How much is property tax in each Middle Tennessee county — and why does the same house cost more one town over?
Tennessee assesses a home at 25% of its appraised value, and the certified rate is charged per $100 of that assessed value — so a $450,000 home is taxed on $112,500. County, city and special school district rates stack, which is why the same price pays a different bill one town over. Every rate below is the Comptroller's certified 2025 figure.
What do you actually multiply?
- Assessed value = 25% of appraised value. Tennessee taxes residential property on a quarter of what the assessor says it is worth. A $450,000 home has a $112,500 assessed value. Every rate on this page applies to that number, never to the purchase price.
- The rate is per $100 of assessed value.A certified rate of $1.30 means $1.30 for every $100 assessed — so $112,500 ÷ 100 × 1.30 = $1,462.50, about $1,460 a year. It is not 1.30% of anything.
- County, city and district rates stack. A parcel outside any city pays the county rate alone. Inside city limits the city rate is added. A special school district can add its own levy and change the county share at the same time.
Franklin is the clearest case. Inside the 9th Special School District the certified 2025 combined rate is $2.0633— county $1.18, district $0.5873, city $0.296. Outside it, the county's $1.30 plus the same $0.296 city rate is $1.596, a combination the certified table does not list as a row of its own, so confirm it with the Williamson County Trustee. On a $750,000 home — $187,500 assessed — that is about $3,870 a year inside the district and about $2,990 outside it. Both are arithmetic from the certified rates, rounded to the nearest $10.
All figures on this page come from the Tennessee Comptroller of the Treasury's 2025 certified property tax rates (retrieved 2026-09-02), covering all 17 Middle Tennessee counties and every municipality that levies a city rate. A town that levies no city property tax has no row in that table. Rates change with reappraisals and annual budgets; the county trustee holds the current bill for any specific parcel.
Your home price and location
Tennessee assesses residential property at 25% of appraised value, and certified rates are quoted per $100 of that assessed value — not as a percentage of the purchase price. County, city and any special district rate stack.
Metro Nashville — General Services District (GSD)
A $450,000 home is assessed at $112,500 (25% of appraised value). At the certified 2025 combined rate of $2.782 per $100 assessed, that is $3,130 a year — about $260 a month in an escrow line.
$450,000 × 25% ÷ 100 × 2.782 = $3,130. Dollar figures are rounded to the nearest $10. This is the rate, not a bill: assessments, exemptions and relief programs change what a specific owner pays.
Certified 2025 rates in Davidson County
| City, town or district | County | City | District | Combined | Annual |
|---|---|---|---|---|---|
| Belle Meade | $2.782 | $0.3011 | — | $3.0831 | $3,470 |
| Goodlettsville | $2.782 | $0.5068 | — | $3.2888 | $3,700 |
| Metro Nashville — Urban Services District (USD) | $2.782 | $0.032 | — | $2.814 | $3,170 |
| Ridgetop | $2.782 | $0.349 | — | $3.131 | $3,520 |
| Metro Nashville — General Services District (GSD) | $2.782 | — | — | $2.782 | $3,130 |
County rate only, all 17 counties (alphabetical)
| County | County rate | Annual on $450,000 |
|---|---|---|
| Bedford County | $2.3252 | $2,620 |
| Cheatham County | $1.753 | $1,970 |
| Coffee County | $2.331 | $2,620 |
| Davidson County | $2.782 | $3,130 |
| Dickson County | $1.69 | $1,900 |
| Franklin County | $1.9953 | $2,240 |
| Lawrence County | $2.0105 | $2,260 |
| Marshall County | $1.9687 | $2,210 |
| Maury County | $1.91 | $2,150 |
| Montgomery County | $2.10 | $2,360 |
| Putnam County | $2.66 | $2,990 |
| Robertson County | $1.80 | $2,030 |
| Rutherford County | $1.8762 | $2,110 |
| Sumner County | $1.421 | $1,600 |
| Warren County | $1.2091 | $1,360 |
| Williamson County | $1.30 | $1,460 |
| Wilson County | $1.9089 | $2,150 |
Source: Tennessee Comptroller of the Treasury, 2025 certified property tax rates (retrieved 2026-09-02). Rates change with reappraisals and annual budgets — confirm the current figure for any specific address with that county's trustee. We are not tax advisors.
Want the certified rate for a specific address?
City limits, special school districts and Metro's service districts all change the number. Send us an address you're weighing and we'll pull the rate of record for that parcel and email you this comparison.
Where to go next
- Middle Tennessee towns — which county each town sits in, and which ones straddle a line.
- County market reports — the numbers a county pillar publishes, one rung up from a single address.
- Mortgage payment calculator — put the annual figure above into a monthly escrow line.
- School and public-safety data sources — the official sources for the districts and agencies named on this site. We name them and link them; we do not rate them.
Frequently asked questions
How is property tax calculated in Tennessee?
Three steps, and the middle one is the part most calculators hide. (1) The county assessor sets an appraised value. (2) Residential property is assessed at 25% of that appraised value — so a $450,000 home has a $112,500 assessed value. (3) The certified tax rate is applied per $100 of assessed value, not as a percentage of the sale price. County, city and any special school district rate stack into one combined rate. At Metro Nashville's certified 2025 General Services District rate of $2.782 per $100 assessed, a $450,000 home is $450,000 × 25% ÷ 100 × 2.782 = about $3,130 a year. That is arithmetic from the certified rate, not a bill: exemptions and relief programs change what a specific owner pays.
What are the certified 2025 county property tax rates in Middle Tennessee?
Per $100 of assessed value, for a parcel outside any city or special district: Bedford $2.3252, Cheatham $1.753, Coffee $2.331, Davidson $2.782 (Metro's General Services District; the Urban Services District is $2.814), Dickson $1.69, Franklin County $1.9953, Lawrence $2.0105, Marshall $1.9687, Maury $1.91, Montgomery $2.10, Putnam $2.66, Robertson $1.80, Rutherford $1.8762, Sumner $1.421, Warren $1.2091, Williamson $1.30, Wilson $1.9089. Inside a city the city rate stacks on top. Source: Tennessee Comptroller of the Treasury, 2025 certified property tax rates.
Why does the same house price pay different property tax one town over?
Because three separate rates can stack, and two of them change at a line you cannot see from the street. The county rate applies everywhere in the county. A city rate is added inside city limits — in Williamson County that is $0.19 for Brentwood, $0.34 for Nolensville and $0.103 for Thompson's Station, on top of the county's $1.30. And a special school district can change the county share as well: Williamson certifies $1.30 outside any special school district, $1.27 for Spring Hill, $1.21 for unincorporated land inside the 9th Special School District and $1.18 for Franklin inside it. A split town makes the same point in one place — White House's city rate is $0.8961 on both sides of the county line, but the Sumner side combines to $2.3171 and the Robertson side to $2.6961.
What is the property tax rate in Franklin, Tennessee?
It depends on whether the address is inside the 9th Special School District (the Franklin Special School District). Inside it, the certified 2025 rate is $2.0633 per $100 of assessed value — county $1.18 plus the district's $0.5873 plus the city's $0.296. Outside it, the certified county rate of $1.30 plus the same $0.296 city rate is $1.596, a combination the certified table does not list as a row of its own, so confirm it with the Williamson County Trustee. On a $750,000 home — $187,500 assessed — that is about $3,870 a year inside the district versus about $2,990 outside it. Both figures are arithmetic from the certified 2025 rates.
What is the property tax rate in Nashville?
Metro Nashville certifies two rates for 2025: $2.782 per $100 of assessed value in the General Services District and $2.814 in the Urban Services District, which funds additional city services. The Davidson County Assessor's record says which district an address falls in. Three satellite cities inside Davidson County add a city rate on top of Metro's — Belle Meade at $0.3011 ($3.0831 combined), Goodlettsville at $0.5068 ($3.2888) and Ridgetop at $0.349 ($3.131). Berry Hill, Forest Hills and Oak Hill have no city row in the certified table; confirm those addresses with the Davidson County Trustee. Old Hickory is part of Metro Nashville rather than a separate city, so it is billed the General Services District or Urban Services District rate.
Who confirms the property tax figure for a specific address?
The county trustee bills and collects, and the county assessor sets the appraised value and the district of record — those two offices are where a number gets confirmed. The Tennessee Comptroller's certified table is the rate; the trustee's bill is what an owner actually pays, after any exemption, relief or freeze program administered through that office. Rates change with annual budgets and reappraisals. We pull the rate of record for a specific parcel before anyone writes an offer, and we are not tax advisors.