Leiper's Fork homes for sale: prices, land and farms

At a glance

Where is Leiper's Fork, and is it part of Franklin?

Leiper's Fork (also spelled Leipers Fork) is an unincorporated rural village in Williamson County, Tennessee. Wikipedia puts its population at about 650 on roughly 1,100 acres, and National Geographic places it nine miles west of Franklin. The Natchez Trace Parkway passes the village.

There is no town government. Williamson County sets the zoning, issues the permits and levies the only property tax, so the county is the office you deal with for almost everything a land buyer needs.

Is Leiper's Fork part of Franklin?

Not legally. It shares Franklin's ZIP and mailing name but sits outside the City of Franklin, so city zoning, city services and the city property tax do not apply. You feel that difference in three places when you buy: the tax bill, the zoning that governs the land, and who supplies water and handles wastewater, which you confirm parcel by parcel.

Leiper's Fork ZIP code and addresses

The U.S. Census Bureau's geocoder places the village center in ZIP Code Tabulation Area 37064, which is why listings read Franklin, TN 37064. That ZIP is large: the Census relationship file counts about 184 square miles of land in it, roughly 153 of them outside any city. A farm several miles out can carry a different ZIP, so read the exact address and the county parcel record rather than the listing headline.

How far Leiper's Fork is from Franklin and Nashville

The only published distance used here is National Geographic's nine miles west of Franklin. The Natchez Trace Parkway, which the National Park Service describes as a 444-mile route between Nashville and Natchez, Mississippi, runs past the village, and Williamson County's Timberland Park sits at milepost 437.2, south of the State Highway 96 entrance. No source used here gives a drive time to Nashville, so drive it yourself at the hours you would actually travel.

Leiper's Fork homes for sale: what recent sales show

Zillow publishes no Leiper's Fork series, so the clearest picture comes from closed sales. In RealTracs MLS sales data for a rolling 12-month period, published in October 2026, 25 sales closed in the Leiper's Fork area. The spread is wide because the product is: a cottage near the village and an 80-acre farm both count.

Source: RealTracs MLS sales data, as published in October 2026. The median sale sits more than twice Zillow's $911,270 typical value for ZIP 37064, which tells you how far acreage near the village is from the average Franklin house.

Leiper's Fork home prices by price band

About half the sales fell between $1M and $3M, and nearly a third went above $3M. Only four of the 25 sold under $1M.

Do Leiper's Fork homes sell at asking price?

Rarely, in this data. Twenty-four of the 25 closed below their asking price, and the median sale came in at 92.6% of the original ask. On a $2M listing, that gap is about $148,000. For a seller, pricing from closed sales with similar acreage matters more than the list prices around you. For a buyer, the number gives you room to negotiate, though each property's history and days on market tell you more than an area median.

Why Leiper's Fork listings are hard to find online

Listings in the countryside are entered inconsistently. In the same RealTracs data, eight of the 25 sales had no subdivision entry at all and only seven were labeled Leipers Fork. A search by name on a portal misses many of them, so search by map around the village and by acreage instead.

Leiper's Fork home values over ten years (ZIP 37064)

For a long-run trend, Zillow's typical home value for ZIP 37064 is the nearest measure. It covers the village center and a large part of Franklin, so read it as the direction of the wider market, not as a price for a farm.

Source: Zillow Home Value Index, August values, ZIP 37064 and Williamson County.

One-, five- and ten-year change

Zillow's typical value for 37064 rose 2.27% in the year to August 2026, 31.77% over five years and 110.46% over ten. Williamson County moved almost in step: 2.44%, 31.70% and 110.16%. The ZIP tracks the county closely, which is another reason not to treat it as a countryside price.

The 2022 peak and the recovery

The steepest single year was August 2021 to August 2022, up 28.57%. Values then fell 3.24% to August 2023 before climbing again. At $911,270, August 2026 is the highest month in the 37064 series, so the ZIP has fully recovered its 2022 level.

Why the ZIP figure understates acreage prices

A typical-value index is built from all homes, most of them on suburban lots. Near the village, land is the main thing you pay for: the median sale above sat on 6.02 acres. That is why the RealTracs median, $1,980,000, is so far above Zillow's figure, and why recent sales with similar acreage and zoning are the right comparison for any one property.

Lot sizes and zoning in Leiper's Fork

Zoning, more than square footage, defines what a property here is. Williamson County's zoning translation table gives the village core its own district, LFV (Leiper's Fork Village), with a 15,000-square-foot minimum residential lot. Land outside it falls under rural districts with 5-acre (RD-5 and RP-5) or 15-acre (A, Agricultural) minimums. The table comes from the county's ordinance update, so confirm a parcel's current district with Williamson County Planning before you rely on it. The land and acreage guide covers each rule across the county.

Village lots

Inside LFV, a lot can be as small as 15,000 square feet, about a third of an acre. You are buying proximity: the galleries, the music venue and the 18-acre historic district are a short walk. The downside is less privacy and a busy road on event days. Ask whether any recorded restrictions apply before you plan changes to an older building.

Five-acre countryside tracts

Much of the countryside around the village is zoned RD-5 or RP-5. A traditional subdivision there needs at least 5 acres per lot; inside a conservation subdivision the minimum residential lot is one acre. The sales data bears this out: the median Leiper's Fork sale sat on 6.02 acres.

Farms of 15 acres or more

The A (Agricultural) district requires 15 acres per lot for residential and nonresidential structures. Fifteen acres is also the floor for Tennessee's greenbelt program on farm and forest land, which taxes qualifying land at its use value rather than its market value. If a farm is already in greenbelt, ask how the current owner qualifies and what would trigger rollback taxes once you own it.

Land under conservation easement

The Land Trust for Tennessee has reported conservation easements on several farms around Leiper's Fork, including pastureland along the Natchez Trace Parkway, according to Nashville Post coverage. If a tract you like carries one, read the recorded easement before you make an offer. It restricts future development, which can rule out splitting the land or adding another home later.

Buying land and building in Leiper's Fork

Yes, you can buy land and build here, but the order of work matters. Most of the cost of a mistake comes from buying a tract before you know where the septic field and the house can go.

Confirm the zoning and whether the tract can be split

Start with the parcel's zoning district. A tract under 10 acres in RD-5 cannot hold two traditional 5-acre lots, and a farm in the A district needs 15 acres per lot. Ask Williamson County Planning what a division would require before you count on selling off a piece later.

Septic: soil map, primary area and backup area

New lots that rely on septic are approved by the Williamson County Department of Sewage Disposal Management, using soil mapping or, where it allows, percolation tests. Every system needs an initial disposal area and a protected duplicate area held in reserve for repair. Slopes over 30 percent rule out conventional and low-pressure-pipe systems, and slopes over 35 percent rule out drip systems. On hilly tracts, that can leave less buildable land than the acreage suggests.

Wells and water taps

Rural Williamson County gets public water from utility districts or cities; the county's list includes Milcrofton, HB&TS, Mallory Valley and Nolensville College Grove utility districts. Whether a tract has a tap available or needs a well is a per-parcel question. Water lines may not come within 10 feet of a platted septic area, so plan the line with the soil map in hand.

Permits and fees for a new home

Ask Williamson County's building office for the full list of permit fees and any per-square-foot facilities taxes due on new living space before you set a budget. Get the septic permit settled first, because the platted septic area must stay undisturbed during construction.

Financing land and a build

Lenders treat raw land and construction differently from a finished home. A $1M+ build on acreage can mean a jumbo construction loan; requirements and the 2026 limit for Williamson County are in the jumbo loans guide. Tell any lender early about barns, acreage and farm use.

Can you keep horses in Leiper's Fork?

Most tracts near the village are large enough, and most carry no HOA that could restrict livestock. Zoning and the land itself are what you check.

How many acres per horse

UT Extension's guidance is roughly two to three acres per mature horse for pasture to supply most of its diet. With less land, the pasture becomes mainly an exercise area that needs active management of weeds, manure and mud. On a five-acre tract with a house, barn and septic field, that usually means one or two horses on pasture, plus hay.

Rules to check before you buy

Under the county's older zoning, an equestrian use in the Rural and Estate districts needed 200,000 square feet (about 4.6 acres); those districts now map to RD-5. Ask Williamson County Planning about barn setbacks and any livestock limits for the specific parcel, and read every recorded restriction.

Riding from Garrison Creek

The National Park Service's Garrison Creek trailhead, at milepost 427.6 on the Natchez Trace Parkway near Leiper's Fork, has horse trailer parking, picnic shelters, restrooms and drinking water. From there, the 20-mile Highland Rim section of the Natchez Trace National Scenic Trail runs south to Tennessee Highway 50 at milepost 408, open to hikers and riders.

History of Leiper's Fork

Bentontown, Hillsboro, then Leiper's Fork

Settlers from North Carolina and Virginia arrived in the late 1700s on land grants for Revolutionary War service. The settlement was first called Bentontown, after Jesse Benton's 1789 homestead, then Hillsboro. Its post office opened in 1818 and was renamed Leiper's Fork to avoid confusion with Hillsboro in Coffee County. The post office ran until 1918.

Who the creek is named for

Wikipedia gives two candidates for the creek's namesake: Hugh Leiper, who made an early land survey of the area, or his brother, Captain James Leiper, who died in the Battle of the Bluffs at Fort Nashborough in 1781.

Garrison Creek and the Natchez Trace

The Garrison Creek stop on the parkway is named for a U.S. Army post of 1801-02, according to the National Park Service. The parkway itself commemorates the old travel route between Nashville and Natchez.

The historic district

The Leipers Fork Historic District was added to the National Register of Historic Places on July 1, 1998 (reference 98000818). It covers 18 acres of Queen Anne and Bungalow/Craftsman buildings, and National Geographic credits the listing to the village's folk vernacular architecture. If you buy an older building inside it, ask what the listing and any recorded terms mean for changes you plan.

What Leiper's Fork is known for, and things to do

A small historic village, its galleries and its live music. These are the places buyers usually ask about, so you can see what sits near a property.

Galleries and shops in the village

Wikipedia lists inns and restaurants, antique stores, a woodworking shop, private art galleries and real estate offices. National Geographic's November 2025 feature names Fox & Locke, Leiper's Creek Gallery, David Arms Gallery, Patina Home & Garden, Crown Winery Leiper's Fork, The Tornado Room and Tennessee Turquoise Company. It is a short run of businesses, not a commercial district, so map how far your regular errands are from any tract.

Live music and the Thursday open mic

The village is known for front-porch guitar picking and live music. Fox & Locke, a grocery and music venue, runs a Thursday open mic that, in National Geographic's words, draws everyone from newcomers to the occasional Grammy-winning artist. That is the honest answer to who lives here: the area has drawn musicians and public figures, according to published travel coverage. This page does not name anyone or point to any home, road or gate.

Leiper's Fork Distillery

The distillery, on Southall Road, filled its first barrel in spring 2016 and makes small-batch whiskey in a pre-Prohibition style from locally sourced grain, according to its website. It offers tours by booking.

Timberland Park and the parkway

Timberland Park, run by Williamson County Parks and Recreation at milepost 437.2 of the parkway, has an interpretive center, a butterfly garden, hiking trails including an ADA-accessible trail, picnic tables and an overlook. It is open 8 a.m. to 6 p.m. daily, per the county.

Events through the year

Wikipedia lists the Hillbilly Half Marathon and Little Billy 5K on the first weekend of June (about 1,000 runners), the Heroes in Recovery 6K in mid-September, model airplane competitions in September, turkey shoots in November and the Christmas parade on the second Saturday in December. National Geographic reports the parade draws up to 12,000 spectators. If a property fronts the village road, picture that Saturday before you decide.

Living in Leiper's Fork: utilities, septic and schools

Rural ownership raises questions a city buyer never asks. Ask the seller early for the recorded plat with its septic bedroom count, any soil map, a survey, a recent well test, every recorded easement and the greenbelt status of the land.

Water and wells

Which utility district, if any, serves a Leiper's Fork address is a per-parcel check. If the home runs on a well, ask for its depth, its age and a recent water test, and have your inspector look at the pump and pressure tank.

Septic records for an existing home

The recorded plat states how many bedrooms the lot's system can support. Adding bedrooms, or growing the house by more than 50 percent or 2,000 square feet (whichever is greater), counts as a substantial increase in loading under county rules. If the existing system cannot be documented in public records, the county will not issue a permit for a remodel or addition until a repair area is identified on a plat or soil map.

Electric and broadband

Middle Tennessee Electric, a member-owned cooperative founded in 1936, supplies electricity across Williamson County. Internet service on rural land can change from one road to the next, so check providers for the exact address before you commit.

Schools: more than one high school zone

Every public school address here is in Williamson County Schools, which runs 11 high schools. In the RealTracs data above, the 25 sales listed three different WCS high schools: Independence, Fairview and Franklin. That shows how zone lines cross the countryside; it says nothing about any particular home. Use the district's zoned-school lookup for each address, and see the Franklin schools guide for how the districts divide the area.

Property tax, HOA and other costs of owning

Property tax on a $2M Leiper's Fork home

Leiper's Fork is unincorporated, so most parcels pay Williamson County's 2026 County Only rate of $1.30 per $100 of assessed value, with homes assessed at 25% of appraised value. At the area's $1,980,000 median sale, that is $495,000 assessed and a bill of $6,435 a year. A $1M home pays $3,250, and a $3M home $9,750. Confirm the district on the parcel record; more worked bills are in the Williamson County property tax guide.

Greenbelt on farmland

Farm or forest tracts of 15 acres or more (3 acres for open space) can be assessed at use value under greenbelt. First-time applications go to the county assessor by March 15. If the land is later converted or disqualified, rollback taxes recover the difference for the previous three years (farm and forest) or five years (open space), and the owner at that moment is liable.

HOA fees in Leiper's Fork

Most parcels carry no HOA. Blackberry Ridge, with $215 a year in dues, is an exception in the sales data. With no HOA, there are no shared road, fence or common-area budgets, so the upkeep of a long private drive, gates and fencing falls to you. Price those into ownership.

Are there off-market homes in Leiper's Fork?

Some homes change hands without a public listing, and the MLS figures on this page count only MLS sales. Since 2025, NAR's Multiple Listing Options for Sellers policy lets a seller choose a full MLS listing, delayed marketing for the period the MLS allows, or an office exclusive that is not publicly marketed, with a signed seller waiver for either of the last two. The guide to selling a $1M+ home explains each option.

For a buyer, that means a portal search is not the whole market in a place this small. I can watch for new Leiper's Fork listings and private sales by acreage and price for you.

Areas near Leiper's Fork to compare

College Grove

The other countryside market this site covers is College Grove, where Zillow's typical home value was $1,288,183 in August 2026 and two private golf communities lead the top of the market. Leiper's Fork's draw is the village and open land rather than club amenities.

Fairview and Thompson's Station

Fairview, whose school cluster appears in some of the area's sales, had a Zillow typical home value of $545,321 in August 2026, and Thompson's Station $740,365. Both are incorporated, with city taxes and services; neither offers the village's rural zoning.

Franklin neighborhoods and golf communities

Inside the City of Franklin you trade acreage for city services and a shorter drive to town, and you add the city's property tax. Start with Franklin's $1M+ neighborhoods, Westhaven or homes in historic downtown Franklin. For club living, compare golf course communities and gated communities, and the ZIP values on the Franklin ZIP code guide.

What a Leiper's Fork budget buys at $1M, $2M and $3M+

The same RealTracs data gives a rough map of what each budget has bought recently. Treat it as a starting point; with 25 sales, one unusual property shifts any band.

Around $1M to $2M

Nine of the 25 sales fell here, the largest single band. The lower-priced roads in the data, such as Bending Chestnut and Garrison, had sales near $1M on five to ten acres, and Old Hillsboro Road's median was $1,762,500 on about five. Expect to weigh house age and condition against land, since the year-built range runs from 1806 to 2026.

Around $2M to $3M

Four sales. Most of Blackberry Ridge's newer homes on 2- to 5-acre lots sold in this range, and where the Sweeney Hollow and Cobbler Ridge medians sit. You are usually choosing between newer construction on less land and an older house on more.

$3M and up

Eight sales, or nearly a third. The Southall Road median was $3.75M on 7.55 acres, and the single Leipers Creek Road sale was $6.925M on 25.63 acres. At this level, acreage, outbuildings and frontage on the creek or the parkway separate one estate from another.

What to check before you make an offer

• Zoning district. LFV, RD-5, RP-5 or A, confirmed with Williamson County Planning, and whether your plans for the land fit it.
• Septic permit and plat. The bedroom count on the recorded plat, the location of the primary and backup areas, and any repair history.
• Water. A utility district bill or the well's depth, age and a recent water test.
• Survey and access. Boundaries, road frontage, any shared or private drive and who maintains it.
• Easements and restrictions. Conservation easements, utility easements and deed restrictions, all read in full.
• Greenbelt status. Whether the land is enrolled, and who pays rollback taxes if your use disqualifies it.
• Flood map. Look the address up on FEMA's Flood Map Service Center, especially near the creek.
• Internet. Providers and speeds at the exact address.

I can pull the recent sales with similar acreage and zoning for any property you are weighing.

Pros and cons of buying in Leiper's Fork

What you gain

• Space: 5- and 15-acre minimums outside the village keep homes apart; the median sale sat on about six acres.
• A small historic village with galleries, a distillery and live music.
• County-only property tax, with greenbelt possible on qualifying farms.
• The Natchez Trace Parkway and the Garrison Creek riding trail close by.

What you give up

• Services: the village business strip is short.
• Well, septic and broadband questions on every parcel.
• Limits on splitting land: zoning minimums, greenbelt rollback and, on some farms, easements.
• Thin sales data: 25 sales a year makes any single property hard to price.
• Crowds on event days, notably the December parade.

Common questions

Sources

• Wikipedia: Leiper's Fork, Tennessee
• National Geographic: In Nashville's backyard, these towns are luring travelers with their quiet charm (Cortney Fries, Nov 7, 2025)
• U.S. Census Bureau Geocoder: ZIP Code Tabulation Area for Leiper's Fork village coordinates (35.9175, -86.97528), ZCTA5 37064
• Williamson County: Zoning District Translation Table, Update to the Williamson County Zoning Ordinance
• Williamson County Department of Sewage Disposal Management: Regulations Governing On-Site Sewage Disposal Systems (revisions through June 16, 2026)
• Tennessee Comptroller of the Treasury, State Board of Equalization: Greenbelt
• Nashville Post: Land Trust scores fourth Leiper's Fork-area easement with 214-acre farm
• Milcrofton Utility District: About
• Middle Tennessee Electric: Your Cooperative
• Williamson County Schools: Determine my zoned school
• Nashville Home Guru: Leipers Fork homes (RealTracs MLS sales data, rolling 12 months, as published October 2026)
• Zillow Research: ZHVI by ZIP code and county (August 2016 to August 2026 values for 37064 and Williamson County)
• U.S. Census Bureau: 2020 ZCTA to Place Relationship File
• National Park Service: Garrison Creek and Highland Rim Section
• National Park Service: Natchez Trace Parkway
• Williamson County Parks and Recreation: Timberland Park
• Leiper's Fork Distillery: Home
• UT Extension PB1651: Pastures for Horses
• Williamson County Schools: Schools
• Williamson County Trustee: 2026 Property Tax Rates & Calculator
• NAR: Multiple Listing Options for Sellers
• Nashville Home Guru: Leipers Fork homes (RealTracs MLS sales data, rolling 12 months, as published October 2026)
• Zillow Research: ZHVI by ZIP code and county (August 2016 to August 2026 values for 37064 and Williamson County)
• U.S. Census Bureau: 2020 ZCTA to Place Relationship File
• National Park Service: Garrison Creek and Highland Rim Section
• National Park Service: Natchez Trace Parkway
• Williamson County Parks and Recreation: Timberland Park
• Leiper's Fork Distillery: Home
• UT Extension PB1651: Pastures for Horses
• Williamson County Schools: Schools
• Williamson County Trustee: 2026 Property Tax Rates & Calculator
• NAR: Multiple Listing Options for Sellers
• Nashville Home Guru: Leipers Fork homes (RealTracs MLS sales data, rolling 12 months, as published October 2026)
• Zillow Research: ZHVI by ZIP code and county (August 2016 to August 2026 values for 37064 and Williamson County)
• U.S. Census Bureau: 2020 ZCTA to Place Relationship File
• National Park Service: Garrison Creek and Highland Rim Section
• National Park Service: Natchez Trace Parkway
• Williamson County Parks and Recreation: Timberland Park
• Leiper's Fork Distillery: Home
• UT Extension PB1651: Pastures for Horses
• Williamson County Schools: Schools
• Williamson County Trustee: 2026 Property Tax Rates & Calculator
• NAR: Multiple Listing Options for Sellers