Mortgage Payment Calculator for Middle Tennessee
Enter a price, your down payment and the rate you’ve been quoted, then pick where the home is. Property tax comes from that county’s and city’s own 2026 rates, including the Franklin Special School District. Nothing you type is saved.
- Property tax by city and county
- FSSD option for Franklin
- FHA and VA costs built in
How the Property Tax Figure Works
Tennessee taxes a home on 25% of its appraised value. The county sets a rate per $100 of that assessed value, the city or town adds its own, and inside its boundary the Franklin Special School District (FSSD) adds a school rate. The calculator multiplies the price by 25%, then by the combined rate for the area you pick.
| Where the home is | County | Rate per $100 |
|---|---|---|
| Franklin | Williamson | 1.5660 |
| Franklin, inside the FSSD | Williamson | 2.2433 |
| Brentwood | Williamson | 1.4900 |
| Fairview | Williamson | 2.1404 |
| Nolensville | Williamson | 1.6400 |
| Spring Hill (Williamson County side) | Williamson | 2.0090 |
| Thompson’s Station | Williamson | 1.4030 |
| Unincorporated Williamson County | Williamson | 1.3000 |
| Unincorporated, inside the FSSD | Williamson | 1.9773 |
| Nashville (Urban Services District) | Davidson | 2.8140 |
| Rest of the county (General Services District) | Davidson | 2.7820 |
| Murfreesboro | Rutherford | 2.2414 |
| Columbia | Maury | 1.9758 |
| Spring Hill (Maury County side) | Maury | 2.1080 |
| Mount Pleasant | Maury | 2.8665 |
Example: a $700,000 home in Franklin is assessed at $175,000. Outside the FSSD, at $1.566 per $100, the tax is about $2,740 a year. Inside the FSSD, at $2.2433, it’s about $3,926. For what Franklin homes sell for and how to tell which rate applies to an address, see buying a home in Franklin.
A few local details change the number:
- Franklin and the FSSD. Part of Franklin, and some unincorporated land near it, is inside the FSSD. The calculator assumes a home is outside it unless you tick the box. The property’s tax record shows which applies.
- Spring Hill sits in Williamson and Maury counties. The city rate is the same on both sides, but the county rate isn’t, so pick the side the address is on.
- Davidson County has two Metro rates: the Urban Services District, which covers most of Nashville’s urban core, and the lower General Services District rate everywhere else. Belle Meade, Goodlettsville and Ridgetop add their own city rate on top. See buying a home in Nashville.
- Maury County reappraised in 2026, so the county rate ($1.369) and the Columbia and Mount Pleasant rates are new for 2026. Spring Hill kept its city rate.
Sources: the Williamson County Trustee’s 2026 rates; the Nashville Property Assessor (Metro kept its 2025 rates for 2026); Rutherford County’s 2026 certified rates and the City of Murfreesboro’s 2026 levy; and Maury County’s 2026 county and city rates. I update them when the counties change their rates. The calculator assumes the appraisal equals the price.
A listing’s tax figure is usually last year’s bill on the seller’s assessment, so a recently sold or new home can be taxed well above it once it’s reassessed. Using the price is the safer estimate. For what you’ll pay at the closing table, see what it costs to close on a home in Franklin.
FHA Mortgage Insurance and the VA Funding Fee
Pick FHA or VA and the calculator adds these costs at the rates HUD and VA publish.
FHA charges an upfront premium of 1.75% of the base loan, usually added to the loan, plus an annual premium paid monthly. The annual rate depends on the term, the loan size and the down payment:
| Term | Base loan | Down payment | Annual premium |
|---|---|---|---|
| Over 15 years | Up to $726,200 | 5% or more | 0.50% |
| Over 15 years | Up to $726,200 | Less than 5% | 0.55% |
| Over 15 years | Over $726,200 | 5% or more | 0.70% |
| Over 15 years | Over $726,200 | Less than 5% | 0.75% |
| 15 years or less | Up to $726,200 | 10% or more | 0.15% |
| 15 years or less | Up to $726,200 | Less than 10% | 0.40% |
| 15 years or less | Over $726,200 | 22% or more | 0.15% |
| 15 years or less | Over $726,200 | 10% to under 22% | 0.40% |
| 15 years or less | Over $726,200 | Less than 10% | 0.65% |
With 10% or more down, the annual premium ends after 11 years. With less, it lasts for the life of the loan.
Example: a $400,000 home with 3.5% down has a base loan of $386,000. The upfront premium is $6,755, so the loan is $392,755. The annual premium is 0.55%, about $180 a month at the start, for the life of the loan.
VA charges a one-time funding fee, usually added to the loan:
| Down payment | First use | After first use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% to under 10% | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
You don’t pay it if you receive VA compensation for a service-connected disability, or in the other cases VA lists. Tick the exempt box in the calculator and the fee drops out. VA loans have no monthly mortgage insurance.
Sources: HUD Mortgagee Letter 2023-05 for the FHA premiums and VA.gov for the funding fee. I recheck both when HUD or VA changes them.
What This Calculator Leaves Out
FHA and VA costs are built in, at the rates above. It leaves out:
- Conventional mortgage insurance. It depends on your credit and down payment, so I quote it per file rather than guess here.
- Points and credits. Paying points lowers the rate you type in; a lender or seller credit lowers cash to close. How to compare them.
- What you qualify for. A payment you can type isn’t a payment a lender will approve. Lenders look at the full picture: income, debts, reserves and the property. How much house you can afford covers that.
Want the real numbers on your file, shopped across more than 30 lenders? Start your pre-approval, book a 15-minute strategy call, or call or text me at (615) 516-3176. Calls and texts are returned the same day, seven days a week.