Tennessee closing cost calculator

The September 2026 reading for a typical Tennessee home is $330,844, taken from the Zillow Home Value Index. Using $331,000 as that figure, with $66,200 down and $264,800 borrowed, the buyer's closing costs come to $8,337. Cash to close equals the down payment plus those closing costs, for a total of $74,537.

Prices at either end of the market change the total. By home type, typical values begin at $187,349 in the market's lower-priced third and climb to $569,908 in its higher-priced third. Buyer closing costs run from $5,579 to $14,840 with 20% down.

Tennessee costs more for buyers than the median state does. With 20% down on a $400,000 home, buyers here pay $9,662. Across all 50 states plus DC, the median is $7,850; Tennessee is $1,812 higher. According to the US Census, the median property tax bill after you take ownership is $1,442 a year, about 0.5% of median home value.

Under Tennessee law, an attorney isn't required for a residential closing, the Michigan Bar Journal reports.

When your deed is recorded, Tennessee charges a transfer tax, which the law places on the buyer. The rate amounts to $0.37 for each $100 of the sale price or property value, whichever figure is greater. According to the Tennessee Department of Revenue, the county register collects it.

The buyer has to swear before the register to the greater of the actual price and the property's value before the deed is recorded.

Another, smaller tax is charged on the loan. This state recordation tax covers mortgages and deeds of trust. The rate comes to 0.115% of the loan; no tax applies to the first $2,000 of debt. This tax also falls on the buyer. When a buyer assumes the seller's existing mortgage and the seller stays liable, no indebtedness tax applies; a new lender contract does carry it.

Davidson County's register adds a $1 probate fee, charged only if the state recordation tax is paid. The Nashville fee schedule sets a $12 recording cost for the deed and the same cost for the mortgage.

Add the sale price, and the calculator lists each charge for both the buyer and the seller. The sample begins with 20% down; add your own down payment to change the estimate. Your own down payment changes the loan amount and its related taxes immediately.

The commission field stays blank until you add a rate, because your agent agreement sets that number. According to Redfin, buyers' agents across the country receive 2.42% of the price on average.

For a standard sale, the calculator applies the full 0.37%. That works out to $1,225 for a $331,000 home and $1,480 for a $400,000 home. Among the 36 states with DC that charge a transfer tax, Tennessee ranks 18th from the highest when the price is $400,000.

For a standard sale, the calculator applies the tax, though some transfers are exempt. Deeds that change property rights between divorcing spouses owe no realty transfer tax, and neither do transfers under divorce settlement decrees. When a home is placed in a revocable living trust that its owner or the owner's spouse set up, the transfer carries no tax. Married couples also escape the tax when they alter joint ownership of their home, such as one spouse transferring the house to the other, the Tennessee Department of Revenue says.

With no Tennessee rate table available, the calculator estimates the owner's title policy at 0.42% of the sale price based on national figures. For a $331,000 home, the cost comes to $1,390. Use this figure as a starting point.

No seller-side transfer tax or fees show up in our Tennessee data, so nothing appears on the seller's list before commission and any mortgage payoff. When the sale price is $400,000, seller costs come to $0 before commission and payoff, while the state median is $440.

If you're a seller, add your commission rate to get an estimate that excludes any mortgage payoff.