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Real Estate

A Complete Relocation Guide ◆ Arrington, Tennessee

Where Roots
Run Deep

Twenty acres of rolling Tennessee hillside. A winery that became a gathering place. A community where privacy and Southern warmth are not in conflict.

🍇 Home of Arrington Vineyards ◆ Founded by Kix Brooks

0%State Income Tax

$1.4M+Luxury Entry Point

30 miTo Nashville

No.1TN School District

Locally Known ◆ Internationally Connected ◆ Impeccable Grace Centered

Your Guide Has Lived This

Twenty Years of
Daily Life Here

I moved to the Greater Franklin area as a corporate relocation client — three separate times, with no nearby family, two young children, and a husband who traveled four days a week. I know precisely what breaks down in this process because I lived every version of it. That experience does not live in a brochure. It lives in how I show up for you.

Before real estate, I was the Administrator of the Division of Cardiology at Beth Israel Medical Center in Manhattan. That world trained me to treat every detail as if something critical depended on it. I brought that same standard back to real estate when I returned full time in 2021.

I am a solo practitioner by deliberate choice. One expert. One relationship. One phone number from first conversation to closing table. No handoffs. No assistants who do not know your file. Arrington is a place I know personally — and if it is where you are considering planting roots, I would genuinely be honored to walk that road with you.

ABRCertified

LRSCertified

3×Relocated

20+Yrs in Market

"Educate. Advocate. Navigate. ◆ Cream always rises. It always does."

$Manjiri Rao-Kostas, Affiliate Broker, Onward Real Estate$

Manjiri Rao-Kostas

ABR, LRS ◆ Affiliate Broker ◆ Onward Real Estate

Why Arrington

The Tennessee You
Actually Came For

Arrington sits quietly in the southeastern corner of Williamson County — about 30 miles from Nashville, well removed from the traffic and density that has transformed parts of Franklin and Brentwood into something unrecognizable. Here, five-acre lots are standard. The roads have names instead of exit numbers. And the neighbors are the kind of people who still wave when you pass.

~2,500 Population

Small, tight-knit, and intentionally quiet. Arrington's population has grown modestly — residents come here to stay, not to stage a flip.

30 mi To Nashville

A 30–40 minute drive under normal conditions. Far enough to feel genuinely rural. Close enough to keep every option available.

0% State Income Tax

Tennessee levies no income tax on wages. One of the most compelling financial draws for families relocating from New York or California.

5–20 Acre Lots, Typical

Arrington properties tend toward the generous side of Middle Tennessee land. Privacy without isolation. Space without a maintenance burden.

No.1 TN School District

All Arrington students feed into Williamson County Schools — Tennessee's consistently top-ranked public district.

.4M+ Luxury Entry Point

Estate homes from .4M into the M+ range. Custom builds on private land with the kind of square footage and craftmanship that simply does not exist at this price point in comparable markets.

Arrington's Crown Jewel

Arrington
Vineyards

There are landmarks, and then there are places that actually define a community's character. Arrington Vineyards is the latter. Co-founded by country music legend Kix Brooks of Brooks & Dunn, this 75-acre working vineyard has become one of Tennessee's most beloved destinations — and one of the first things a new neighbor discovers about where they have chosen to live.

75 acres of working vineyard land on rolling Tennessee hillside, first planted in 2007

Co-founded by Kix Brooks of Brooks & Dunn — a genuine community anchor, not a tourist overlay

Multiple award-winning wines including Stag's White, Bluebell, and the Reserve series — produced from estate-grown and Tennessee-sourced grapes

Live music every weekend — a rotating lineup of local and regional artists on the hillside stage. Bring a blanket. Bring the family.

On-site restaurant and tasting room — seasonal menus, private event space, and corporate bookings for teams relocating to the Nashville corridor

Named one of Tennessee's top wineries — and one of the most visited agritourism destinations in the state

Open year-round. Sundays on the Hill picnic series runs spring through fall — a rite of passage for every Arrington resident

Arrington Vineyards

Williamson County's Finest ◆ Est. 2007 ◆ 75 Acres

On The Hill

Live music every weekend, spring through fall. Blankets on the hillside. The best Sunday afternoon in Williamson County.

Estate Wines

Award-winning reds, whites, and blends. The Reserve series consistently earns recognition at regional competitions.

Where You Will Live

Arrington's Most Sought-After
Communities

This is not a list I pulled from a data sheet. These are the communities I know from personal time on the ground — where my clients find their place, where the land has character, and where the investment holds.

Flagship Development

Arrington Retreat

One of Arrington's most established luxury communities. Custom estate homes on generous acreage, mature tree lines, and a neighborhood pace that genuinely reflects the area's character. Buyers here are not looking for a starter home — they have arrived.

Homes typically range $1.4M–$4M+. Mix of new construction and resale. Very low inventory, which protects values consistently.

Equestrian Community

Vineyard Ridge

Adjacent to the vineyard corridor, Vineyard Ridge sits at the intersection of wine country aesthetics and Tennessee privacy. Properties here carry exceptional land — five to twenty acres, with custom builds designed to integrate into the landscape rather than dominate it.

Equestrian-friendly zoning. The kind of morning view that ends the conversation about why you moved here.

Custom Estate Land

Arrington Proper

For buyers who want to build from the ground up, raw land parcels in Arrington proper represent one of the last genuine opportunities in Williamson County to design a legacy property. Land with this acreage, this school district, and this proximity to Nashville does not remain available for long.

I work with land buyers at every stage, from site selection through builder coordination. The complexity is real — the outcome is worth it.

Daily Life in Arrington

A Life That Does Not
Apologize for Itself

When I moved to the greater Franklin area, I was looking for the same thing most of my clients are looking for today — a place where the pace of life actually matches what you said you wanted when you left wherever you came from. Arrington delivers that more consistently than almost anywhere else in Williamson County.

🍷

Arrington Vineyards

Sundays on the Hill. Live music. Estate wines and a tasting room that turns into a genuine community gathering. Co-founded by Kix Brooks — this is not a tourist trap. It is where your neighbors go on a Sunday afternoon, and where you will go too.

🐴

Equestrian Life

Arrington has some of the most horse-friendly land in all of Williamson County. Boarding facilities, riding trails, and equestrian-zoned properties are part of the fabric here. If horses are part of your life, this is one of the few places in the Nashville corridor where that life is genuinely accessible.

🌿

Natchez Trace Parkway

The Natchez Trace runs through and near Arrington — a 444-mile National Scenic Byway and cycling corridor that attracts riders from across the country. Running, cycling, hiking, and seasonal foliage that genuinely competes with New England in October.

🏘️

Community Character

Arrington is not a suburb. It is a community that chose to stay small. Local farm stands, seasonal events, and a genuine sense of knowing your neighbors — the kind of social fabric that urbanization tends to dissolve elsewhere. People here chose deliberately, and that shows in how they show up for one another.

🛒

Brentwood & Franklin, 20 Min Away

You give up nothing by living in Arrington. Cool Springs Galleria, Whole Foods, top-tier dining, and the full Franklin Main Street experience are 20–25 minutes away. The access is there. The noise is not. That is the trade, and for most of my clients, it is the right one.

✈️

Nashville International Airport

BNA is approximately 35–45 minutes under normal conditions. For my clients who travel frequently for work — or who came from a world where international flights were routine — this is a non-negotiable that Arrington delivers cleanly.

Education

The School District That
Closes the Conversation

For relocating families, schools are often the deciding factor. I walk every family through zoning before we ever pull a listing. Arrington feeds into Williamson County Schools — and that matters more than almost any other single data point in this guide.

No. 1

Williamson County Schools

Public District

Tennessee's consistently top-ranked public district. High graduation rates, extensive AP offerings, and strong college placement. All Arrington students are zoned here.

K–8

Arrington Elementary & College Grove Middle

Zoned Public Schools

Arrington students feed into strong elementary and middle options within the WCS system. Zoning is neighborhood-specific — a conversation I have with every family early.

9–12

Nolensville High School

Public High School

Newer, growing, and building a strong academic and athletic reputation within the WCS system. College placement and AP course offerings continue to expand.

K–12

Battle Ground Academy

Independent Private — Franklin

Franklin's most established independent school. College prep curriculum, strong alumni network. 20 minutes from Arrington and accessible for families who prefer private education.

K–12

Christ Presbyterian Academy

Private — Nashville

One of the Nashville area's most respected faith-based independent schools. Strong academics, active community, and a student body that reflects the broader Middle Tennessee professional landscape.

Note

My First Conversation With Every Relocating Family

From Your Advisor

Choose your neighborhood after you understand the school zoning map, not before. I walk every family through this before we look at a single listing. It changes which properties matter.

Rates Change. Markets Move. Be Informed.

The Arrington
Market, Honestly

I do not give aspirational numbers. I give you the truth, grounded in data — because the decision you are making is too large for anything less. These figures reflect the Arrington and greater southeastern Williamson County market as of mid-2025 and should be confirmed with current MLS data before any transaction decision.

$1.6M Median Sale Price

Arrington estate market, 2024–2025 trend. Entry points begin near $1.4M for existing homes.

~60 Days on Market

Well-priced Arrington properties — particularly on acreage — move meaningfully faster than broader Williamson County averages.

5–7% Annual Appreciation

Southeastern Williamson County has outperformed broader Metro Nashville appreciation in recent years. Land scarcity drives the floor.

Low Inventory

Arrington listings are consistently under-supplied relative to demand. When the right property appears, the window is short.

All market data should be independently verified through current MLS sources before any transaction decision. Statistics reflect available market information and are subject to change. Confirm with your advisor.

Rates Change. Markets Move. Be Informed.

New York & California
vs. Arrington

The families I work with most often are making exactly this move. I have made versions of it myself — three times, with two young children and a husband who traveled constantly. The numbers are compelling. But numbers are not the whole story, and I will tell you both.

New York Metro

State Income TaxUp to 10.9%

Median Home Price$750K–$2M+

What $2M Buys~1,500 sq. ft.

Private Acreage?Rarely

Arrington, Tennessee

State Income TaxNone

Entry Price Point$1.4M+

What $2M Buys4,500+ sq. ft. + acres

Private Acreage?Standard

California (Bay Area / LA)

State Income TaxUp to 13.3%

Median Home Price$1.2M–$2.5M+

What $2M Buys~1,200 sq. ft.

Private Acreage?Almost never

Your Goals. Our Guidance.

The Relocation
Process

One agent. One relationship. One phone number from first conversation to closing table. No junior associates. No assistants who do not know your file. No handoffs at any point in the process. This is what I offer, and it is not standard.

Educate First

Before we look at a single listing, I want to understand what you are actually trying to solve — not just the square footage and the budget. School zoning. Commute patterns. Land use goals. The things that actually determine whether a home works for your life.

Advocate Always

I hold ABR and LRS certifications — tools that sharpen representation at the negotiating table. In a low-inventory market like Arrington, the difference between a strong offer and a lost opportunity often comes down to how your advocate prepares and presents.

Navigate With Precision

Clinical precision on every contingency, inspection, and closing detail. Monday update texts. Proactive, never reactive. I came from healthcare administration — I know what happens when details fall through. They do not fall through here.

Stay Connected After Close

The relationship does not end at closing. Arrington has a learning curve — vendors, neighbors, community rhythms. I have been in this market for twenty years, and I remain available to every client I have ever closed. No handoff. No goodbye.

$Manjiri Rao-Kostas$

onw▲rd

Real Estate

Manjiri Rao-Kostas

Let's Begin the Conversation

Ready When
You Are

Arrington does not have a lot of inventory, which means the window on the right property tends to be short. If this community is somewhere you have been thinking about, the right time to start the conversation is before you think you need to. I am genuinely easy to reach — and the first conversation costs nothing except a little time.

Direct 615.584.5485

Email manjiri@onwardre.com

Website manjiriRao-Kostas.com

Office 5000 Meridian Blvd, Ste 300
Franklin, TN 37067

License TN LIC# 366387

Begin Your Search

Educate. Advocate. Navigate. Locally Known · Internationally Connected · Impeccable Grace Centered

Where RootsRun Deep

Twenty Years ofDaily Life Here

The Tennessee YouActually Came For

ArringtonVineyards

Arrington's Most Sought-AfterCommunities

A Life That Does NotApologize for Itself

The School District ThatCloses the Conversation

The ArringtonMarket, Honestly

New York & Californiavs. Arrington

The RelocationProcess

Ready WhenYou Are