Shady Acres

Shady Acres is a small rural neighborhood on Shady Acres Lane, off Gourdneck Road, out between Tullahoma and Winchester (ZIP 37388). The homes are modest single-family houses, most from the 1990s, three bedrooms and two baths, running from around 1,350 to 2,000 square feet on lots of about half an acre. Two things define it: there is no HOA, and it is a country setting rather than an in-town one, so you get some space and no dues, and the homes run on a well and septic rather than city utilities. Because it sits between the two towns, I confirm whether a specific address is in Coffee County or Franklin County, since that sets the schools and the taxes. The grid above shows what is for sale now, and below is my read on buying out here.

Shady Acres is a straightforward country buy, and the appeal is simple: a modest home on half an acre with no HOA, out where it is quiet, at a price that makes sense. There are no dues and no association rules, which is part of why people look out here, and you still get more room than an in-town lot. That is a good fit for a lot of buyers, and it is the first thing a portal listing will not frame for you.

The honest part is the country-property diligence, and it matters. These homes run on a well and a septic system, so on any Shady Acres home I confirm the well's water quality and flow and the septic field, its permit, and its condition, because those are the items that surprise buyers who have only owned in town. I also confirm which county the address falls in, Coffee or Franklin, since it sits between Tullahoma and Winchester and that decides your schools and your tax bill. And I check how the road and any shared drive are maintained. None of that is a reason not to buy, it is just what you do it with your eyes open, and I walk you through all of it.

### 1. About Shady Acres (location · era · homes · no HOA)

Shady Acres is on Shady Acres Lane, off Gourdneck Road via Westside Drive and TN-130 South, out between Tullahoma and Winchester (ZIP 37388). It is a small rural neighborhood of modest homes, most built in the 1990s, three bedrooms and two baths, around 1,350 to 2,000 square feet on roughly half-acre lots. There is no HOA, verified, so no dues and no association rules, though I still pull the plat and any recorded covenants on the specific home. If you are comparing rural and no-HOA options, Blue Creek and Nature Ridge are worth a look, and the homes with acreage page pulls the category together.

### 2. Life out at Shady Acres + what's nearby (setting · commute · errands)

Shady Acres trades town convenience for space and quiet, with two towns in reach.

- The setting. A quiet, rural lane of half-acre lots between Tullahoma and Winchester. Space and no dues over walkability.
- Commute. A drive into Tullahoma or Winchester for work, the base, and errands. The trade for the lot and the quiet is a few more minutes on the road, and I will map the real drive from a specific home before you commit.
- Groceries and everyday errands. You will drive to town for groceries; Tullahoma's lineup, Kroger, Publix at Northgate, Walmart, and ALDI, is on the North Jackson corridor, and Winchester has its own options closer on the other side. The full rundown is in my grocery guide.
- Hardware, dining, churches. Hardware and farm supply from Lowe's, Ace, and Tractor Supply in town (hardware guide); the area dining scene (restaurants guide); and, as a factual note, congregations across many traditions in my churches guide, each with its own site for service times.

The takeaway: Shady Acres is for buyers who want a modest country home with no HOA and do not mind driving to town. I will fold the real commute into the search.

### 3. Buying in Shady Acres, the diligence (well/septic · county · no-HOA · road)

Here is what I confirm before you commit. First, the systems that come with a country property: I confirm the well's water quality and flow and the septic field, permit, and condition, since these are well-and-septic homes and those items surprise in-town buyers. Second, the county: I confirm whether the address is in Coffee or Franklin County, because that sets your schools and your taxes out here. Third, the no-HOA side: there are no dues, but I still pull the plat and any recorded covenants so you know whether anything is governed. Fourth, access: I check how the road and any shared drive are maintained and that the legal access to the property is clean. For financing, a rural home can appraise and lend a little differently than an in-town one, so I line up the right lender early.

### 4. County & schools (factual + route)

Shady Acres sits between Tullahoma and Winchester, so the county and the assigned schools depend on the exact address, and I confirm both rather than assume. Depending on where the line falls, it is either Coffee County or Franklin County, which changes the school system and the tax bill, so I check the county and the exact assigned schools for the specific home on the Tullahoma-area schools page. Being rural also means well and septic and county services, which I confirm as part of the diligence. For how the rural side compares with in-town options, the neighborhood guide has the read.