Trying to choose between a historic home near downtown Franklin and a newer home in places like Westhaven, McKay’s Mill, or the Cool Springs area? You are not just picking a house style. You are choosing between two very different day-to-day ownership experiences. This guide will help you compare character, maintenance, rules, amenities, and long-term fit so you can make a smart move in Franklin. Let’s dive in.
Franklin offers two distinct paths
Franklin gives you a rare side-by-side choice. On one hand, you have downtown historic homes in and around local historic districts with deep architectural character and close ties to the city’s older streetscape. On the other, you have newer homes in master-planned and mixed-use areas where fresh construction, modern layouts, and shared amenities shape the experience.
The city describes downtown Franklin as a 15-block historic district with about 200 years of history. At the same time, Franklin’s 2025 Development Report shows active residential approvals in Westhaven, the Cool Springs Galleria area, Ovation, and The Standard at Cool Springs. That tells you new housing is still a major part of the local market.
What counts as historic in Franklin
When buyers say “historic Franklin,” they often mean more than one area. Franklin has seven locally designated historic districts and five National Register districts, and downtown includes the public square and courthouse with many structures built in the 19th and early 20th centuries.
That matters because the biggest difference is not just the age of the home. It is whether the property sits in a local historic district with design-review requirements. In those areas, the Franklin Historic Zoning Commission reviews many exterior changes.
Historic district rules to expect
If you buy in a local historic district, exterior projects may need a Certificate of Appropriateness. That can include:
- Additions
- New construction
- Demolition
- Fences
- Window replacement
- Siding changes
- Roofing work
Routine maintenance and in-kind replacement are treated differently from changes that alter appearance. Still, you should expect more planning and review for exterior work than you would in many newer communities.
National Register vs local district
This is an important distinction for buyers. A National Register listing by itself does not place private-property restrictions on your home.
Local historic district status is different. In Franklin, local historic overlays carry legal design-review requirements for exterior work, which can shape how you maintain or update the property over time.
Historic homes bring character and variation
If you love homes that feel one of a kind, historic Franklin stands out. City historic-district materials reflect a broad mix of architectural styles, including Federal, Greek Revival, Italianate, and Victorian-era homes.
Because these homes were built across different eras and many have changed over time, floor plans often feel less standardized. You may find more architectural detail, more layout variety, and a stronger sense of individuality than in a newer subdivision.
What that means for daily living
Character can be a major draw, especially if you want a home that feels tied to Franklin’s historic identity. Proximity to Main Street and the downtown environment can also be a big part of the appeal.
At the same time, older homes often come with more maintenance questions. Systems, materials, and energy performance can vary from home to home, so due diligence matters.
New construction offers predictability
Newer homes in Franklin often appeal to buyers who want a simpler start. In communities like Westhaven or in newer housing near Cool Springs, you are more likely to find standardized contemporary layouts, newer systems, and fewer immediate repair surprises.
That does not mean every new home is identical. It does mean the ownership experience is often more predictable on day one, which can be a big advantage if you want less uncertainty after move-in.
Energy performance and comfort
Older homes often have less insulation than homes built today. The Department of Energy recommends a home energy assessment for existing homes to identify air leaks, insulation gaps, and other comfort or safety issues, and notes that air sealing and added insulation are common upgrade paths.
By contrast, efficient new homes are designed as integrated systems for performance, comfort, efficiency, and durability. If lower upfront maintenance and a stronger efficiency baseline matter to you, newer construction may feel like the easier fit.
HOA living vs preservation review
One of the clearest differences in Franklin is the kind of oversight you live with. In historic areas, the main friction is often preservation review for exterior changes.
In newer planned communities, the tradeoff is usually HOA structure. You may have more modern systems and shared amenities, but you also agree to community rules that help standardize appearance and maintenance.
Historic ownership tradeoffs
In downtown historic areas, you may have more freedom from a master-planned HOA structure. But you also may need approvals for projects that seem simple at first glance, such as a fence, roof update, or window replacement.
If you like managing your home independently and appreciate preservation standards, this may feel worthwhile. If you want quicker flexibility for exterior changes, it may feel like extra friction.
Newer community tradeoffs
In Westhaven and McKay’s Mill, buyers typically trade some flexibility for shared amenities and community standards. Westhaven offers a resident club, pools, trails, a golf course, a town center, and other neighborhood-scale services.
McKay’s Mill includes more than 1,300 homes across single-family, townhouse, and condo formats. Its HOA maintains common areas and has design-review, landscaping, pool, and social committees, along with amenities such as an Olympic-size pool, clubhouse, fitness center, trails, playgrounds, and a towne centre with everyday services.
How Westhaven and McKay’s Mill compare
If you are leaning toward newer housing, these two areas are useful reference points. Both represent established examples of newer Franklin living, but they can appeal to different priorities.
| Community | Best known for | Ownership feel |
|---|---|---|
| Westhaven | Master-planned design, front-porch streetscapes, resident amenities, town-center setting | Amenity-rich and highly planned |
| McKay’s Mill | Larger housing mix near Cool Springs, HOA-managed shared spaces, everyday convenience | Established and practical with broad housing options |
Cool Springs is best understood as a broader business, dining, and shopping corridor rather than one single residential neighborhood. If you want newer housing nearby, it can be a strong location reference for convenience and access.
Location priorities matter most
Your best choice often comes down to what you want your day-to-day life to feel like. If you picture walkable historic surroundings, older architecture, and a home with a strong sense of place, historic Franklin may check those boxes.
If you picture a more streamlined ownership experience with newer systems, HOA-supported amenities, and access to the Cool Springs corridor, newer construction may fit better. Neither path is universally better. The right answer depends on what you value most.
A simple framework for choosing
If you are torn, this quick breakdown can help:
Choose a historic home if you want
- Architectural character
- A downtown Franklin setting or historic identity
- More individualized layouts
- Comfort with preservation review for exterior work
- Willingness to take on potentially higher maintenance
Choose new construction if you want
- More predictable upkeep
- Newer systems and a stronger efficiency baseline
- Community amenities and shared spaces
- More standardized modern layouts
- Convenience near areas like Westhaven or Cool Springs
Think beyond the house itself
The smartest Franklin buyers do not stop at finishes and square footage. They also think about how easy it will be to maintain the property, what approvals may be needed for future projects, and whether the neighborhood structure matches their lifestyle.
That is especially true when comparing a historic home with a new one. The decision shapes not just how your home looks, but how you live in it, care for it, and plan for future updates.
If you want help narrowing the right fit in Franklin, The Phillips Group can help you compare neighborhoods, ownership tradeoffs, and available homes with a clear local strategy.
FAQs
What is the main difference between a historic home and a new construction home in Franklin?
- In Franklin, the biggest difference is often the ownership experience. Historic homes may come with local design-review requirements for exterior work, while newer homes often come with HOA rules, newer systems, and shared amenities.
What historic districts should buyers know about in Franklin?
- Franklin has seven locally designated historic districts and five National Register districts. Downtown Franklin includes the public square and courthouse, with many homes and structures dating to the 19th and early 20th centuries.
What exterior changes need review for historic homes in Franklin?
- In local historic districts, projects such as additions, demolition, fences, window replacement, siding changes, roofing work, and some new construction may require review through the Franklin Historic Zoning Commission.
What are the benefits of new construction homes in Franklin?
- Newer homes often offer more predictable maintenance, newer systems, contemporary layouts, and a stronger efficiency baseline. In planned communities, they may also include amenities such as pools, trails, clubs, and maintained common areas.
What makes Westhaven and McKay’s Mill popular for newer homes in Franklin?
- Westhaven is known for its master-planned layout, resident amenities, and town-center setting. McKay’s Mill is known for its broad housing mix, HOA-managed amenities, and location near the Cool Springs corridor.
Is Cool Springs considered a Franklin neighborhood for homebuyers?
- Cool Springs is better understood as a business, shopping, and dining corridor rather than a single residential neighborhood. For buyers, it is most useful as a location reference for newer nearby housing and convenience.
