Tennessee Mortgage Calculator
Quick answer
Tennessee taxes a home at 25% of its appraised value times a local rate per $100. For tax year 2025, county-only rates ran from 0.8345 (Gibson) to 3.366 (Lake), about 0.21%–0.84% of value, and city limits add more. A $350,000 home in Springfield carries about $2,271 a year in property tax.
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Starting rate: 7.3%, from the Freddie Mac Primary Mortgage Market Survey national average for a 30-year fixed-rate mortgage (7.32%, week of October 22, 2026). It follows the loan length you pick: 30 or 15 years. This is a national survey average, not a rate offered by Valor Mortgage. Your rate and APR depend on loan program, credit, down payment, property, market conditions and other factors. Move the slider to try other rates.
About the tax figure in this tool: it estimates property tax at a flat 1.2% of the price and homeowners insurance at $1,500 a year. Most Tennessee areas are taxed below 1.2%. Use the Tennessee estimator below for your county and city.
Tennessee property tax estimator
Estimate the annual property tax for a Tennessee home
Checks the address against official county and city-limit boundaries. The address is sent to the U.S. Census Bureau geocoder; Valor Mortgage does not store it. Or use a ZIP code or pick the county below.
How are property taxes calculated in Tennessee?
Tennessee assesses a home at 25% of its appraised value, then applies the local tax rate per $100 of assessed value. Annual tax = appraised value × 25% ÷ 100 × rate. The appraised value comes from the county assessor and can differ from the purchase price.
Worked example, Springfield (Robertson County): $350,000 appraised × 25% = $87,500 assessed. $87,500 ÷ 100 × 2.5953 = $2,271 a year. A flat 1.2% estimate on the same home gives $4,200, which is $1,929 more.
Illustrative example only. Actual taxes depend on the assessor's appraised value and the rates adopted each year.
What is the property tax rate in my Tennessee county?
For tax year 2025 the county-only rate ranged from 0.8345 per $100 assessed in Gibson County to 3.366 in Lake County, with a median of 1.71. That is roughly 0.21% to 0.84% of appraised value before any city rate. Find your county below; the last column shows the combined county + city rates for towns in that county.
| County | County rate (per $100 assessed) | ≈ % of appraised value | Combined rate inside cities |
|---|---|---|---|
| Anderson | 1.5038 | 0.38% | 2.0151 – 2.785 |
| Bedford | 2.3252 | 0.58% | 2.9681 – 3.8052 |
| Benton | 1.7066 | 0.43% | 2.3174 – 2.3409 |
| Bledsoe | 2.063 | 0.52% | 3.063 |
| Blount | 1.59 | 0.40% | 3.22 – 3.28 |
| Bradley | 0.9922 | 0.25% | 1.2577 – 2.2554 |
| Campbell | 1.2156 | 0.30% | 2.0843 – 2.6656 |
| Cannon | 1.626 | 0.41% | 2.1892 |
| Carroll | 0.88 | 0.22% | 2.0463 – 3.3956 |
| Carter | 2.18 | 0.55% | 2.75 – 4.5765 |
| Cheatham | 1.753 | 0.44% | 2.0729 – 2.323 |
| Chester | 1.5853 | 0.40% | 2.2712 |
| Claiborne | 2.34 | 0.58% | 3.0639 |
| Clay | 2.6 | 0.65% | 3.4732 |
| Cocke | 1.4993 | 0.37% | 3.024 |
| Coffee | 2.331 | 0.58% | 3.6299 – 4.209 |
| Crockett | 1.7 | 0.42% | 2.3025 – 3.1765 |
| Cumberland | 1.135 | 0.28% | 1.7409 |
| Davidson | 2.782 | 0.70% | 2.814 – 3.2888 |
| DeKalb | 2.51 | 0.63% | 2.6522 – 3.2623 |
| Decatur | 1.6389 | 0.41% | 2.0389 – 2.2214 |
| Dickson | 1.69 | 0.42% | 1.7186 – 2.4 |
| Dyer | 1.76 | 0.44% | 2.7124 – 3.59 |
| Fayette | 0.931 | 0.23% | 1.3361 – 2.431 |
| Fentress | 1.35 | 0.34% | 1.852 |
| Franklin | 1.9953 | 0.50% | 2.571 – 3.8717 |
| Gibson | 0.8345 | 0.21% | 2.5224 – 3.817 |
| Giles | 2.3053 | 0.58% | 2.4803 – 2.8053 |
| Grainger | 2.35 | 0.59% | — |
| Greene | 1.65 | 0.41% | 3.3471 |
| Grundy | 1.426 | 0.36% | 1.795 |
| Hamblen | 1.47 | 0.37% | 2.01 – 2.2524 |
| Hamilton | 1.5157 | 0.38% | 1.6493 – 3.7017 |
| Hancock | 2.22 | 0.56% | — |
| Hardeman | 1.8102 | 0.45% | 2.011 – 3.3102 |
| Hardin | 1.75 | 0.44% | 2.4249 – 2.45 |
| Hawkins | 2.5546 | 0.64% | 3.5446 – 5.0424 |
| Haywood | 1.9285 | 0.48% | 3.1184 – 3.4113 |
| Henderson | 1.4578 | 0.36% | 1.8178 – 2.6507 |
| Henry | 1.1991 | 0.30% | 1.4315 – 2.087 |
| Hickman | 2.66 | 0.67% | 3.7655 |
| Houston | 1.7297 | 0.43% | 2.2897 – 2.4241 |
| Humphreys | 1.8399 | 0.46% | 2.3368 – 3.0377 |
| Jackson | 2.55 | 0.64% | 3.35 |
| Jefferson | 1.49 | 0.37% | 1.8461 – 2.69 |
| Johnson | 2.21 | 0.55% | 3.452 |
| Knox | 1.554 | 0.39% | 3.7096 |
| Lake | 3.366 | 0.84% | 4.7566 – 4.9315 |
| Lauderdale | 2.5395 | 0.63% | 3.9858 – 5.1395 |
| Lawrence | 2.0105 | 0.50% | 2.4105 – 3.1081 |
| Lewis | 1.0335 | 0.26% | 1.69 |
| Lincoln | 1.8998 | 0.47% | 2.0498 – 3.2665 |
| Loudon | 1.7683 | 0.44% | 2.3338 – 2.9583 |
| Macon | 1.6228 | 0.41% | 2.1728 – 2.5728 |
| Madison | 1.8736 | 0.47% | 2.2895 – 3.7486 |
| Marion | 1.7603 | 0.44% | 1.8456 – 3.5003 |
| Marshall | 1.9687 | 0.49% | 2.8687 – 3.3487 |
| Maury | 1.91 | 0.48% | 2.649 – 3.6 |
| McMinn | 1.0823 | 0.27% | 1.4168 – 2.357 |
| McNairy | 1.5772 | 0.39% | 2.1084 – 2.4772 |
| Meigs | 1.6885 | 0.42% | 2.0334 |
| Monroe | 1.5228 | 0.38% | 1.8362 – 2.4574 |
| Montgomery | 2.1 | 0.53% | 3.02 |
| Moore | 1.7412 | 0.44% | 1.748 |
| Morgan | 2.719 | 0.68% | 3.319 – 4.799 |
| Obion | 1.3804 | 0.35% | 2.0904 – 2.833 |
| Overton | 1.3373 | 0.33% | 2.4769 |
| Perry | 2.2964 | 0.57% | 2.7996 – 3.0653 |
| Pickett | 1.71 | 0.43% | 2.0598 |
| Polk | 1.6895 | 0.42% | 2.2395 – 2.4582 |
| Putnam | 2.66 | 0.67% | 3.0223 – 4.05 |
| Rhea | 1.3486 | 0.34% | 1.942 – 2.3424 |
| Roane | 1.4987 | 0.37% | 2.0788 – 2.8307 |
| Robertson | 1.8 | 0.45% | 1.9301 – 2.8395 |
| Rutherford | 1.8762 | 0.47% | 2.2813 – 2.8288 |
| Scott | 1.6009 | 0.40% | 2.1009 – 3.1228 |
| Sequatchie | 1.8366 | 0.46% | 2.4846 |
| Sevier | 1.48 | 0.37% | 1.6057 – 2.1656 |
| Shelby | 2.69 | 0.67% | 3.63 – 5.2708 |
| Smith | 1.7331 | 0.43% | 2.3152 – 2.5499 |
| Stewart | 1.4862 | 0.37% | 1.9854 – 2.2589 |
| Sullivan | 1.6129 | 0.40% | 2.5029 – 3.4579 |
| Sumner | 1.421 | 0.36% | 1.6744 – 2.321 |
| Tipton | 1.5217 | 0.38% | 2.3717 – 2.7571 |
| Trousdale | 2.1 | 0.53% | 2.7731 |
| Unicoi | 2.6105 | 0.65% | 4.1617 |
| Union | 1.8999 | 0.47% | — |
| Van Buren | 2.4 | 0.60% | — |
| Warren | 1.2091 | 0.30% | 1.2713 – 2.5303 |
| Washington | 1.71 | 0.43% | 2.12 – 3.0885 |
| Wayne | 1.6416 | 0.41% | 2.4416 – 3.0616 |
| Weakley | 1.5452 | 0.39% | 2.367 – 3.293 |
| White | 1.41 | 0.35% | 2.0022 |
| Williamson | 1.3 | 0.33% | 1.403 – 2.0633 |
| Wilson | 1.9089 | 0.48% | 2.1989 – 2.8917 |
Source: Tennessee Comptroller of the Treasury, Property Tax Rates, tax year 2025. County rate shown is for property outside city limits and outside special school or fire districts. Rates are set annually and can change after a reappraisal.
Why might a national calculator overstate Tennessee property taxes?
Many national calculators use a flat default near 1.2% of the price. Most Tennessee rates are lower: Springfield's combined rate of 2.5953 works out to about 0.65% of appraised value, and Nashville's 2.814 to about 0.70%. Some areas, such as Memphis at 5.2708, are higher. An overstated tax figure makes a payment look higher than it will be and can make a buyer look less ready than they are.
Does living inside city limits change my tax bill?
Yes. Homes inside a city pay the county rate plus the city rate, and some areas add a special school or fire district rate. Use the estimator above and pick the city or district, not just the county.
What else is included in a Tennessee mortgage payment besides principal and interest?
- Principal and interest — set by the loan amount, rate and term.
- Property tax — see the estimator above; most Tennessee lenders collect it monthly in escrow.
- Homeowners insurance — required by every lender; flood insurance too if the home is in a FEMA flood zone.
- Mortgage insurance — PMI on conventional loans under 20% down; MIP on FHA loans. VA loans have none.
- HOA dues — usually paid directly to the association, but counted when a lender calculates debt-to-income.
Does Tennessee charge taxes when a home is bought or financed?
Yes. Tennessee charges a realty transfer tax of $0.37 per $100 of the sale price and a mortgage (indebtedness) tax of $0.115 per $100 of the loan amount above the first $2,000, both collected by the county Register of Deeds at recording. Tennessee does not tax wage income.
Source: Tennessee Department of Revenue, Realty Transfer and Mortgage Tax. Who pays each tax is negotiable in the purchase contract.
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Understanding Your Mortgage: Our Free Mortgage Calculator Guide
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