Tennessee Property Tax Calculator

Tennessee's average effective property tax rate is 0.56% of assessed value (2026), among the lowest in the nation. Property tax is administered by counties and municipalities — the state sets a framework, but local taxing authorities (school districts, county boards, special-service districts, fire/police districts) levy their own millage rates that stack onto the bill.

Your tax bill is the assessed value times the combined millage rate (1 mill = $1 per $1,000 of assessed value). Many jurisdictions assess at less than 100% of market value (e.g., 80% or 50%), so the effective rate on market value can be much lower than the headline millage. Common reductions include homestead exemptions (primary residence discount), senior or disabled-person freezes, veteran exemptions, and farm/agricultural use deferrals — these can cut a primary-residence bill by 10–50% in many states.

Most jurisdictions reassess property values every 1–4 years; rapid market gains can produce large bill jumps unless capped by state law (e.g., California's Proposition 13 limits annual increases to 2% on a primary residence; Texas caps homesteads at 10%/yr). Property tax is deductible federally as part of the SALT itemized deduction, capped at a combined $40,000 in 2026 under OBBBA (raised from $10,000), with a 30% phase-down on MAGI above $500,000 (floor $10,000). Use this calculator to estimate your annual bill and monthly escrow contribution.

Tennessee applies a 25% assessment ratio to residential real property, multiplied by the local property-tax rate (typically $2-$4 per $100). Effective rates statewide average ~0.55% — among the lowest in the country. The state's Property Tax Relief Program (administered by the Comptroller) provides up to $32,000 of assessed-value reduction for owners 65+ with under $36,170 income; disabled and disabled-veteran versions have higher caps. Reassessments are conducted every 4-6 years on a county-rotating cycle. Bills due October 1.