Port Royal Estates

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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.

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Location and Access

Port Royal Estates sits off Port Royal Road in the northern part of Spring Hill near Duplex Road. The location is convenient to I-65 via the Buckner Road interchange (Exit 55).

Key distances and access points:

• Port Royal Road — main access
• I-65: About 5 to 8 minutes via Duplex Road and the Buckner Road interchange (Exit 55)
• US-31 (Columbia Pike): A few miles west
• Fischer Park at Port Royal: About 4 miles by car, a city park along the Port Royal Road corridor
• The Crossings shopping area: About 5-10 minutes
• Cool Springs/Franklin: About 26 minutes off-peak, 38 at rush hour
• 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.

I-65 access is a genuine advantage. About 5 to 8 minutes to the interstate via the Buckner Road interchange makes this a good commuter location if you're heading north to Franklin or Nashville.

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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.

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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.

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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.

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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%

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.

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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 I-65 access via the Buckner Road interchange makes this a popular commuter neighborhood. If you work in Franklin, Cool Springs, or Nashville, the short drive to the interstate is a meaningful daily time savings compared to subdivisions deeper in Spring Hill.

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