Rutledge Hills Homes for Sale (Tullahoma, Tennessee)

Rutledge Hills is a wooded subdivision on Rutledge Hills Drive (and Rutledge Circle), off Rutledge Falls Road, out between Manchester and Tullahoma in rural Coffee County, near the waterfalls at Rutledge Falls. What makes it distinct is that it's both buildable land and finished homes: it's platted as roughly thirteen lots, each over an acre, already perked for a four-bedroom home, with curbs in, so you can buy a lot and build, or buy one of the custom homes already there.

Because it's outside the city, it's zoned to Coffee County Schools, with Hickerson Elementary right nearby, and the homes are country properties (septic-perked, well or community water). The grid above shows any home or lot currently for sale straight from the local MLS; the rest of this page is the honest read on both paths, buying a home here, or buying a lot and building.

Rutledge Hills answers a question a lot of Tullahoma-area buyers ask and rarely get a good answer to: can I still buy land and build, without going fully raw and rural? Here you can.

The subdivision is platted into roughly thirteen wooded lots over an acre each, they're already perked for a four-bedroom home and have curbs in, so you're buying a ready-to-build site in an actual subdivision rather than a bare field where you'd have to prove the perc and run everything yourself. That's a genuinely useful middle ground, acreage and privacy near Rutledge Falls, with the groundwork done, and it's the first thing a portal grid won't explain.

If you'd rather not build, there are finished custom homes here too, so I'll show you both and let the numbers decide.

The honest part is what "out in the county" involves, and I cover it up front. It's Coffee County, so the schools are the county system (Hickerson Elementary is right there), and the homes run on septic and a well or community water rather than city utilities, which shapes the diligence whether you're buying a home or a lot.

On a lot, I confirm the perc and its 4-bedroom rating, the water source, the buildable area and drainage, and the real build cost before you commit. On a finished home, I read the septic, the well, and the build quality.

And there's a wrinkle worth knowing: the association here appears to be a one-time fee rather than ongoing dues, so I confirm exactly what it covered and whether anything is still governed. Build or buy, this is a country purchase done with the groundwork in place, I just make sure the specific lot or home actually delivers it.

1. About Rutledge Hills (location · lots · homes · one-time fee · county)

Rutledge Hills is on Rutledge Hills Drive (and Rutledge Circle), off Rutledge Falls Road, between Manchester and Tullahoma in rural Coffee County (ZIP 37388), near Rutledge Falls. It's platted as roughly thirteen wooded lots, each over an acre, perked for a four-bedroom home, with curbs, sold as buildable lots and as finished custom homes (verified homes around 2,450–2,500 square feet).

On dues, the listing data points to a one-time association fee rather than recurring monthly or annual dues, so it's not an ongoing-HOA situation, but I confirm the amount and exactly what it covered (roads, curbs, common areas) from the recorded documents, and pull the plat and any covenants on the specific lot or home. If you're comparing acreage options in the county, Nature Ridge and Village at Hickerson are nearby, and the homes-with-acreage page pulls the category together.

2. Life out by Rutledge Falls + what's nearby (setting · commute · errands)

Rutledge Hills' country location is the draw, nature nearby, town a short drive away.

• The setting. Out by Rutledge Falls, waterfalls and hiking, with wooded, over-an-acre lots giving real privacy; between Manchester and Tullahoma, so you've got both towns in reach.
• Commute. A short drive to Tullahoma or Manchester, an easy run to I-24 via Manchester, and a reasonable drive to the Arnold AFB gate; the trade for the acreage is a few more minutes to town, and I'll map the real drive from the specific lot or home.
• Groceries & everyday errands. Both Tullahoma's and Manchester's grocery and retail are a drive away; Tullahoma's lineup is in my grocery guide.
• Hardware, dining, churches. Hardware from Hawk downtown to Lowe's/Ace/Tractor Supply (hardware guide), useful building or maintaining out here; 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: Rutledge Hills trades a few minutes of drive for wooded acreage by the falls, with two towns in reach. I'll factor the real commute and errands into the search.

3. Buying or building in Rutledge Hills, the diligence

Two paths here, each with its own checklist. If you're buying a lot to build: I confirm the perc test and its 4-bedroom rating, the water source (well or community), the buildable area, drainage and grading, and the real build cost so you see the all-in number, not just the land, and if you use a builder, you get your own representation, not the builder's rep.

If you're buying a finished home: I read the septic (field, permit, condition), the well (flow and water test) or community water, and the build quality, plus the usual condition read. Either way: I pull the plat and any recorded covenants, confirm the one-time association fee and what it covered, and confirm the Coffee County school zone and county services for the specific address.

For financing, I can introduce local lenders early, a lot/construction loan behaves differently than a resale mortgage, and I'll line that up before you commit.

4. Location & schools (factual + route)

Rutledge Hills is off Rutledge Falls Road between Manchester and Tullahoma, in unincorporated Coffee County, outside the city, which is the key school fact: it's zoned to Coffee County Schools, not Tullahoma City Schools. The listings show Hickerson Elementary (right nearby), Coffee County Middle School, and Coffee County Central High School for this area, but attendance is set by address and can change, so I confirm the exact zone for the specific lot or home on the Tullahoma-area schools page.

For how the county/acreage side compares with in-town options, the neighborhood guide has the read.