Trying to choose between Farragut, Hardin Valley, and West Knoxville? If you are relocating to Knoxville or leveling up within the metro, you likely care about schools, commute time, home style, and budget. This guide breaks down the real tradeoffs so you can match your priorities to the right area with confidence. Let’s dive in.
Quick snapshot: how they differ
- Farragut (37934): School-driven demand, larger lots in many neighborhoods, and a mix of established areas with select new-build pockets. Generally higher prices within West Knox.
- Hardin Valley (commonly 37932): Rapid new construction, many builder HOAs, and modern floor plans. Often a lower entry price than core Farragut for similar square footage.
- Near West Knoxville (Bearden/Kingston Pike corridor): Older housing stock closer to downtown and UT, shorter commutes, and more ranch/condo options that appeal to downsizers.
Schools and zoning: what to know
Local school patterns are a major decision driver. Always confirm your address-level assignment with the district’s lookup tool before you write an offer. Two homes on nearby streets can feed different schools.
Farragut’s linked K–12 pattern
Most of the Town of Farragut follows a K to 12 path of Farragut Primary, Farragut Intermediate, Farragut Middle, and Farragut High. These schools are commonly rated highly in local rankings and are a primary reason many buyers choose Farragut. You can learn more about the town context on the Town of Farragut site.
Hardin Valley’s feeder pattern
Hardin Valley has an established path of Hardin Valley Elementary, Hardin Valley Middle, and Hardin Valley Academy. Hardin Valley Academy serves a large area of northwest Knox County. Some addresses north of I‑75 that feel close to Farragut may be zoned to Hardin Valley, so double-check boundaries during your search.
West Knoxville’s in-city options
Closer-in neighborhoods like Bearden and nearby corridors feed different high schools, including Bearden High. Because patterns vary by neighborhood, use an address-specific lookup when evaluating homes in these areas.
New Farragut elementary opening timeline
Knox County has approved a new Farragut elementary school near Boring Road and Kingston Pike, with planning work authorized in 2025 and a target opening in the 2027–28 school year. This project is intended to ease crowding and could adjust elementary capacity and feeder logistics when it opens. See local reporting for details in the Farragut Press coverage.
Commute and daily routes
Commute time can swing 10 to 20 minutes based on route and school schedules. Check live estimates for your target addresses during your actual drive times.
Farragut
Kingston Pike is the main surface road linking downtown to West Knoxville and Farragut. I‑40/I‑75 run just north of many Farragut neighborhoods. Typical drives to downtown or the University area range about 15 to 30 minutes depending on traffic and route. Turkey Creek retail and employers are next door, which keeps many errands close.
Hardin Valley
Many residents use Hardin Valley Road and Pellissippi Parkway. Drives to downtown Knoxville or Oak Ridge commonly fall in the 20 to 35 minute range depending on time of day and incident delays. This corridor serves both tech and retail employment centers.
West Knoxville (Bearden/Kingston Pike corridor)
Closer-in addresses often see the shortest daily drives. Off-peak, you can reach downtown or UT in roughly 10 to 15 minutes. Expect frequent signals on Kingston Pike but multiple alternate routes via interstates and arterials.
For corridor context and congestion points highlighted in regional planning, review the area’s mobility plan overview.
Neighborhood age, HOAs, and home styles
Farragut (37934)
You will find established subdivisions from the 1970s to 1990s alongside targeted new-build communities. Styles include single-story ranches, split-levels, traditional two-stories, and Craftsman-influenced new homes. HOA presence varies by subdivision. Older neighborhoods often have minimal or no HOA, while newer or gated communities typically include one. Always confirm fees and covenants in the MLS and association documents.
Hardin Valley
Growth since the 2000s has produced many planned subdivisions with sidewalks, pools, and modern open-plan layouts. Most new communities include an HOA, with dues that reflect amenity levels. If you prefer limited or no HOA, ask your agent to curate options early, since most new-build inventory includes one.
Near West Knoxville (Bearden/Sequoyah Hills corridor)
Closer-in neighborhoods feature mid-century ranches, bungalows, and some larger lots. Renovations and infill are common. You will see civic and neighborhood associations across the city, and formal mandatory HOAs are less common in older pockets. Explore the city’s neighborhood directory to get a feel for local groups and coverage areas via the City of Knoxville resource.
Prices and market signals
Anchored to Farragut’s 37934 ZIP, recent snapshots show why it helps to compare methods and dates:
- Zillow’s ZHVI, a smoothed home-value index, was about $632,655 as of Jan 31, 2026. This differs from live list or sale metrics.
- Realtor.com reported a median list of about $719,900 for 37934 in Dec 2025 and roughly 130 to 135 active listings across late 2025 to early 2026 snapshots.
- Redfin’s city-level figures showed a median sale price near $627,578 in Jan 2026, with a year-over-year change that can vary by period.
Nearby comparisons from recent provider snapshots:
- Hardin Valley (37932) often shows a lower median than core Farragut and has more new-construction supply.
- Near West Knoxville ZIPs have varied medians based on their mix of older homes and infill.
Representative brackets from recent listings and new-build examples:
- Hardin Valley: Many 3 to 4 bedroom new homes list around the mid to high $400ks on the low end, commonly $500k to $700k, with select homes above that.
- Farragut (37934): Many family homes fall roughly in the $600k to $800k band, with renovated smaller homes below and luxury or lake-adjacent homes above.
- Near West Knoxville: Older mid-century and renovated options often list in the $300k to $600k range, with premium pockets and infill above that.
Why numbers differ
Zillow’s ZHVI is a value index that smooths data, while Realtor.com and Redfin report active list and closed sale activity on different timeframes. Geography matters too. ZIP, town, and neighborhood lines can shift medians. Always note the source and date, and have your agent pull hyper-local comps in your target subdivision.
Which area fits your goals
School-focused buyer
Choose Farragut if the linked Farragut K to 12 pattern is your top priority. Expect higher pricing and more competition inside the preferred feeders. If you are north of I‑75, confirm whether the address falls into Hardin Valley’s feeder pattern.
New-construction seeker
Lean toward Hardin Valley for a wider range of new-build communities, more amenity-rich neighborhoods, and a lower entry price than comparable new product in Farragut. Farragut has select new-build pockets, but inventory is tighter and often priced higher per square foot.
Downsizer or short-commute buyer
Look at near West Knoxville for shorter drives to downtown and UT and a broader supply of single-level homes and condos. Farragut also offers single-story options, though with longer drives to the city center and higher prices in many cases.
Side-by-side comparison
| Area | Schools | Commute to Downtown | Typical Homes and Prices | HOA Notes |
|---|---|---|---|---|
| Farragut (37934) | Linked Farragut K–12 pattern for most addresses | About 15–30 minutes | Established subdivisions plus select new builds; many homes $600k–$800k with outliers below and above | Mixed; older areas often minimal HOA, newer areas more likely |
| Hardin Valley | HVE → HVM → HVA feeder pattern | About 20–35 minutes, plus access to Oak Ridge | Newer subdivisions with modern plans; many homes $500k–$700k, with some below and above | Common in new-build communities |
| Near West Knoxville | Varies by neighborhood (ex. Bearden High) | About 10–15 minutes off-peak | Older ranches, bungalows, condos; many $300k–$600k, plus premium pockets | Civic associations common; formal HOAs less common in older pockets |
Buyer checklist
- Verify your specific school assignment before you offer. Two nearby homes can be zoned differently.
- Ask for HOA covenants, fees, and rules, not just the monthly amount listed in the MLS.
- Test-drive your commute and school drop-off at the exact times you will travel.
- If you plan to stay long term, note the new Farragut elementary slated for the 2027–28 school year and how it could affect capacity and rezoning. See details from the Farragut Press.
- Review key corridors and congestion trends so you know your route options. Start with the regional mobility plan overview.
Ready to compare short lists in each area and weigh the tradeoffs for your life? Schedule a neighborhood consult with Shannon Foster-Boline with Realty Executives Associates to map your best-fit move.
FAQs
What are the typical commute times from Farragut to downtown Knoxville?
- Most drives run about 15 to 30 minutes depending on route and time of day; check live maps during your target commute hours.
How do school zones differ between Farragut and Hardin Valley?
- Farragut generally follows a linked K to 12 path within its schools, while Hardin Valley has its own feeder pattern; confirm the exact address with the district’s lookup.
Is the new Farragut elementary expected to change zoning?
- The new school targeted for the 2027–28 year aims to ease crowding and may shift elementary capacity and logistics; monitor district updates during your search.
Are HOAs common in Hardin Valley neighborhoods?
- Yes, many newer subdivisions include an HOA tied to amenities; request full documents to review fees, rules, and reserves before you buy.
What price ranges should I expect in near West Knoxville?
- You will see a wide spread due to older housing stock and infill, with many listings around $300k to $600k and premium pockets above that.
