Grassy Branch is a higher-priced Westfield community inside Westfield-Washington Schools, with recent sales from the high $800Ks to well over $1.7 million. Here is what homes sold for over the last 12 months, what the listings show for HOA dues and amenities, and what to ask before you offer.
In the last 12 months, 9 homes sold in Grassy Branch. The median sale price was $1,075,000. Seven of the nine sold under the name Lakes at Grassy Branch, with Westfield addresses and prices from $865,000 to $1,820,000. The other two sold under Grassy Branch at Bridgewater, with Carmel mailing addresses, at $1,670,000 and $1,726,000. All nine are in Westfield-Washington Schools.
Homes were large: sizes ran from about 3,750 to 7,100 square feet, with a median near 4,650. With only nine sales spread across a wide range, treat the numbers as a rough guide and compare a specific home against sales of a similar size.
| Sales, past 12 months | 9 |
| Median sale price | $1,075,000 |
| Range of sales | $865,000 to $1,820,000 |
| Median home size | About 4,650 sq ft |
| Median price per sq ft | About $256 |
| School district | Westfield-Washington Schools |
| HOA on listings I reviewed | $999 to $1,200 per year |
Data note: Sales figures are summarized from MIBOR MLS closed sales in the 12 months before November 2026 and are not a valuation of any one home. HOA details come from recent listings and can change, so confirm with the association before you buy.
Price per square foot ran from about $192 to about $304, with a median near $256. In a group this small, the per-square-foot figure is more useful than the median sale price, because homes ranged from about 3,750 to over 7,000 square feet.
For a specific home, compare it with the nearest sales by size, lot and condition, and keep Lakes at Grassy Branch and Grassy Branch at Bridgewater separate, since the two groups sold at different price levels.
The two listings I opened showed a mandatory fee paid annually: $999 on one and $1,200 on the other, both managed by Kirkpatrick. The fees cover the entrance, common areas, a park and playground and professional management. Listings mention a pool, trails, a picnic area and, on one, a clubhouse. One listing also noted a transfer fee, so ask what it is and who pays it.
Ask for the covenants, the rules and regulations, the current budget and the transfer fee amount in writing. Also ask whether your lot is in Lakes at Grassy Branch or Grassy Branch at Bridgewater, since the two may have separate rules or fees, and whether any lake or pond rights apply to your lot.
I read the declaration for The Lakes at Grassy Branch, recorded in 2015 by the original developer. The Grassy Branch at Bridgewater homes in Carmel sit under a different set of documents that I have not read.
This summary is from a courtesy copy of the recorded declaration. Later amendments and current association rules were not reviewed, and any of these provisions may have been changed, so confirm with the association before you buy.
A note from Ryan: I put this guide together from MLS sales and listing data, because most neighborhood pages online are auto-generated and skip the part that matters: the real numbers and what to confirm. If I got something wrong or out of date, tell me and I will fix it.
Nine homes sold in the last 12 months, from $865,000 to $1,820,000, with a median of $1,075,000.
The two listings I reviewed showed $999 and $1,200 per year. Confirm the current amount and what it covers with the association.
Listings mention a pool, trails, a park and playground, a picnic area and a clubhouse on one listing. Confirm what applies to your lot.
Two of the nine sales were listed as Grassy Branch at Bridgewater with Carmel mailing addresses, while staying in Westfield-Washington Schools. Always confirm the school assignment for a specific address.
Comparing options? Read the other Westfield neighborhood guides: Chatham Hills, Harmony, Lancaster, Maple Knoll, Centennial. Or start at the Westfield overview.
I'm happy to talk through what your home might sell for, or what to look for in a specific house. No pressure, just straight answers.