What's in Tennessee closing costs
National closing-cost estimators generalize; a Tennessee closing carries a few line items most of them skip entirely. Here's what actually shows up on a TN closing statement.
TN mortgage indebtedness tax
Charged at $0.115 per $100 of the loan amount, with the first $2,000 of debt exempt — a state-specific line item most national calculators leave out entirely. Paid by the buyer.
Register of Deeds recording fees
Charged by the county to officially record your deed and deed of trust: $5 per page plus a $2 computer fund fee, per document, plus a $1 probate fee on a conveyance document like a deed or deed of trust (not charged on a lien release). The calculator assumes an 8-page deed of trust ($5 × 8 + $2 + $1 = $43) and a 4-page deed ($5 × 4 + $2 + $1 = $23). On the seller side, releasing a payoff lien is assumed at 2 pages with no probate fee ($5 × 2 + $2 = $12). Rates and page counts vary — confirm with your title company.
Realty transfer tax
A state tax on the transfer of property, calculated at $0.37 per $100 of the sale price. The standard Tennessee REALTORS® purchase agreement assigns it to the buyer, so it's on your cash to close. Who pays is negotiable, though: if your contract shifts it to the seller, zero the buyer line and enter it on the seller net sheet.
Title and settlement fees
Lender's title insurance, the closing fee, and the title search. Owner's title insurance — roughly 0.6% of the price — is customarily seller-paid in Middle Tennessee, which is why it defaults to $0 on the buyer side.
Lender fees
Origination, underwriting, appraisal, credit report and processing charges, combined into one editable line in the calculator so you can drop in the total from a real Loan Estimate.
Prepaids and the escrow reserve
A full year of homeowners insurance up front, interest from your closing date to the end of the month, and several months of tax and insurance collected to seed your escrow account. The closer to month-end you close, the less prepaid interest you owe.
Prorated property taxes
Tennessee property taxes are paid in arrears — this year's bill isn't due until after the year ends — so at closing the seller credits the buyer for the share that built up while they owned the home. The calculator prorates from your closing date: annual tax ÷ 365 × the days from January 1 to closing. It shows as a credit on your cash to close and as a charge on the seller net sheet.
Every one of these is editable in the calculator — if your lender or title company has already quoted you a real number, type it in and see the exact effect on your cash to close. Run your numbers →
Rates and customary practice described here are estimates for planning, not a quote. Fees vary by county, lender, and title company — verify the final figures on your Loan Estimate and Closing Disclosure. See the glossary for definitions of the terms above.