Port Royal Estates

Port Royal Estates is a 278-unit subdivision on 42 acres straddling the Williamson/Maury County line in Spring Hill (Ward 1). Located off Port Royal Road, the development is actually three distinct sub-communities under one umbrella: the original Port Royal Estates (Sections 1-2), the Reserve at Port Royal, and the Villas at Port Royal (townhomes). Developer Achiever Development handled the land infrastructure; Celebration Homes and Ole South built the houses. Homes were constructed from 2006 to 2022, with prices ranging from $289K for townhomes to $658K for larger single-family homes. The mix of single-family homes and townhomes at different price points makes this one of the more accessible subdivisions in the Port Royal Road corridor.

History and Development

The development was planned and infrastructure-built by Achiever Development, a Nashville-based firm (3811 Bedford Avenue, Suite 204, Nashville, TN 37215) that handles design, entitlement, and installation of all residential infrastructure before handing off lots to homebuilders.

The original Port Royal Estates (Sections 1-2) started construction around 2006, making it one of the earlier Spring Hill subdivisions in the Port Royal Road area. The development then expanded with two additional sub-communities:

Port Royal Estates (Sections 1-2):

• 110 lots in the original development
• Built starting 2006
• Single-family homes
• Streets: Achiever Circle, Bonner Place, Islands Court, Lexie Lane, Naomi Court

The Reserve at Port Royal:

• Single-family homes off Reserve Boulevard
• Later-phase development with larger homes
• Streets: Countess Lane, Daniel Lane, Gale Lane, Queens Place, Silverton Circle, Solomon Lane, Kingston Place
• Celebration Homes was active in this section (sales office at 5186 Port Royal Rd)
• This section has its own HOA website (thereserveatportroyal.com) and pool

The Villas at Port Royal:

• Townhome section
• Smaller units in the 1,700-1,900 sq ft range
• Lower price point ($289K-$363K)
• Separate pool access

Builders:

• Celebration Homes — active particularly in the Reserve section. Sales contact: Jeff Terrell (615-972-8668)
• Ole South — Tennessee's largest home builder, founded 1986. Built homes across the Port Royal Estates sections

Current status: Mostly built out. Some newer construction in the Reserve section through 2022. Check MLS for current inventory — most purchases are resale, though Celebration Homes may still have select lots.

Location and Access

Port Royal Estates sits off Port Royal Road in the western portion of Spring Hill. The location is convenient to Saturn Parkway and I-65.

Key distances and access points:

• Port Royal Road — main access
• Saturn Parkway / I-65: Under 5 minutes. This is one of the closest subdivisions to the interstate in Spring Hill
• US-31 (Columbia Pike): A few minutes east
• Port Royal Park: Nearby — a city park along the Port Royal Road corridor
• The Crossings shopping area: About 5-10 minutes
• Cool Springs/Franklin: Roughly 15-20 minutes north
• Downtown Nashville: 30-35 miles, approximately 35-40 minutes without traffic

Streets in the combined development: Achiever Circle, Bonner Place, Islands Court, Lexie Lane, Naomi Court, Daniel Lane, Solomon Lane, Queens Place, Kingston Place, Silverton Circle, Gale Lane, Countess Lane, Keelon Gap Road, Marion Road.

The quick I-65 access is a genuine advantage. Under 5 minutes to the interstate via Saturn Parkway makes this one of the better commuter locations in Spring Hill if you're heading north to Franklin or Nashville.

Homes

Port Royal Estates includes both single-family homes and townhomes, which gives it a wider range of sizes and prices than most Spring Hill subdivisions.

Single-Family Homes (Port Royal Estates Sections 1-2 and Reserve)

Size range: 1,742 to 4,018 sq ft

Bedrooms: 3 to 4

Bathrooms: 2 to 3 (some with half baths)

Lot sizes: 0.06 to 0.31 acres (varies significantly by section)

Garages: 2-car attached

Foundations: Mix of slab and crawl space

Exterior: Brick and vinyl construction typical of Celebration Homes and Ole South builds

Townhomes (Villas at Port Royal)

Size range: 1,700 to 1,900 sq ft

Price range: $289,000 - $363,000

Pricing (based on trailing 12-month sales data, all sections combined)

The price spread across the three sub-communities is significant. You can get into a Villas townhome under $300K or buy a larger Reserve single-family home approaching $660K. That's a 2x+ price range within the same neighborhood — which means your neighbors' financial situations and housing expectations may vary considerably.

Amenities

Port Royal Estates has better amenities than you might expect for a 42-acre development:

• Multiple swimming pools — the Reserve at Port Royal and Villas at Port Royal sections have separate pool access
• Playground(s)
• Underground utilities
• Sidewalks in select sections

The pool situation is worth clarifying before buying. The Reserve section has its own pool, and the Villas section has separate access. The original Port Royal Estates sections may or may not have pool privileges depending on HOA membership structure. Verify which amenities your specific section has access to.

HOA

Port Royal Estates has homeowner association fees that vary by section and housing type:

Single-family homes: $44-$55/month ($528-$660/year)

Townhomes (Villas): $130-$180/month ($1,560-$2,160/year). The higher townhome fees cover exterior maintenance — siding, roofing, and common area upkeep — which is standard for townhome HOAs.

The Reserve at Port Royal has its own HOA website (thereserveatportroyal.com) with community info and contact details.

The HOA structure across the three sub-communities can be confusing. The original Port Royal Estates, the Reserve, and the Villas may operate under different HOA entities with different fee structures and different amenity access. Get clarity on exactly which HOA you're joining and what's included before making an offer.

Schools

School zoning at Port Royal Estates is complicated because the development straddles the Williamson/Maury County line. Most addresses fall in Maury County and zone to MCPS, but some addresses on the Williamson County side zone to WCS. You need to verify school zoning for the specific address you're considering.

Maury County Public Schools (most addresses):

Marvin Wright Elementary School

• Grades PK-4, approximately 605 students
• Student-teacher ratio: 15 to 1
• Niche grade: B (ranked #3 in Maury County public elementary schools)
• Test scores: 49% proficient in math, 54% proficient in reading
• SchoolDigger: 4 stars, ranked in top 25-35% of Tennessee elementary schools

Spring Hill Middle School

• Grades 5-8, approximately 538 students
• Test scores: 44% proficient in math, 35% proficient in reading
• SchoolDigger: ranked #201 of 583 Tennessee middle schools
• Performs above district averages

Spring Hill High School

• Grades 9-12, approximately 1,243 students
• Niche grade: C
• GreatSchools rating: 4/10
• Test scores: 19% proficient in math, 35% in reading
• Graduation rate: 83-89%

E.A. Cox Middle School (some addresses):

• Grades 5-8, approximately 652 students
• Located in Columbia, TN
• GreatSchools rating: 2/10
• Test scores: 8% proficient in math, 13% in reading
• This is a lower-performing school — if your address zones here, investigate carefully

Williamson County Schools (some addresses):

Some Port Royal Estates addresses on the Williamson County side may zone to:

• Chapman's Retreat Elementary
• Spring Station Middle School
• Summit High School

WCS schools consistently outperform MCPS schools. If you're considering Port Royal Estates and school quality matters, verify your specific address's zoning with both school districts before buying.

Community Feel

Port Royal Estates has an unusual dynamic because it's really three sub-communities sharing a name and geography. The Villas townhome section attracts a different buyer profile (first-time buyers, downsizers, investors) than the Reserve's larger single-family homes (established families, move-up buyers). The original Port Royal Estates sections (built 2006+) are the most mature part of the development with established landscaping and the longest-tenured residents.

The Williamson/Maury County line adds another layer. Depending on your address, your property tax rate, school district, and even your county government services will differ from your neighbor's. This is a quirk of Spring Hill's geography that affects several subdivisions, but it's especially relevant at Port Royal Estates because the line runs through the development.

The quick I-65 access via Saturn Parkway makes this a popular commuter neighborhood. If you work in Franklin, Cool Springs, or Nashville, the sub-5-minute interstate access is a meaningful daily time savings compared to subdivisions deeper in Spring Hill.

Honest Pros and Cons

Pros

• Price range accessibility — townhomes from $289K and single-family homes from $416K. The Villas section is one of the lowest entry points into Spring Hill homeownership
• Multiple pools — separate pools for different sections. More pool access than many similarly-sized Spring Hill subdivisions
• Excellent highway access — under 5 minutes to I-65 via Saturn Parkway. Hard to beat for commuters
• Housing variety — townhomes and single-family homes in the same development gives buyers options at different price points and life stages
• Marvin Wright Elementary — the MCPS elementary school is a solid performer (Niche B, top 25-35% in state). Better than many other MCPS elementary options
• Known builders — Celebration Homes and Ole South are established Tennessee builders with long track records. Not fly-by-night operations
• Newer construction in Reserve section — homes built through 2022 means some sections have relatively new housing stock

Cons

• School zoning complexity — Williamson/Maury County line splits the development. MCPS and WCS serve different addresses. Some MCPS middle/high options (especially E.A. Cox Middle and Spring Hill High) have below-average ratings. Verify before buying
• Confusing HOA structure — three sub-communities may have different HOAs, different fees, and different amenity access. Get this sorted before making an offer
• Small lot sizes — some lots as small as 0.06 acres (about 2,600 sq ft). The townhome and smaller SFH lots are tight
• Townhome HOA fees are high — $130-$180/month is significant, even with exterior maintenance included
• Spring Hill High School — Niche grade of C, GreatSchools 4/10. If most of your kids' education will be at the high school level, this is a concern for MCPS-zoned addresses
• Production-built homes — Celebration Homes and Ole South build solid product, but these are production homes with standard finishes, not custom construction
• Mixed neighborhood character — the $289K townhome section and the $658K single-family section create different neighbor profiles and expectations within the same development

Last updated: April 2026

Sources: Nashville Home Guru, Nashville MLS, Achiever Development, Celebration Homes, Ole South, neighborhoods.com, Homes.com, Redfin, Compass, BEX Realty, Niche.com, GreatSchools, SchoolDigger, U.S. News Education, PublicSchoolReview, HOA-Community.com, The Reserve at Port Royal HOA website, Birdeye