Neighborhood

West Meade =

Franklin, Tennessee US

AI Summary•Updated May 2026

Area

1.13 mi²

ZIP Code

37064

County

Williamson County

State

Tennessee

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$954,717

YoY+5.8%

Gross Rental Yield

3.0%

Listed rent · ZORI annualized

Red Flag Index

High

70 / 100

Walkability Score

Car-Dependent

OpenStreetMap POI density · national percentile

Education Score

90 / 100

Excellent · better than 90% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

West Meade = Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for West Meade =, Franklin.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$954,717	+5.8%
Price / Sq Ft (Verified)	$362/sqft	+4.1%
Asking Rent (Median)	$2,345/mo	+8.5%
Gross Rental Yield	3.0%	—
Liquidity Score	62 / 100	Moderate
Homes Sold (Period)	374	-7.7%

Is West Meade = Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Tennessee crime context.

Red Flag Breakdown

70 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake100Very High

Tornado100Very High

Strong Wind100Very High

Flood60High

Wildfire60High

Heat60High

Hail60High

Hurricane40Moderate

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Tennessee averaged 26.2 crimes and 5.9 violent per 1,000 residents (-11.8% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Appreciating market — +5.8% sale-price YoY

Liquid resale market — liquidity 62/100

Active transaction volume — 374 homes sold last period

Earthquake risk is Very High (100/100)

Tornado risk is Very High (100/100)

Insights are generated from West Meade ='s live DistrictScore metrics.

West Meade = Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Tennessee-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.2 µg/m³ Meets EPA, above WHO guideline-14.2% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the West Meade = centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 23% of U.S. neighborhoods.

Tennessee Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	26.2	5.9	-11.8%
2023	30.1	6.4	+2.8%
2022	29.7	6.4	+2.6%
2021	29.3	6.7	-6.4%
2020	31.7	6.7	-2.1%
2019	32.6	6.0	—

Reported at the state level — the finest official US crime aggregation; West Meade = inherits the Tennessee figures.

Radon Potential

EPA

Zone 1

Zone 1 — Highest potential · West Meade =

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor3 nearbyHigh

Point-source screening near West Meade =: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in West Meade =

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

46

Car-Dependent

Walkability Score

1

Grocery

20

Dining

5

Schools

0

Universities

0

Hospitals

0

Pharmacies

4

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within West Meade ='s boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

West Meade = vs Franklin vs Tennessee

How West Meade = benchmarks against its city and state medians.

Benchmark vs City & State

Across West Meade =, the median sale price sits in line with the median for Franklin neighborhoods and about 70% above the statewide median. Gross rental yield is 3.0%, against 3.0% for Franklin neighborhoods and 4.8% statewide. Over the past 12 months, prices rose 5.8%. Transaction liquidity sits in line with the median for Franklin neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
West Meade =	$362/sqft	3.0%	62
Franklin	$362/sqft	3.0%	62
Tennessee	$213/sqft	4.8%	40

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Buying Property in the US as a Foreigner

Federal & Tennessee tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.46% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: 0.37%.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Tennessee property-tax guidance for foreign buyers

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