Your home price
Note: Tennessee assesses residential property at 25% of fair market value, and tax rates apply to that assessed value. We use a simplified effective rate (already adjusted) for direct apples-to-apples comparison.
By county, cheapest to most expensive
| County | Effective rate | Annual tax | Monthly |
|---|---|---|---|
| Williamson (Brentwood, Franklin) | 0.55% | $2,475 | $206 |
| Wilson (Mt. Juliet, Lebanon) | 0.58% | $2,610 | $217 |
| Sumner (Hendersonville, Gallatin) | 0.60% | $2,700 | $225 |
| Cheatham (Pleasant View, Ashland City) | 0.60% | $2,700 | $225 |
| Rutherford (Murfreesboro, Smyrna) | 0.65% | $2,925 | $244 |
| Robertson (Springfield, White House) | 0.68% | $3,060 | $255 |
| Maury (Spring Hill, Columbia) | 0.70% | $3,150 | $263 |
| Davidson (Nashville) | 0.75% | $3,375 | $281 |
Want the exact rate for a specific home?
These are county averages — city rates and special districts change the real number. We'll email you this comparison and pull the exact parcel-level rate for any address you're weighing.
Frequently asked questions
Which Middle Tennessee county has the lowest property tax?
Williamson County (Brentwood, Franklin, Nolensville, Spring Hill) generally has the lowest effective property tax rate in Middle TN — currently around 0.55% of assessed value. The trade-off: Williamson County also has the highest median home prices in the region, so the absolute tax bill on a comparable home can still be substantial. Sumner County (Hendersonville, Gallatin) and Wilson County (Mount Juliet, Lebanon) are also among the lower-cost counties. Davidson County (Nashville) tends to be the highest in the urban core.
How does Tennessee assess residential property for tax purposes?
Tennessee uses a fractional assessment system. For residential property (owner-occupied or single-family), the assessed value is 25% of the appraised fair market value. The tax rate is then applied to that 25% assessed value. So a $400K home would have a $100K assessed value, and the county's nominal tax rate ($X per $100 of assessed value) applies to that $100K. The calculator above pre-converts to an effective rate against full home value for direct comparison.
Why are property tax rates so different across Middle TN counties?
Each county sets its own tax rate annually based on its budget needs and property tax base. Counties with high-value commercial property (corporate parks, distribution centers, hospitals) can support a lower residential rate because commercial property carries more of the tax burden. Counties with rapidly growing populations sometimes raise rates to fund new schools, roads, and infrastructure. Williamson County's lower rate reflects both a high commercial base and a strong residential property tax base from premium home prices.
When are Tennessee property taxes due?
County property taxes in Tennessee are billed annually and typically due by February 28 of the following year, with payment becoming delinquent on March 1. Most homeowners with mortgages have their property taxes escrowed by the lender, who collects 1/12 of the annual tax monthly with the mortgage payment and pays the county directly when the bill comes due. Cash buyers or buyers with no escrow account pay the bill directly.
Does Tennessee have any property tax breaks for homeowners?
Yes — Tennessee's property tax relief and tax freeze programs offer significant breaks for qualifying homeowners: (1) Property Tax Relief Program for elderly (65+), disabled, and disabled veterans with income limits; (2) Property Tax Freeze for homeowners 65+ in participating counties (most Middle TN counties participate) — freezes the tax bill at a baseline year. There's no broad homestead exemption for general homeowners. We're not tax advisors, but we'll flag eligibility considerations when relevant and refer you to the right county trustee's office.