Troubadour Golf and Field Club: About
• Troubadour Golf and Field Club: Residences (floor plans)
• Troubadour Golf and Field Club: Golf
• Discovery Land Company: Troubadour
• PrivateIQ: Troubadour Golf & Field Club (opened 2018, 7,748 yards, slope 146, invite only)
• Nashville Home Guru: The Grove vs. Troubadour Club (RealTracs MLS, rolling 12 months to Aug 20, 2026)
• Nashville's MLS: Troubadour Golf and Field Club (908-acre figure)
• The Golf Club of Tennessee: Club information
• GolfN: Belle Meade Country Club (founded 1901; Donald Ross, 1921)
• Williamson County Trustee: 2026 Property Tax Rates & Calculator
• Tennessee Department of Revenue: Recordation Taxes
• FHFA: Conforming Loan Limit Values for 2026
• Zillow Home Value Index, August 2026 (via tools/data/franklin.json)
• Wikipedia: College Grove, Tennessee