Tennessee Closing Cost Calculator
Work out the buyer’s Tennessee closing costs in one place: owner’s and lender’s title insurance premium on Stewart’s filed Tennessee rate schedule, the Tennessee transfer tax of $0.37 per $100 paid by the buyer, and the Tennessee mortgage tax of $0.115 per $100 with the first $2,000 exempt. Premiums vary by county — Davidson, Shelby, Knox, Hamilton and the rest of the state are on different schedules — so pick yours below.
Estimate Your Tennessee Closing Costs
Buyer-side costs. Owner’s and lender’s title premium on Stewart’s filed Tennessee schedule, plus the two statutory recording taxes — both of which the buyer pays in Tennessee.
Premium uses the Stewart Title Guaranty Company filed Tennessee schedule (effective 01/08/2024). Tennessee rates are filed, not state-set, so another underwriter’s premium will differ. The two taxes are statutory and exact. Confirm your figure with us →
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How the transfer and mortgage taxes are calculated
The realty transfer tax is $0.37 per $100 of consideration — the purchase price — or any fraction of $100. On a $400,000 purchase that is $1,480, paid by the buyer to the county Register of Deeds.
The mortgage tax is charged on the indebtedness rather than the price, at $0.115 per $100, and the first $2,000 is exempt under T.C.A. § 67-4-409(b). On a $320,000 loan the taxable amount is $318,000, which produces $365.70 rather than the $368 an uncorrected calculation shows. The exemption is small, but it applies to every financed file in the state.
A cash purchase pays only the transfer tax — enter zero in the loan field and the mortgage line drops out.
See all Tennessee closing calculators →
How the title premium is calculated
Tennessee title insurance rates are filed with the Commissioner of Insurance rather than fixed by the state. Each underwriter files its own schedule, so premiums genuinely differ between agencies.
This calculator uses Stewart’s filed Tennessee schedule, which sets different rates for Davidson, Shelby, Knox, Hamilton, the Montgomery–Rutherford–Sumner–Williamson group, and the remaining counties. Where a qualifying prior owner’s policy exists, the reissue rate is 70% of the filed charge. Tick the reissue box to apply it.
Who pays what at a Tennessee closing
Both recording taxes land on the buyer’s side in Tennessee. The realty transfer tax is the grantee’s obligation, and the mortgage tax is the debtor’s — so a buyer taking a loan pays both, while a cash buyer pays only the transfer tax. Buyers arriving from states where the seller carries the deed tax are regularly caught out by this.
The lender’s title policy is also a buyer cost, since it is the buyer’s lender being protected. The one genuinely negotiable line is the owner’s policy: in many Tennessee transactions the seller pays for it, in others the buyer does, and the contract controls.
On the seller’s side the big items are commission, the mortgage payoff, and the property tax credit owed to the buyer — because Tennessee bills in arrears. None of those appear above, which is why sellers should use the Tennessee seller net sheet rather than this page.
Closing in Tennessee? We are a licensed Tennessee title agency — see how we handle Tennessee title insurance and closings, or read how a Tennessee mail-away or RON closing works if you are signing from another state.
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