A small, close-knit rural city in southern Rutherford County — 29 miles south of Nashville — experiencing steady residential growth as buyers seek affordable entry points into Rutherford County's school system, with city building permit fees and Rutherford County's $1.50/sq ft School Facilities Tax applying to every new residential permit.
Eagleville is a small rural city in southern Rutherford County, located approximately 29 miles south of Nashville near the Williamson and Marshall county lines. With a 2025 population of approximately 1,000 residents, Eagleville is one of Tennessee's smallest incorporated cities, but its location within the award-winning Rutherford County school system and its rural character have made it an increasingly attractive destination for buyers seeking larger lots and lower entry prices than nearby Murfreesboro, Smyrna, or La Vergne. The city was founded in 1832 and completed its sewer system in 2015 — a development that meaningfully expanded the viable footprint for new residential construction within city limits.
Eagleville's residential market reflects the broader Rutherford County price escalation, with median home values reaching approximately $468,000 in 2023 — a remarkable figure for a community of its size. New construction activity, while modest in volume compared to larger Rutherford County cities, is accelerating as the county's suburban expansion extends southward. Larger lot sizes, a rural lifestyle, and Rutherford County school access continue to attract custom and semi-custom homebuilders. Residents and incoming buyers consistently cite the tight-knit community atmosphere and proximity to Henry Horton State Park and the Duck River corridor as key quality-of-life draws.
On the fee side, every new residential permit in Eagleville triggers city-level impact fees adopted under Ordinance 2025-006, plus a building permit fee and Rutherford County's School Facilities Tax (SFT) of $1.50 per square foot, collected at Certificate of Occupancy. In May 2025, the City of Eagleville adopted a TischlerBise-prepared impact fee study establishing a Fire Impact Fee ($6,300/lot), Parks Impact Fee ($3,657/lot), and Police Impact Fee ($1,011/lot) — a combined city impact fee total of $10,968 per unit.
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Every new residential building permit in Eagleville triggers Rutherford County's School Facilities Tax (SFT) at $1.50 per square foot of floor area. The SFT applies county-wide to all new residential development regardless of municipality and is administered by the Rutherford County Building Codes Department. Under a 2024 state law change, the SFT is now collected at Certificate of Occupancy rather than permit issuance.
Coverage & Context
The Rutherford County Board of Commissioners adopted a resolution increasing the School Facilities Tax from $1.00 to $1.50 per square foot of residential floor area, effective October 1, 2024. The update also extended the SFT to new commercial development at $1.50/SF up to 150,000 square feet per structure. A 2024 state law shifted SFT collection from permit issuance to Certificate of Occupancy — delaying county revenue by 6–24 months and reducing fiscal year collections by an estimated $5–6 million, adding complexity to builder budgeting timelines across all Rutherford County jurisdictions including Eagleville.
Read Full ArticleThe Rutherford County Commission unanimously approved Mayor Joe Carr's proposed 2025–2026 budget, holding the property tax rate steady at $1.8762 per $100 of assessed value — one of the lowest rates in Middle Tennessee. The budget prioritized public safety pay increases and reflects the county's ongoing effort to manage rapid population growth without raising property taxes. For builders active in smaller jurisdictions like Eagleville, the county's conservative fiscal posture underscores the importance of the School Facilities Tax as the primary growth-funding mechanism.
Read Full ArticleRutherford County commissioners and school district leaders are grappling with how to fund new school construction as enrollment surges countywide — including in rural growth areas like the Eagleville corridor. Consultants presented data showing several campuses are projected to exceed capacity in the coming years even with annual rezoning. No vote was taken, but officials signaled additional funding discussions — and potentially higher property taxes — are expected as long-term school needs come into focus.
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