Tims Ford Lake, Tennessee

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The Lake at a Glance

Tims Ford Lake is Middle Tennessee's most scenically striking reservoir — a clear-water impoundment of the Elk River that stretches 34 miles through Franklin and Moore counties in the Highland Rim region south of Nashville. Completed in 1970 as TVA's last major reservoir construction project, Tims Ford was built for flood control, hydroelectric generation, and economic development rather than navigation — freeing TVA to manage its pool more flexibly than main-stem reservoirs. The result is a lake with exceptional water clarity, dramatic ridgeline scenery, and a 15-foot seasonal drawdown that governs ownership planning.

The lake's fishing credentials are nationally documented. TVA designated Tims Ford a Bill Dance Signature Lake in December 2021, recognizing its status as a premier bass fishery in the TVA system. TWRA confirms it as the best reservoir smallmouth bass fishery in Middle Tennessee — a designation earned by its cobble and boulder substrate, excellent clarity, and consistent forage base. Hybrid striped bass (Cherokee bass) are stocked annually and grow aggressively, reaching the 15-inch harvestable size as Age-1 fish. Six camping islands — Leatherwood, Big Island, Little Island, Maple Bend, Goose, and Devils Step — offer a boating adventure unique among Tennessee TVA lakes.

What Buyers Need to Know First

Tims Ford Lake sits at the intersection of Franklin and Moore counties, and the tax picture differs substantially by which county a property sits in and whether it falls inside city limits. Franklin County's combined property tax rate outside city limits is $1.9953 per $100 assessed value — confirmed by the Franklin County IDB for 2024 data, comprising a county rate of $1.7185 plus outside-city-limits assessments. Properties within the city limits of Winchester carry an additional city rate of $0.8525, making the combined rate $2.5710 per $100 for Winchester properties. This is a real and material difference — a $500,000 lakefront inside Winchester generates approximately $3,214 per year in property taxes; the same home outside city limits in Franklin County generates approximately $2,494. Moore County holds only a small portion of the Tims Ford shoreline, and its rate requires direct verification with the Moore County Trustee.

The second key ownership fact: TVA owns the shoreline from the 888-foot full pool elevation downward, and all dock structures require a Section 26a permit. Houseboats are permitted at Tims Ford under current TVA policy — this distinguishes Tims Ford from Norris Lake, which prohibits private houseboats. The dock permit transfer fee is $250 within 60 days of closing; a new permit costs $500. TVA moved to an online-only permit system in October 2025. The 15-foot winter drawdown — from 888 feet at summer pool to 873 feet at winter pool — is real and affects dock design and winter shoreline aesthetics, though its impact is less severe than Norris Lake's 25-foot drawdown or Douglas Lake's 50-foot swing.

Tims Ford occupies a geography that is genuinely equidistant between multiple major cities: Nashville is 80 miles north, Chattanooga is 65 miles southeast, and Huntsville, Alabama is 45 miles southwest. Tullahoma Regional Airport provides small aircraft access without the drive to Nashville BNA. This multi-city access pattern makes Tims Ford attractive to buyers whose professional or family connections span more than one metro — a relatively uncommon combination among Tennessee lake markets.

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