Tennessee Home Sale Calculator: What You'll Net
Before you sign a listing agreement, you should know what you'll actually walk away with. This home sale calculator runs the Tennessee seller net sheet math the way a title company does: sale price, minus your payoffs, minus commission and concessions, minus the tax proration and the title and closing fees. Every line is editable, because every sale is different. It's an estimate. The title company issues the real figures at closing, and I'll run it against your actual payoff and a real title quote for free if you ask.
Run your numbers
Your sale
What you owe on it
Commission and concessions
Taxes and title
Other
| Sale price | $0 |
| Payoffs | |
| First mortgage payoff | $0 |
| Second mortgage or HELOC | $0 |
| Other liens or back taxes | $0 |
| Commission and concessions | |
| Listing side commission | $0 |
| Buyer's agent compensation (seller share) | $0 |
| Seller concessions | $0 |
| Taxes and title | |
| Property tax proration (Jan 1 to closing) | $0 |
| Owner's title policy | $0 |
| Settlement fee, deed, recording, wire | $0 |
| Tennessee transfer tax | $0 |
| Other | |
| HOA | $0 |
| Home warranty | $0 |
| Repairs, staging, other | $0 |
| Total costs and payoffs | $0 |
| Estimated net to you | $0 |
This is an estimate, not a settlement statement. Your actual net depends on the taxes owed on the property, any liens or payoffs and their exact balances on the day of closing, which title company closes the sale and its fee schedule, the commission you agree to, and what gets negotiated in the contract. The title company issues the real figures. Tennessee property taxes are paid in arrears, so the proration here credits the buyer for the days you owned the home this year. The title policy estimate uses a common Tennessee rate tier; your title company's filed rate may differ.
Want this run against your actual payoff and a real title quote? Call or text 615-392-1186 and I'll do it for you, free.
What's in a Tennessee seller's closing costs
Payoffs
Your lender's payoff letter, not your last statement. It includes interest through the closing date, and a HELOC or second mortgage closes out the same way. Any lien, judgment or past-due tax recorded against the house gets paid from your proceeds at closing.
Commission
The listing side and the buyer's agent side are negotiated separately now. Most Middle Tennessee sellers still offer buyer's agent compensation because it widens the buyer pool, but it's your call, and this sheet lets you set it to zero, split it or pay it in full.
Property tax proration
Tennessee property taxes are paid in arrears, in the fall for the current year. At closing you credit the buyer for the days you owned the home this year, so a December closing costs you most of a year's taxes and a February closing costs you a few weeks. In Spring Hill the rate depends on which side of the county line the house sits, which is why my Williamson vs Maury guide exists.
Title and closing fees
By Tennessee custom the seller buys the owner's title policy for the buyer. The premium follows the underwriter's filed rate, which steps down as the price goes up. Add the settlement fee, deed preparation, the recording of your lien release and a wire fee, and the exact figures depend on which title company closes the sale.
Transfer tax
Tennessee charges $0.37 per $100 of the sale price to record the deed. The buyer customarily pays it. If you've agreed to pay it as a concession, check the box in the calculator.
Concessions, HOA, warranty, repairs
Anything you agreed to in the contract comes off the top: closing cost credits, a home warranty, repair credits from the inspection, and whatever the HOA charges to transfer the account.
What moves the number most
Price, payoff and commission. Everything else is rounding compared with those three, which is why the first question is always what the house is really worth. If you don't know, start with What's My Home Worth.
Common questions about seller net proceeds in Tennessee
Who pays closing costs when selling a house in Tennessee?
Both sides pay their own. The seller typically pays the commission, the owner's title policy, a settlement fee, deed preparation, lien release recording, and the tax proration. The buyer typically pays the transfer tax, the lender's title policy, loan costs and their own settlement fee. All of it is negotiable in the contract.
Does the seller pay the transfer tax in Tennessee?
Customarily no. The buyer pays the $0.37 per $100 deed tax. A seller can agree to pay it as a concession.
How are property taxes prorated at closing in Tennessee?
Taxes are paid in arrears, so the seller credits the buyer for January 1 through the closing date and the buyer pays the full bill when it comes due. Williamson County and Maury County bills come at different rates, and the city adds its own.
Does the seller pay for title insurance in Tennessee?
By custom the seller pays for the owner's policy that protects the buyer, and the buyer pays for the lender's policy. The owner's policy premium is a filed rate that steps down as the price rises.
What is a typical settlement fee for a seller?
A few hundred dollars for the seller side, set by the title company. This sheet starts at $450 and you can change it.
I have a HELOC. Does it come out of my proceeds?
Yes. Any loan secured by the house is paid off at closing, including a HELOC, even if the balance is small, and the title company records the release.
How accurate is this?
It's as accurate as the numbers you enter. Use your lender's payoff letter, your actual tax bill and the commission you agree to, and the result will be close. The title company's settlement statement is the final word.
Can you run it with my real payoff and a title quote?
Yes, free. Call or text 615-392-1186 with the address and I'll send a net sheet from Greater Nashville Title's system with your actual figures.
Buying new construction with a builder's rate offer on the other side of the sale? Run it through my rate buydown calculator before you sign.
Ready to find out what you'd actually net?
Send me the address and I'll run this against your real payoff and a title quote, free. Or if you're on the buying side, start with what you can afford and what the seller is really offering.