Tennessee seller net sheet calculator

What a Tennessee seller walks away with after commission, payoffs, title, and transfer taxes. Rates and closing customs below are verified for Tennessee; the calculator applies them for you, down to the county.

Calculate a Tennessee net sheet Plans and pricing

State transfer tax: $0.37 per $100
Owner's title policy: Buyer pays
Seller costs on $400,000: About $20,407

Tennessee transfer tax

Tennessee charges the realty transfer tax of $0.37 per $100, customarily paid by the buyer.

Who pays is local custom and can be changed in the contract. Rates verified 2026-09-29.
Tax	Level	Rate	Customarily paid by
Realty transfer taxRate confirmed; rounding to the next $100 is not stated by the Department (roundUnit unverified).	State	$0.37 per $100	Buyer

With no county or city chosen, split by local custom.
Sale price	Seller pays	Buyer pays	Total
$250,000	$0	$925	$925
$500,000	$0	$1,850	$1,850
$1,000,000	$0	$3,700	$3,700

Example Tennessee seller net sheet

A $400,000 sale with a 5% commission and a $250,000 mortgage payoff. Seller closing costs come to about $20,407, or 5.1% of the price.

Title and settlement fees are typical estimates, not quotes.
Line	Seller
Sale price	$400,000
First mortgage payoff	−$250,000
Real estate commission (5%)	−$20,000
Settlement / closing fee	−$350
Release / satisfaction recording	−$12
Wire / courier / payoff processing	−$45
Estimated net before property tax prorations	$129,593

Run it with your own numbers. Choose the county to add local taxes, and enter the closing date to prorate property taxes.

Who pays what in Tennessee

Commonly buyer in Tennessee; negotiable. Closings are usually handled by a title company or attorney. The settlement or escrow fee is customarily split between buyer and seller.

Buyer customarily pays transfer and mortgage taxes; seller pays deed preparation.

Property tax prorations

Property taxes are paid in arrears. The typical effective rate is about 0.6% of value per year. Bills issued Oct 1 for the calendar year, due Feb 28; seller credits buyer when unpaid.

Mortgage taxes

Tennessee also taxes the buyer's new mortgage. These are on the buyer's side of the closing, not the seller's net sheet.

Tax	Level	Rate	Customarily paid by
Mortgage recordation tax	State	$0.115 per $100 over $2,000	Buyer

Sources

tn.gov

Verified 2026-09-29. A net sheet is an estimate, not a closing statement or tax advice. Final figures come from the title or escrow company. See a rate that looks wrong? Email [email protected].

Tennessee net sheet questions

Does Tennessee have a real estate transfer tax?

Tennessee charges the realty transfer tax of $0.37 per $100, customarily paid by the buyer.

How much is the transfer tax on a $500,000 home in Tennessee?

With no county or city chosen, the transfer tax on a $500,000 sale is about $1,850, customarily paid by the buyer.

How much are seller closing costs in Tennessee?

On a $400,000 sale with a 5% commission, estimated seller costs in Tennessee come to about $20,407 (5.1% of the price), including $20,000 of commission. Without commission, closing costs are about $407. Local taxes, the payoff, and property tax prorations change the final number.

Who pays for title insurance in Tennessee?

Commonly buyer in Tennessee; negotiable.

Who handles the closing in Tennessee?

Closings are usually handled by a title company or attorney.

How are property taxes prorated when selling a home in Tennessee?