Middle Tennessee • Lake Guide

Tims Ford Lake Homes for Sale

Tims Ford Lake Guide

Here's what to know if you're thinking about buying or selling a home on Tims Ford Lake, from lakefront home prices and neighborhoods to dock permits, water levels and the best ways to spend a day on the water.

About Tims Ford Lake

• Where it is: South-central Tennessee, on the Elk River, in Franklin and Moore Counties. Winchester, Estill Springs, Tullahoma, Decherd and Lynchburg all sit close to its shores.
• Size: About 10,600 acres, stretching 34 miles up the Elk River from Tims Ford Dam.
• Who runs it: The Tennessee Valley Authority (TVA) built Tims Ford Dam and finished it in 1970. TVA still owns and operates the lake.
• What it's known for: Tennessee State Parks calls it one of the most picturesque lakes in the state. It's a busy, all-around recreation lake, with boating, swimming, water skiing, fishing, canoeing and kayaking.

Tims Ford Lake Home Prices

Over the past 12 months, 43 lakefront homes sold on Tims Ford Lake, at a median price of $1,160,000. Prices ranged from $450,000 to $2.8 million, and 24 of those homes sold for $1 million or more. Most lakefront sales were in Winchester (29), followed by Estill Springs (9), Lynchburg (4) and Tullahoma (1). (Realtracs MLS data for lakefront single-family homes, through early November 2026, compiled by The Fraker Group.)

Tims Ford Lake Neighborhoods

These lakefront neighborhoods had the most sales over the past 12 months, from Realtracs:

• Hopkins Point (Winchester): Six lakefront sales, from $1.1 million to about $2.78 million.
• Fanning Bend (Winchester): Five lakefront sales, mostly newer homes built since 2021.
• Dripping Springs (Winchester): Three lakefront sales, with established homes built from 1975 to 2007.
• Also on the water: Heatherwood, Cline Ridge and Twin Creeks in Winchester, Westwood Shores and Highland Ridge in Estill Springs, and lakefront homes around Lynchburg.

Looking for a home in town instead? See our guides to Winchester, TN and Tullahoma, TN.

How to Tell if a Tims Ford Lake Home Has a Dock Permit

Tims Ford Lake is owned and run by TVA, so every dock on the lake needs a TVA permit, called a Section 26a permit. Not every waterfront lot is allowed a dock, and a dock that's already built doesn't automatically come with a valid permit. Here's how we check before you make an offer:

• Check the listing: The MLS listing shows whether the home has a private dock, a dock permit with no dock built yet, or no dock. It's a good start, but it isn't proof.
• Get a copy of the permit: We'll ask the seller for their Section 26a permit. If they can't find it, TVA can provide a copy.
• Compare the permit to what's built: The dock, boat ramp, seawall, stairs and any utilities on TVA land should all match the permit. Any change, even a small one, needs TVA approval.
• Ask TVA about the lot: TVA's Public Land Information Center, (800) 882-5263, can tell you what rights a lot has, the largest dock allowed, and whether TVA land sits between the lot and the water.
• Check the water in winter: Some docks keep water all year, while some sit on dry ground when TVA lowers the lake. Realtracs listings sometimes note "year-round access," but we'll confirm it ourselves.
• Transfer the permit after closing: The permit doesn't move to you automatically. You'll need to apply to TVA within 60 days of closing to put it in your name.

If a lot doesn't have a dock yet, TVA generally limits new private docks to 1,000 square feet. A new permit takes about 100 to 120 days, and the application fee is $1,000.

Tims Ford Lake Water Levels

TVA raises and lowers Tims Ford Lake through the year. Full summer level is 888 feet above sea level, and winter level is 873 feet, so the lake changes about 15 feet in a normal year. Some coves keep water at the dock all year, while some docks sit on dry ground in winter. That's why we check how much water a dock has in winter, not just in summer. You can see today's level on TVA's Tims Ford lake level page.

Things to Do on Tims Ford Lake

• Tims Ford State Park: 3,546 acres on the lake, with cabins, camping, Lakeview Marina, paved trails and the Bear Trace at Tims Ford, an 18-hole golf course designed by Jack Nicklaus.
• Marinas: Twin Creeks Marina, Tims Ford Marina & Resort, Holiday Landing Marina and Lakeview Marina offer boat slips, fuel and boat rentals.
• Fishing: The Tennessee Wildlife Resources Agency calls Tims Ford the best reservoir smallmouth bass fishery in Middle Tennessee. It also has largemouth and spotted bass, crappie, walleye, and striped and hybrid bass.
• Winchester City Park and the Bass Club: Across the water from Twin Creeks, with a boat ramp, walking trails along the lake, a disc golf course, fishing piers and a pavilion you can rent for birthday parties and get-togethers. Call Winchester Parks & Recreation at (931) 962-4204.

Restaurants on Tims Ford Lake

These restaurants sit right on the water, so you can get there by car or by boat.

• Drafts & Watercrafts (Twin Creeks Marina, Winchester): Sandwiches, salads, steaks and seafood by the water, and even a menu for dogs. (931) 201-5516
• Amigo's By The Dock (Tims Ford Marina & Resort, Winchester): Mexican and American food with outdoor seating on the water. (931) 967-4509
• Bluegill Grill (Holiday Landing Marina, Tullahoma): Seafood, po'boys and a big lakeside deck. (931) 455-3151

Getting Around

• Counties: Franklin and Moore
• Towns around the lake: Winchester, Estill Springs, Tullahoma, Decherd and Lynchburg
• Drive to downtown Nashville: About 1 hour 35 minutes from Estill Springs, 1 hour 40 minutes from Winchester, and 1 hour 45 minutes from Lynchburg

Tims Ford Lake Realtors

We're Jason and Allison Fraker, a husband and wife team of Realtors, and we've helped clients buy and sell homes on Tims Ford Lake. This is home for us: Allison grew up in Sewanee and graduated from Franklin County High School, Jason graduated from nearby Huntland High School, and our family lives in Winchester. Whether you want a full-time lake home or a weekend place on the water, we'll help you find the right fit and check the details that matter, like the dock permit and winter water. Call or text us at (615) 456-8016, or email jason@thefrakergroup.com.

Tims Ford Lake FAQ

Where is Tims Ford Lake?

Tims Ford Lake is in south-central Tennessee, on the Elk River in Franklin and Moore Counties. The towns closest to the lake are Winchester, Estill Springs, Tullahoma, Decherd and Lynchburg.

What is the Tims Ford Lake level, and why is it lower in winter?

TVA keeps Tims Ford Lake at about 888 feet above sea level in summer and lowers it to about 873 feet in winter, a change of about 15 feet. You can check today's level on TVA's Tims Ford lake level page.

How much do homes on Tims Ford Lake cost?

Over the past 12 months, 43 lakefront homes sold on Tims Ford Lake at a median price of $1,160,000, with prices from $450,000 to $2.8 million, based on Realtracs MLS data compiled by The Fraker Group.

How big is Tims Ford Lake?

Tims Ford Lake covers about 10,600 acres and stretches 34 miles up the Elk River from Tims Ford Dam.

How deep is Tims Ford Lake?

It depends on where you are. Lake charts show the deepest water, about 150 feet, near Tims Ford Dam. Near Tims Ford State Park, the main channel runs about 95 to 115 feet, while the boat slips at Lakeview Marina and Tims Ford Marina sit in roughly 25 to 60 feet of water. Farther up the lake, the channel at Devil's Step runs 50 to 70 feet, and the slips at Twin Creeks Marina chart around 30 to 38 feet. Coves are much shallower, and TVA lowers the whole lake about 15 feet in winter. Some docks keep water all year while others sit on dry ground, so before you buy, we'll check how much water a dock has in winter.

Is Tims Ford Lake man-made?

Yes. The Tennessee Valley Authority built Tims Ford Dam on the Elk River and finished it in 1970, creating the lake.

Can you swim in Tims Ford Lake?

Yes. Tims Ford is a busy recreation lake, and people swim, boat, water ski, fish, canoe and kayak all summer.

How far is Tims Ford Lake from Nashville?

It depends on which side of the lake you're on. Downtown Nashville is about 1 hour 35 minutes from Estill Springs, 1 hour 40 minutes from Winchester, and 1 hour 45 minutes from Lynchburg.

Can every Tims Ford Lake lot have a dock?

No. Tims Ford is a TVA lake, and only lots with the right land rights can apply for a dock permit. TVA's Public Land Information Center, (800) 882-5263, can tell you what a specific lot allows.

Does a dock permit transfer when you buy a Tims Ford Lake home?

Not automatically. The new owner has to notify TVA within 60 days of closing and apply to put the permit in their name, and the dock has to match the original permit.

Is Tims Ford Lake good for fishing?

Yes. The Tennessee Wildlife Resources Agency calls Tims Ford the best reservoir smallmouth bass fishery in Middle Tennessee.

Who are Realtors on Tims Ford Lake?

Jason and Allison Fraker are a husband and wife team of Realtors who have helped clients buy and sell homes on Tims Ford Lake. Allison graduated from Franklin County High School, and their family lives in Winchester.