Tennessee seller net sheet calculator

In Tennessee the buyer, not the seller, pays the 0.37% transfer tax, so it isn’t a seller cost. Who pays for the owner’s title policy is negotiated.

Tennessee’s rules checked September 30, 2026Runs in your browser. Nothing you type is saved.

State Closing date

Tennessee: Recordation tax: 0.37% of the price, usually paid by the buyer. Owner’s title is usually paid by the seller, though it varies.

Sale price

$

Mortgage payoff

$

Commissions

Listing agent

Buyer’s agent

Estimated net to seller $141,600

42%keeps

Sale price$335,000
Commissions−$18,425
- Listing agent commission (3%)est.−$10,050
- Buyer’s agent compensation (2.5%)est.−$8,375
Loans and liens−$170,000
- Mortgage payoff−$170,000
Title and closing−$1,873
- Owner’s title insuranceest.−$1,173
- Settlement or escrow feeest.−$600
- Recording and release feesest.−$100
Taxes−$3,102
- Property taxes (prorated)est.−$3,102
Net to seller$141,600

An estimate, not a closing statement. The title or escrow company and your lender provide the final figures, and the loan payoff comes from the lender's payoff statement. Commissions are negotiable.

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A Tennessee sale, worked out

The calculator opens on $335,000, about the median value of an owner-occupied home in Tennessee ($332,600, 2024 Census estimate), with a $170,000 mortgage payoff as an example. Commissions are whatever the seller agrees, so they’re left out here.

Before commissions and the payoff, the seller’s costs come to about $4,975, or 1.49% of the price, for a closing on December 5, 2026. Tennessee’s transfer tax on a $400,000 sale is the 18th highest of the 35 states and DC that have one.

Seller’s costs on $335,000, before commissions and the payoff
Owner’s title insuranceest.	−$1,173
Settlement or escrow feeest.	−$600
Recording and release feesest.	−$100
Property taxes (prorated)est.	−$3,102
Total	−$4,975

Estimates are tagged “est.”; the rest follow the state’s rules.

The recordation tax and title at other prices

Recordation tax is 0.37% of the price, usually paid by the buyer. The owner’s policy below is an estimate; your title company’s quote will differ. Who pays for it varies, so the calculator counts it for the seller; you can switch it.

Sale price	Whole recordation tax	Seller usually pays	Owner’s title policy
$250,000	$925	$0	$875est.
$500,000	$1,850	$0	$1,750est.
$750,000	$2,775	$0	$2,625est.
$1,000,000	$3,700	$0	$3,500est.
$2,000,000	$7,400	$0	$7,000est.

Selling in Tennessee: what to know

Recordation tax

Tennessee’s realty transfer tax is $0.37 per $100 (0.37%) of the price or the property’s value, whichever is greater, and by law and custom the buyer pays it, $1,480 on a $400,000 home. There’s no local transfer tax.

Title insurance

Who pays for the owner’s policy is set in the Tennessee purchase agreement. Buyer-paid is common in many markets, but confirm with your agent and title company.

Who runs the closing

Title companies or attorneys close Tennessee sales. An attorney isn’t required.

Property taxes

Tennessee taxes the calendar year, payable starting in October and delinquent March 1 of the next year, so they are generally paid in arrears and the seller credits the buyer.

Selling in Tennessee: questions

Who pays transfer tax in Tennessee?

The buyer. Tennessee law puts the 0.37% realty transfer tax on the buyer, so it isn’t a seller closing cost.

Who pays for title insurance in Tennessee?

It is negotiated in the Tennessee purchase agreement; buyer-paid owner’s policies are common in many markets.

How are property taxes prorated in Tennessee?

Tennessee taxes for the calendar year are payable from October through February, so the seller usually credits the buyer for the year to date.

How much are seller closing costs in Tennessee?

Leaving out commissions, which are whatever the seller agrees, and the loan payoff, a Tennessee seller’s costs on a $335,000 sale come to about $4,975 with the calculator’s estimates and a December 5, 2026 closing: owner’s title insurance $1,173, settlement or escrow fee $600, recording and release fees $100, property taxes (prorated) $3,102. Put in your own numbers above for a closer figure.

Is anything I type saved?

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