Village at Hickerson is an acreage neighborhood on the Rutledge Falls Road corridor on the rural east/southeast edge of Tullahoma, Tennessee (ZIP 37388). Two things define it and set it apart from the in-town subdivisions: there's no HOA, and the homes sit on real land, lots measured in acres rather than tenths of an acre.
Jon Smith · Real Broker · 5.0 on Google (22 reviews) · RENE-certified negotiator
No active listings in Village At Hickerson right now
Inventory in this subdivision changes often. Browse all Tullahoma homes and subdivisions below, or tell me your must-haves and I'll set up a saved search for the next listing here.
There are no sold homes on record for Village At Hickerson. See the Tullahoma market report for citywide sold data and price trends, or contact Jon Smith for historical sales data and market trends in this neighborhood.
Village at Hickerson is an acreage neighborhood on the Rutledge Falls Road corridor on the rural east/southeast edge of Tullahoma, Tennessee (ZIP 37388). Two things define it and set it apart from the in-town subdivisions: there's no HOA, and the homes sit on real land, lots measured in acres rather than tenths of an acre.
It's also in Coffee County rather than inside the Tullahoma city limits, which, importantly, means it's zoned to Coffee County Schools (Hickerson Elementary serves the area), not Tullahoma City Schools, and the property-tax picture follows the county rather than the city. The grid above shows every home currently for sale in Village at Hickerson straight from the local MLS; the rest of this page is the honest read on what buying acreage out here actually involves.
If you want a home with land and without an HOA telling you what to do with it, Village at Hickerson is exactly the kind of place you're looking for, and it's exactly the kind of place a portal describes badly. The listing feed will show you a nice house on an acre and a half and move on.
Here's the read that actually matters out here, and it comes down to one word the portals skip: county. Village at Hickerson is on the Rutledge Falls corridor in Coffee County, outside the Tullahoma city limits, and that single fact changes three things a buyer needs to plan around.
Your kids are zoned to Coffee County Schools, Hickerson Elementary is the area school, not the Tullahoma City system, which is a different district with different schools. Your property taxes follow the county rate rather than the city-plus-county rate.
And your utilities and services are the more rural, spread-out kind.
That last point is where a first-hand read earns its keep, because acreage and no HOA both come with homework. Out here I'm confirming whether the home is on a well and septic system rather than city water and sewer (very common on acreage, and it changes your inspection list, adding a septic inspection and a well/water test), how the road and any shared access are maintained, where easements run across the land, and whether any recorded covenants apply even without an HOA.
None of that is a downside, it's the trade you make for land and freedom, but you should buy it knowing the real picture, and near Rutledge Falls and Short Springs the land is genuinely the point.
Village at Hickerson sits on the Rutledge Falls Road corridor (with Hickerson Circle in the mix) on the rural east/southeast edge of Tullahoma, ZIP 37388, and, importantly, in Coffee County outside the city limits, near the Rutledge Falls waterfall and the Short Springs natural area. 5-acre lot), which is the whole appeal for buyers who want room and separation rather than a tight in-town lot.
On the two questions buyers ask first, the research gives clear answers. HOA: no, the homes here are listed without a homeowners association or dues, so there's no board and no monthly fee.
The one nuance I still check per parcel is whether any recorded deed restrictions apply even without an association, but the "is there an HOA" answer is no. And county: Coffee County, not the city, so this is Coffee County Schools territory (more in the Schools section) and the county tax picture.
If land and no HOA are what you're after, every acreage and no-HOA home in the area is one filter away, homes with acreage and no-HOA homes, and the subdivisions index lists the developments side by side.
Village at Hickerson trades in-town convenience for land, scenery, and quiet, here's the honest picture of both sides.
The honest takeaway: Village at Hickerson is a land-and-quiet trade, outdoor access at Rutledge Falls and Short Springs, a real drive to town errands. If a short base commute is critical, this side of town is farther out, and I'll be straight with you about the drive before you fall for a place.
Buying acreage in the county is a different checklist than an in-town home, and this is where I earn my keep out here.
First, utilities, the big one on acreage. I confirm whether the home is on city water and sewer or on a well and septic system (well/septic is common out here), because it changes both your monthly cost and your inspections, I'd add a septic inspection and a well/water quality test where they apply, and confirm the septic field's size and condition for the number of bedrooms.
Second, the land itself, where the easements run, how road access and any shared drive or private road are maintained, the real usable acreage versus what's wooded or in a floodway (relevant near the creek and falls), and whether any recorded covenants apply even without an HOA.
Third, the county reality, I confirm the exact Coffee County property-tax picture and the Coffee County Schools zone for the specific address (both differ from the in-city subdivisions), plus the usual condition read against the price. For financing, an acreage address out here can be a good fit for a USDA rural loan, and I'll introduce local USDA/VA/THDA lenders early so your offer is clean.
Village at Hickerson is on the Rutledge Falls Road corridor on the rural edge of Tullahoma, in Coffee County outside the city limits, so unlike the in-town subdivisions, it's served by Coffee County Schools, not Tullahoma City Schools. The area elementary is Hickerson Elementary (a Coffee County school), with Coffee County's middle and high schools beyond that.
Attendance is set by address, so I confirm the exact schools for any specific home; the Tullahoma schools page covers the city district and points county buyers to the Coffee County Schools resources, and the neighborhood guide puts the rural edge in context.
Yes, Village at Hickerson is an active acreage neighborhood on the Rutledge Falls Road corridor, and the grid above shows every home currently listed there straight from the local MLS, refreshed daily. It's a small, rural neighborhood, so listings come up rarely, often there's nothing active at all, and the live count above is the honest read.
If nothing's available today, tell me and I'll set up a saved search so you hear about the next Village at Hickerson listing the day it hits, usually before it spreads to the portals.
No, the homes in Village at Hickerson are listed with no homeowners association and no dues, which is part of the appeal of an acreage neighborhood out here. The one thing I still check on the specific parcel is whether any recorded deed restrictions apply even without an association, since "no HOA" isn't always the same as "no restrictions at all", but you're not looking at monthly dues or a board.
If avoiding an HOA is a priority, you can also see every no-HOA home and every home with acreage across the area.
The mailing address is Tullahoma (37388), but the neighborhood is in Coffee County, outside the Tullahoma city limits, which matters, because it's zoned to Coffee County Schools (Hickerson Elementary serves the area), not Tullahoma City Schools, and the property taxes follow the county rather than the city. I confirm the exact Coffee County school zone and the tax picture for any specific address before you write an offer, since both are different here than in the in-town subdivisions.
5 acres), rather than the tight in-town lots you'd find closer to the city core. Because it's acreage in the county, the specific parcel drives the price: how much land, the home's size and condition, and whether it's on city utilities or a well and septic system.
I read all of that against the asking price on any Village at Hickerson home before you offer; the live grid above is the real picture of what's available, and the market report has the citywide numbers.
Get expert guidance from a local agent who knows this neighborhood inside and out.