Living in Farragut, Tennessee: Neighborhoods, Schools, and Real Estate in 2026

Farragut, Tennessee doesn't make a lot of noise. There are no neon signs, no tourist traps, no convention center pulling in weekend crowds. What Farragut does have — quietly and consistently — is one of the highest quality-of-life scores in the entire state. This planned community in western Knox County has grown from a rural crossroads into one of the most sought-after suburbs in the Knoxville metro, and in 2026, demand hasn't slowed down.

With a population of approximately 23,500 residents, Farragut is technically a town — but it functions like a self-contained community with its own parks, greenways, shopping centers, and one of the top school districts in Tennessee. If you're considering a move to the Knoxville area and want excellent schools, safe neighborhoods, and access to both mountains and city amenities, Farragut should be on your short list.

This guide covers the real numbers, the actual neighborhoods, and what daily life looks like in Farragut — not the sanitized version you'll find on a relocation brochure.

Farragut Real Estate Market: 2026 by the Numbers

Farragut's housing market in early 2026 reflects a mature, established suburb where demand consistently outpaces supply. Unlike some Knoxville-area markets that saw wild swings during the pandemic and subsequent correction, Farragut has remained relatively stable — in large part because the school district alone drives a steady stream of family buyers. Here are the key data points:

• Typical home value (Zillow ZHVI): $677,796 (up 1.8% year-over-year)
• Median sale price (Redfin, Feb 2026): $634,490
• Median list price: $769,600
• Price per square foot: $262 (up 9.2% year-over-year)
• Median days on market: 40 days (hot homes sell in under 34 days)
• Sale-to-list price ratio: 98.2%
• Active inventory: Approximately 115 homes
• Average rent: $1,955–$2,650/month

The gap between the Zillow Home Value Index ($677K) and the median sale price ($634K) reflects how inventory mix shifts month to month. In February 2026, a cluster of more moderately priced homes closed, pulling the median down. But the year-over-year price per square foot — up 9.2% — tells the real story: Farragut property is appreciating steadily, especially in the most desirable neighborhoods.

Tracy King, CEO of Your Home Sold Guaranteed Realty — Kings of Real Estate, works extensively in the Farragut market. "Farragut is one of those markets where the best homes never sit," Tracy says. "If it's priced right and it's in the Farragut school zone, you're looking at multiple offers within the first two weekends."

Top Neighborhoods in Farragut

Fox Den

Fox Den is one of Farragut's most established and prestigious neighborhoods, located in the heart of the community along Kingston Pike. Originally developed in the 1970s and 80s, Fox Den features a private country club with an 18-hole golf course, tennis courts, pool, and clubhouse. Homes here range from ranch-style properties in the $400,000s to custom estates well over $1 million. Lot sizes are generous — typically half-acre to over an acre — and the mature hardwood trees give the neighborhood a park-like feel that newer subdivisions can't replicate. Fox Den is zoned for Farragut schools, and the golf club membership (optional) runs approximately $3,000–$5,000 annually.

Concord Hills

Concord Hills sits in the southern part of Farragut, closer to Fort Loudoun Lake and the Cove at Concord Park — one of Knox County's best parks. This neighborhood offers a mix of 1990s and 2000s construction with homes typically priced between $500,000 and $800,000. The real draw here is proximity to the water: Concord Park has a marina, beach, walking trails, and some of the best kayaking and paddleboarding in the Knoxville area. Families with kids love the combination of Farragut schools and outdoor access. Commute to downtown Knoxville runs about 25 minutes via Northshore Drive or Kingston Pike.

Westmoreland Heights

If you're looking at the upper end of the Farragut market, Westmoreland Heights is where the numbers climb. The Zillow neighborhood median sits at approximately $1,430,000, making this one of the most expensive neighborhoods in the entire Knoxville metro. Homes here are predominantly custom-built on large lots with mountain views, and the area attracts executives, physicians, and business owners who want the Farragut school district combined with luxury-level privacy and finishes. Inventory is extremely limited — typically only 2–5 homes available at any given time.

Village Green

Village Green is Farragut's most walkable neighborhood, located adjacent to the Town Hall, the community parks, and the shopping along Kingston Pike. This is an older neighborhood with homes dating from the 1980s and 90s, priced primarily in the $350,000–$550,000 range — making it one of the more accessible entry points into the Farragut school zone. The appeal is convenience: grocery stores, restaurants, the Farragut branch library, and the greenway trail system are all within walking or biking distance. For families who prioritize daily convenience over acreage, Village Green delivers.

Bridgemore

One of the newer developments in Farragut, Bridgemore was built in the 2000s and 2010s and represents the modern planned-community model: sidewalks, community pool, playground, and architecturally uniform homes in the $600,000–$900,000 range. It's located off Smith Road in the western part of Farragut, with quick access to both Turkey Creek shopping and I-40/I-75. Bridgemore attracts young professionals and families relocating from out of state who want a turnkey, move-in-ready home without the renovation projects that come with older Farragut neighborhoods.

Deane Hill / Forest Brook Area

Technically overlapping the Farragut and West Knoxville boundary, the Deane Hill and Forest Brook areas (median values around $659,000 and $703,000 respectively) offer established homes with large lots, often backing to wooded areas or creeks. These neighborhoods are popular with buyers who want the Farragut "feel" — quiet streets, good schools, mature landscaping — but at a slightly different price point. Many homes here were built in the 1980s and have been tastefully updated, offering solid bone structure with modern finishes.

Schools: Why Families Move to Farragut

The school system is, without exaggeration, the single biggest driver of Farragut's real estate demand. Knox County Schools operates the Farragut schools, and they consistently rank among the top public schools in Tennessee.

• Farragut Primary School (PreK–3): ~1,007 students. Strong foundation program with above-average test scores in reading and math. Niche.com A-rated.
• Farragut Intermediate School (3–5): ~1,110 students. Continuation of the strong academic pipeline. Known for STEM programs and enrichment activities.
• Farragut Middle School (6–8): Consistently ranked in the top 10 middle schools in Knox County. Strong athletics program and academic competition teams.
• Farragut High School (9–12): One of the top-rated public high schools in Tennessee. Graduation rate above 96%. Offers 20+ AP courses, award-winning DECA program, nationally competitive swim and soccer teams. Average ACT score consistently above the state and national averages.

The school zoning premium is real: homes zoned for Farragut schools typically sell for 10–15% more than comparable properties just outside the zone boundary. If schools are a priority for your family, verify the exact zoning with Knox County Schools before making an offer — zone lines don't always follow intuitive geographic boundaries.

Commute Times and Transportation

Farragut's location in western Knox County puts you close to everything without being in the middle of anything. Here are realistic commute times from central Farragut:

• Downtown Knoxville: 20–25 minutes via Kingston Pike or I-40/I-75
• University of Tennessee campus: 20 minutes
• Oak Ridge National Laboratory: 25–30 minutes via Pellissippi Parkway
• McGhee Tyson Airport: 15–20 minutes via Alcoa Highway
• Great Smoky Mountains National Park (Townsend entrance): 45 minutes
• Turkey Creek shopping/entertainment: 5–10 minutes

Farragut does not have public transit — this is a car-dependent community. However, the greenway system allows bike commuting within Farragut for errands and recreation. The town has invested significantly in greenway expansion, and the Farragut Greenway now stretches over 8 miles connecting neighborhoods, parks, and commercial areas.

What Makes Farragut Different

Farragut's identity comes down to one thing: intentional community planning. The town has strict zoning, design guidelines, and signage regulations that maintain a cohesive, upscale aesthetic without becoming exclusionary. There are no billboards. Commercial development is concentrated along Kingston Pike, keeping residential streets quiet. The parks system — including Anchor Park, Mayor Bob Leonard Park, and the McFee Park campus — is extensive for a town this size.

The Turkey Creek shopping district, just west of Farragut along Parkside Drive, gives residents access to major retail (Costco, Target, REI, dozens of restaurants) without the big-box sprawl encroaching into residential areas. It's a model that other suburbs envy.

Farragut is also one of the few Tennessee communities with a genuine town center under development. The Biddle Farm mixed-use project, breaking ground in phases through 2026, will add walkable retail, dining, office space, and public gathering areas along Boring Road — giving Farragut a downtown core it's never had.

Cost of Living in Farragut

Farragut is one of the more expensive communities in the Knoxville metro, but it's still dramatically more affordable than comparable suburbs in Nashville, Atlanta, or Charlotte. Here's what to expect:

• Property taxes: Knox County's combined tax rate is approximately $2.12 per $100 of assessed value (25% of appraised value for residential). On a $678,000 home, expect roughly $3,593 annually.
• Homeowners insurance: Average annual premium for a Farragut home runs $1,800–$2,800 depending on coverage, home age, and claims history. Working with a local agency like All Seasons Insurance Group can help you compare rates from multiple carriers — they know which insurers price Farragut properties most competitively.
• Utilities: KUB (Knoxville Utilities Board) provides electric, gas, water, and wastewater. Average monthly bill for a 2,500 sq ft home: $250–$350.
• Internet: AT&T Fiber and Comcast/Xfinity both serve Farragut with gigabit options.
• No state income tax: Tennessee has no state income tax on wages, which effectively gives you a 5–10% raise compared to moving from a state with income tax.

Who Is Farragut Right For?

Farragut is ideal for families with school-age children (the schools alone justify the premium), professionals working in Knoxville or Oak Ridge who want a shorter commute than living in the Smokies, retirees who want a quiet and walkable community with medical facilities nearby (Fort Sanders West and Parkwest Medical Center are within minutes), and remote workers who want mountain access without mountain remoteness.

Farragut is not ideal if you want nightlife, urban energy, or cheap housing. This is a suburb, and it acts like one — quiet after 9 PM, family-oriented, and structured. If you want walkable urban living, look at downtown Knoxville or the Old City. If you want acreage and privacy, look at Maryville or Powell.

Frequently Asked Questions About Living in Farragut

What is the average home price in Farragut, Tennessee in 2026?

The typical home value in Farragut is approximately $677,796 as of early 2026, up 1.8% year-over-year. Prices range from the mid-$300,000s in older neighborhoods like Village Green to over $1.4 million in Westmoreland Heights. The median list price is $769,600.

Are Farragut schools really that good?

Yes. Farragut High School is consistently ranked among the top public high schools in Tennessee, with a graduation rate above 96% and 20+ AP courses. All four Farragut schools (Primary, Intermediate, Middle, and High) receive above-average ratings. The school zoning premium adds an estimated 10–15% to home values within the district boundaries.

How far is Farragut from downtown Knoxville?

Central Farragut is approximately 20–25 minutes from downtown Knoxville via Kingston Pike or I-40/I-75. The commute to UT campus is about 20 minutes, and McGhee Tyson Airport is 15–20 minutes south via Alcoa Highway.

What are the property taxes in Farragut?

Knox County's combined property tax rate is approximately $2.12 per $100 of assessed value. Residential properties are assessed at 25% of appraised value. On the median Farragut home (~$678,000), annual property taxes run approximately $3,593.

Is Farragut a good place to invest in real estate?

Farragut has shown steady appreciation over the long term, driven by school demand and limited new-construction inventory. The average rent of $1,955–$2,650/month supports rental investment, though the high purchase price means cash-on-cash returns are moderate. Most investors in Farragut buy for appreciation and school-zone demand rather than cash flow.

*Tracy and seller must agree on price and possession date