Residence Portfolio | 214 3rd Ave S

214 3 R D AV E S Franklin, TN | Williamson County

5 BE D | 3/1 BAT H | 7,4 37 SQ F T | 0.68+ /- ACRES

The Watson House: A Downtown Franklin Beloved Landmark

The Watson House is one of Franklin’s most treasured historic residences—an architectural landmark built in 1881 and featured nationally in Treasures of America and Where to Find Them by Reader’s Digest. Designed by renowned architect Hugh Cathcart Thompson, best known for Nashville’s Ryman Auditorium, the home has been owned by only four Franklin families.

C O N TAC T FO R DETAI L S

LOVE LY FRANKL I N ARTI C L E

FRANKLI N M Y DEAR P O ST

N FO C U S V I DEO TO UR

A striking example of Second French Empire Victorian architecture, the home is distinguished by its mansard roof, arched openings, bracketed eaves, and central tower crowned with a rare decorative urn. An ornate cornice and reconstructed front porch with graceful arches and balustrades create a commanding first impression.

Inside, historic elegance meets grand scale. Thirteen-foot ceilings crown the formal double parlor, where original pocket doors divide the living and dining rooms. Tall front windows fill the home with natural light, while seven preserved marble fireplaces and the original newel staircase remain standout features.

Thoughtful renovations honor the home’s legacy while enhancing modern livability, including a renovated kitchen and pantry with custom bar, updated primary suite spaces, and a refreshed guest apartment. A side porch added in 1910 offers peaceful views of Third Avenue. Rich in history and architectural significance, the Watson House presents a rare opportunity to own a true Franklin landmark.

Architectural Lineage & Historical Importance One of Franklin’s most architecturally significant surviving residences, standing as a rare example of Second Empire design Occupies a site with documented use dating to the early 19th century (circa 1802–1805) Originally part of a mixed-use property, featuring a small storefront or professional structure near the street and a primary residence set farther back on the lot

Designed by noted Tennessee architect Hugh Cathcart Thompson, whose work helped shape the architectural identity of the region

Exterior Architecture & Grounds

Expanded outdoor living spaces include covered entertaining areas, an outdoor fireplace and integrated outdoor television

Built at an estimated cost of $18,000, placing it among the most substantial private residences in Franklin at the time

Defining Second Empire architectural features include a steep mansard roof with decorative slate patterning, prominent dormers and vertical massing, and ornamental brackets with detailed cornice lines

Gas lanterns reinforce the home’s historic ambiance

Remained in the Watson and Pointer families for more than a century Recognized with placement on the National Register of Historic Places, affirming its architectural and cultural significance Frequently featured in regional and national publications as one of Franklin’s distinctive historic homes

The present home was largely constructed and refined between 1905 and 1910, incorporating earlier foundations and circulation paths

Historical Timeline

Segmental arched windows and doors punctuate the facade Multiple historic porches, including side and rear porches, enhance scale and livability

Mature landscaping creates privacy for a downtown setting Gardens and grounds feature hydrangeas and peonies, a redbud tree, a revived wisteria arbor from the original plantings, and a container vegetable garden A tree-lined perimeter forms a natural “wall of green” during warmer months

Screened porch addition maintains architectural compatibility while extending seasonal use Evidence of original porch attachment points remains visible within the structure

1802-1805 • Early site origins • Original structure and utility basement established

1881 • First major residence • Property emerges as a prominent Franklin home

1905-1910 • Present home constructed • Second Empire–style residence takes shape, incorporating earlier foundations

Original Interior Craftsmanship Historic hardwood floors throughout Ten-foot interior doors retained throughout the home Original five-panel door construction preserved Original pocket doors remain between principal rooms Original millwork and door casings maintained Original transom windows provide light and ventilation Authentic beadboard in bathrooms Original skeleton-key front door with historic hardware

Steep original staircases reflect early residential proportions and craftsmanship throughout

Dining room converted to kitchen in the late 20th century, likely during the 1980s

Multiple fireplaces throughout the home, with gas lines installed to all, options for gas starters or gas logs, and original upper-level fireplaces that are currently non-operational under code unless modified

Visible evidence of former exterior walls now incorporated into interior spaces

Historic Floor Plan & Spatial Evolution Originally designed with twin front parlors, a defining feature of lateVictorian residential planning One parlor historically functioned as a formal library Central hallway designed to promote airflow prior to modern climate control

circa 1910 • Interior refinements • Basement stairwell enclosed; period wallpaper installed

Butler’s pantry–style transitional area remains intact, illustrating historic service circulation Original bath locations shifted over time, with potential for restoration to earlier layouts Original basement access retained, including a dirt-floor utility basement Basement stairwell preserves original wallpaper dating to approximately 1910

Thoughtful Additions & Modern Adaptations Mudroom addition with built-in cabinetry and storage, designed to respect original interiors One-car garage with substantial storage capacity Guest house above the garage with private exterior access, kitchenette, office/workspace, bedroom and bath, and flexible conference or studio space—ideal for guest accommodations, private office use, or multigenerational living

Architectural remnants throughout the home reveal former potbelly stove placement, early heating strategies, and servant paths

1980s • Domestic transition • Former dining room converted into the kitchen

2016 • Preservation renewed • New stewardship begins with historically respectful updates

Present Day • Watson House • A nationally recognized architectural landmark

Main Level Formal Living Room............................................... 17x15 Library....................................................................18x15 Formal Dining Room...............................................21x15 Kitchen...................................................................19x16 Den........................................................................ 24x19

Second Level Primary Suite..........................................................21x15 Bedroom 2.............................................................19x16 Bedroom 3..............................................................18x16 Sitting Area............................................................20x10

Guest House (Above Garage) Bedroom 1..............................................................18x12 Bedroom 2..............................................................17x11 Kitchen....................................................................12x11 Dining...................................................................... 12x9 Study......................................................................10x10 Hobby Room............................................................19x11

SCREENED PORCH

DEN

HALLWAY

KITCHEN

WET BAR

Main Level Living Quarters BATH

HALLWAY

ENTRY

1-STALL GARAGE

CLOSET

HALLWAY

2-STALL FORMAL GARAGE DINING ROOM

BATH

KITCHEN STUDY

ENTRY

SCREENED PORCH

FOYER DEN

HALLWAY

KITCHEN

BEDROOM

LIBRARY

WET BAR

COVERED PORCH

CLOSET

Upper Level Housing Quarters BATH

HALLWAY

BEDROOM

BATH ENTRY

KITCHEN

BEDROOM

CLOSET

CLOSET

2-STALL GARAGE

GAME ROOM 1-STALL GARAGE

CLOSET

HALLWAY

ENTRY

BEDROOM

DINING ROOM

COV. PORCH

FORMAL DINING ROOM

SITTING AREA STUDY

ENTRY

FOYER

LIBRARY

HALLWAY

WET BAR

SCREENED PORCH

DEN COVERED PORCH

KITCHEN

1/2 BATH

CLOSET HALLWAY

PANTRY

FORMAL LIVING ROOM

HOBBY ROOM

SITTING AREA

BEDROOM FORMAL LIVING ROOM

BEDROOM BATH

GAME ROOM ENTRY

BEDROOM BEDROOM

CLOSET CLOSET

CLOSET

1/2 BATH

HALLWAY

PANTRY

DINING ROOM

COV. PORCH

The Guest House CLOSET

BEDROOM

BATH

HOBBY ROOM BEDROOM

Main Level Living Quarters

Grand Foyer

Hand Carved Wooden Banisters

Formal Living Room

Formal Dining Room

The Library

Chef’s Kitchen

Cozy Chef’s Kitchen with high-end Wolf appliances, a spacious island and plenty of storage

Wet Bar

Main Level Hallway With access to the kitchen, den and side entrance

Den

Upper Level Housing Quarters

Main Level Stairway

Hallway Sitting Room

Primary Bedroom Suite

Primary Bathroom with Makeup Vanity

Secondary Bedrooms

Upper Level Full Bathroom

Guest House Above the Garage

Guest House Study Nook

Guest House Kitchen

Guest House Dining Room

Guest House Bedrooms

Hobby Room

Guest House Bathroom

The Exterior

Covered Porch - Off of Den

Courtyard

Side Entrance

Prime Downtown Franklin Location

Listing Agent

Lisa Culp Taylor LCT Team - Onward Real Estate (615) 300-8285 | (615) 595-5883 Lisa@LCTTeam.com TN Lic #262332 LCTTeam.com

O n w a r d Re a l Est at e | 20 2 Chu r ch St , F r an klin , TN 37 0 64 | (61 5 ) 5 95 -5 8 8 3 | T N L ic # 2 6 6 48 0 All information deemed correct but is not guaranteed and is subject to change