Photographer / Christina Cochran
Tucked into a quiet corner of Franklin’s Edward Street stands a home that looks like it might have been built over a century ago. Wide front steps, a deep porch, warm brick tones and handpicked architectural details invite passersby to stop and take a second look. But this is no relic of the past — it’s one of the newest additions to downtown Franklin, built from the ground up by James Dugan of Dugan Homes, a custom homebuilder with a unique mission: to revive Franklin’s neighborhoods by designing new homes that feel like they’ve always belonged.
Dugan, a Georgia native, moved to Franklin with his wife, Samantha, after years of dreaming about a life rooted in community, craftsmanship and legacy. Since arriving, he’s completed two historically inspired homes — one on Edward Street and one on Young Street — with many more envisioned in the years ahead.
A Legacy of Home
For Dugan, the idea of “home” is steeped in memory, family and architecture. “My parents and both sets of grandparents taught me what home is,” he said. “I was blessed to experience so many types of homes growing up — from 1800s houses in the city where everything is walkable to peaceful country houses surrounded by nothing but trees. Those experiences are now my inspiration.”
But it was the transformation of his mother and grandparents’ hometown of Senoia, Georgia, that left a lasting impression. “Senoia experienced a beautiful revival over the past couple of decades. It went from a sleepy southern town to one of the most sought-after places in Georgia, all because people believed in preserving its charm while thoughtfully growing its footprint.”
Dugan also credits fatherhood with sharpening his sense of purpose. Now a father of two boys under 17 months, he thinks more and more about the future. “I want to leave something behind that lasts. Building homes that might still be standing 100 years from now — that’s a legacy. I imagine my sons or grandkids walking by one day and saying, ‘My dad built that.’”
Franklin’s Pull
Though James and Samantha come from different corners of the country — he from Georgia, she from South Florida — Franklin always had a magnetic pull.
“Samantha spent her childhood summers visiting family in Johnson County. Those memories stuck with her,” Dugan said. His own introduction to Franklin came during a 2015 wedding on the Franklin College campus. “I had no idea that we would eventually move here, yet I knew right away that Franklin was something special.”
After graduate school, Samantha accepted a position at Riley Hospital for Children in Indianapolis. That solidified the move. “We had a shared dream of living near a charming town, raising a family and building something lasting. Franklin was exactly what we were looking for.”
Designing for the Past and Present
Dugan’s homes are often mistaken for historic restorations — but in fact, they’re built brand-new. That’s by design. His philosophy: create timeless homes rooted in traditional architecture but optimized for how people live today.
“Modern homes tend to be designed from the inside out, leading to odd shapes and awkward rooflines,” he said. “They lack cohesion and a sense of place. Traditional architecture is based on human scale and proportion — it’s built from the outside in, with consideration for the street, the neighbor, the community.”
His homes incorporate historical design features — tall baseboards, functioning shutters, transom windows and detailed millwork — but hidden within are the benefits of modern construction: energy efficiency, open floor plans and durable materials. “You can have a large kitchen and still maintain a home’s classic charm. You don’t have to choose between beauty and livability.”
To ensure authenticity, Dugan frequents local suppliers like Madison Street Salvage, a Franklin nonprofit known for its stockpiles of historic architectural pieces. “Finding the right antique doorknob, or repurposing a salvaged newel post — that adds soul to a home. Madison Street Salvage is a real asset to the community.”
Two Homes, One Vision
The first two Dugan Homes builds — on Edward Street and Young Street — serve as physical manifestations of James’s philosophy. “I intentionally look for lots that have potential. These neighborhoods have bones and stories. They just need someone to believe in them again.”
The Young Street project, in particular, had been an eyesore for years. The previous house was abandoned, structurally unsound and racked up unpaid taxes. “When we demolished it, neighbors literally came out to celebrate. It wasn’t just removing a house — it was removing a weight from the block.”
In its place now stands a thoughtfully designed home with panoramic views of an unexpectedly beautiful greenscape at the rear of the property. “When we cleared the lot, we discovered one of the best natural views in the city. We designed the new home to fully embrace that view from the back.”
Community and Craft
So far, the community response has been overwhelmingly positive. Neighbors appreciate the care and detail Dugan puts into each project. In fact, Franklin Heritage awarded Dugan Homes the 2025 “Best New Construction in a Historic Neighborhood” award — a testament to James’s commitment to preserving and enhancing the character of Franklin’s core.
“Recognition like that means a lot,” Dugan said. “But more importantly, I want to make a lasting, positive impact. I want to be a part of Franklin’s story.”
And that story, he believes, is just beginning.
“Neighborhoods don’t change overnight,” he said. “They change because people care over a long period of time. I’m one person doing what I can — but I know I’m not alone. This community is full of people who are passionate about making Franklin even better.”
Looking to the Future
Dugan Homes is still in its early stages, but James is already thinking big. Over the next decade, he hopes to tackle larger infill projects — like traditional brownstone-style townhomes, smaller luxury cottages for downsizing homeowners and even mixed-use buildings that bring together retail and residential space.
“I’ve spent time at the Johnson County Historical Society looking through old photos of buildings that used to be part of downtown Franklin. There’s so much inspiration there. I’d love to bring some of that architectural beauty back.”
In terms of location, Dugan is focused on walkable areas near the courthouse and town center — places where people can enjoy the vibrancy of downtown while still feeling part of a quiet neighborhood. “Walkability, access to restaurants and parks, mature trees, a sense of community — those are the things people are looking for. And they’re already here. We just need to build the kinds of homes that help bring it all together.”
Architectural styles he hopes to explore in future builds include Italianate, four-square, Greek Revival and even Southern vernacular styles inspired by Charleston and New Orleans — always designed to blend seamlessly with the local aesthetic.
More Than Just a House
For James Dugan, building homes is about more than bricks and blueprints. It’s about history, family, craftsmanship and the belief that where we live shapes how we live.
“Have you ever walked into a place and just felt like it was right? Like it had good bones, good energy and history in its walls? That’s what I’m trying to create. Homes that feel like they belong. Homes that endure.”
And here in Franklin, with its rich architectural heritage and community spirit, it’s clear that Dugan Homes has found the perfect place to build — not just houses, but a lasting legacy.
