The average home buyer in Tennessee spends between $28,097 and $94,405 when purchasing a $338,769 home, which is the state median value. Estimate your costs with our calculator.
Keep in mind, this is just the cost of buying a home, including down payment, earnest money deposit, and other costs. After you close, you'll still need to budget for all the ongoing costs of homeownership.
If you're looking for a way to cut down on some of your home buying costs, we recommend working with Clever Real Estate. Clever can help you compare expert agents in your local area, no strings attached. We'll help you find a knowledgeable realtor from a well-known brokerage that can use their expertise to lower your cost burden.
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Average cost to buy a house in Tennessee
Cost estimates below are based on Tennessee's median home value of $338,769, unless otherwise noted.
You won't pay all of these at once. Earnest money, for instance, is due when your offer is accepted. Inspection and appraisal fees come up later in the process. You'll make your down payment and pay closing costs at closing. Moving expenses usually come around then, once you take possession.
| Expenses | Amount |
|---|---|
| Earnest money deposit (1-3%) | $3,388 to $10,163 |
| Down payment (3.5-20%) | $11,857 to $67,754 |
| Cash reserves | $3,624 to $5,437 |
| Closing costs (2.22%) | $7,537 |
| Inspection[1] | $325 |
| Appraisal[2] | $400 |
| Moving[3] | $966 to $2,790 |
| Total | $28,097 to $94,405 |
Estimates based on Tennessee's median home value of $338,769, unless noted. These are statewide estimates. Enter your own numbers in our calculator below for a personalized total.
Buyer closing costs in Tennessee
While the other costs to buy a house in Tennessee are pretty transparent, Tennessee closing costs are a bit more nuanced. They're actually a series of smaller costs lumped together into one total. Here's a breakdown of all of the Tennessee closing costs you'll likely pay when buying a home.
| Closing cost | Amount |
|---|---|
| Closing fee | $339 |
| Recording fee | $95 |
| Title service fees | $846 |
| Origination fee | $1,694 |
| Underwriting fee | $600 |
| Discount points (optional) | $2,710 per point |
| Lender's title insurance | Typically paid by seller |
| Owner's title insurance | Typically paid by seller |
| Prorated property tax | Varies |
| Recordation tax | 0.37% |
| Total | $7,537 |
Does the buyer or seller pay closing costs in Tennessee?
The seller typically pays the bulk of the closing costs in Tennessee. The seller is responsible for costs like title insurance, real estate transfer tax, and recording fees. The seller also pays their listing agent.
- Traditionally, the seller set the fee they were willing to pay a buyer's agent.
- In August 2024, a lawsuit against the National Association of Realtors changed this so that buyer's agents have to negotiate rates directly with the buyers they represent.
- Most buyers will still ask sellers to pay this fee as a concession from their sale proceeds, so the buyer doesn't have to bring more cash to closing.
Will the NAR lawsuit change how real estate commission works?
After losing a lawsuit over their practices in 2024, the National Association of Realtors agreed to change how real estate professionals do business.
As of August 2024, buyer's agents are required to sign an "agency agreement" before providing services to a buyer. This agreement has to specify what services the agent will provide, and how much they will get paid.
Real estate agents are no longer allowed to split commissions with one another. In the past, it was common for a listing agent to collect a 6% fee from the seller, and then split this fee with a buyer's agent who brought a buyer. Going forward, buyer's agents will have to negotiate their fee directly with the buyer they represent.
Learn more about how the real estate commission changes will impact buyers and sellers.
Keep in mind, closing costs are often negotiable. Motivated sellers will sometimes agree to pay for some of the buyer's closing costs. However, to win the negotiation battle, you'll need a great agent who can work out a deal with the seller. Clever can match you with a top agent in your area that can get the seller to shoulder more of the above costs.
Contact us at Clever for top agent recommendations.
Cost to buy a house in Tennessee calculator
- Down payment $33,877
- Closing costs $7,537
- Inspection $325
- Appraisal $400
- Moving $966
- Cash reserves $3,624
Estimates are based on Tennessee averages and a 10% down payment, the average for a first-time home buyer. Adjust any field to personalize your total.
Ongoing costs of homeownership in Tennessee
Beyond the mortgage, you'll pay property taxes, homeowners insurance, maintenance, and utilities every month for as long as you own the home. Plan around the full monthly number, not just the loan payment.
You do have some control here, even if it's limited. Utilities and maintenance are the most flexible. Shopping around for providers or handling small repairs yourself can trim the total. Taxes are mostly fixed, though insurance is still worth comparing.
| Expense | Average monthly cost |
|---|---|
| Mortgage (principal and interest) | $1,812 |
| Homeowners insurance | $235 |
| Taxes | Varies but averages $130 statewide |
| Maintenance | $281 |
| Utilities[4] | $603 |
| Total | $3,061 |
Note: All numbers are estimates based on state averages and a median home value of $338,769 and a down payment of 20%.
Besides the expenses outlined above, you'll also want to consider private mortgage insurance (PMI) and homeowner's association (HOA) fees.
- If you pay less than 20% as a down payment on your house, you'll probably have to pay PMI monthly until you get to 20% equity. For the average Tennessee homeowner, this is between $147 to $499 a month.
- Some neighborhoods have HOA fees for the care and maintenance of common areas. The national average is around $250 per month.
» MORE: The true cost of homeownership
Top ways to save money when buying a house in Tennessee
1. Look into better financing options
Paying off debts and getting your credit in the best shape possible before applying for a loan will help you get a better interest rate, which will lower your monthly payments for the life of the loan.
You can also shop around to compare lenders so you get the lowest fees and interest rates available. It may be a good idea to enlist the help of a mortgage broker if you're not sure how to go about vetting lenders.
2. Participate in home buyer programs in Tennessee
The Tennessee Housing Development Agency has a number of home buyer programs that can help make buying easy. These come either in the form of low fixed-rate loans or down payment and closing cost assistance and are available to income-eligible buyers in Tennessee.
The non-profit Habitat for Humanity is also an option, as it offers low income buyers the chance at an affordable home in exchange for “sweat equity,” such as volunteering or construction work.
» MORE: First-time home buyer programs everyone should know about
3. Partner with an expert agent
Having an expert agent on your side can ensure you win the negotiating battle with the seller.
Clever can help match you with a knowledgeable, hyper-local agent that knows the ins and outs of how to save you money on your local fees. And best of all, our service is totally free!
Finding a great local realtor is the first step in making your home buying dreams a reality. Our free service matches you with top agents from trusted brands like Keller Williams and RE/MAX.
Enter your zip code to request hand-picked agent matches in minutes. Compare your options until you find the perfect fit, or walk away with no obligation. Try Clever's free service today!
Why you can trust us
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Our team is committed to making home buying more transparent by educating buyers and sellers through articles like this one. Our writers, editors, and industry-leading researchers strive to provide readers with the most up-to-date, accurate, and useful information.
Methodology
Clever's team of researchers gathered data from private and public resources, including requesting quotes from local providers.
Upfront costs for buying a home are estimates based on a home at Tennessee's median value of $338,769, sourced from the Clever Market Pulse data set, which includes data from Realtor.com, Redfin, Zillow, and more.
Data is current as of 8/1/2026. Unless a range is shown, figures assume a single-family home purchased with a 20% down payment.
We calculate each figure as follows:
- Earnest money estimates are based on 1–3% of the purchase price.
- Down payment estimates range from a 3.5% FHA minimum to a 20% conventional down payment.
- Monthly mortgage (principal and interest) and cash reserves (two to three months of that payment) are based on a 30-year loan at 6.65%.[5]
- Inspection, appraisal, and moving cost estimates are based on HomeAdvisor figures.
- Closing cost estimates are compiled by Clever using public county and state records for recording fees, transfer taxes, and property taxes, plus quotes gathered from local title, settlement, and lending providers.
- Homeowners insurance estimates are from Bankrate as of February 2026.
- Utility estimates are from Move.org based on state-level averages, including electricity, gas, water, sewer, trash, internet, streaming, and phone.
- Maintenance is estimated at 1% of the home's value per year, as a rule of thumb.
- PMI is estimated at 0.5%-2% of your loan amount per year, the range of rates for buyers who put less than 20% down.
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