Buying a Home in Middle Tennessee: Prices and Property Taxes by City

How home prices and 2026 property taxes compare in Franklin, Brentwood, Spring Hill, Nashville and Thompson’s Station, with a page of local numbers for each city.

I’m based in Franklin and help buyers across Middle Tennessee. Each city page has the numbers I walk buyers through before they make an offer: what homes sell for, how property taxes change by address, and where the loan limit sits.

“My wife and I were first time homebuyers and RL made the process extremely easy. He walked us through everything from start to finish …”

Dustin E.

College Grove, TN

Who This Page Is For

Prices and property taxes change from one Middle Tennessee city to the next, and a city mailing address doesn’t always mean a home is inside the city. Both change your monthly payment.

This Page Fits If You:

Most of the buyers I work with across Middle Tennessee are in one of these situations:

Are deciding which Middle Tennessee city to buy in

Want to compare property taxes before you choose

Are moving to Middle Tennessee from another state

Are shopping near or above the $1,029,250 loan limit

Want a pre-approval before you start touring homes

Middle Tennessee by City: The Numbers

Typical prices and 2026 property tax rates side by side, each with its source, and a page with the full local numbers for each city.

Prices and Property Taxes at a Glance

Tennessee assesses a home at 25% of its appraised value and taxes each $100 of that assessed value (Tennessee Comptroller). The rate is half of the bill; the price is the other half.

City	2026 rate inside the city	Typical single-family sale
Franklin	$1.5660, or $2.2433 inside the Franklin Special School District	About $1.1 million
Brentwood	$1.4900	About $1.45 million
Spring Hill	$2.0090 on the Williamson County side, $2.1080 on the Maury County side	About $550,000
Nashville	$2.8140 in the Urban Services District, $2.7820 in the General Services District	About $620,000
Thompson’s Station	$1.4030	About $865,000

Rates from Williamson County’s 2026 tax rates and the Tennessee Comptroller’s tax rate data. Homes outside city limits pay only the county rate: $1.30 in Williamson County and $1.369 in Maury County. Typical sale is the monthly median for closed single-family sales (RealTracs): Franklin over the year to September 2026; Brentwood (ZIP 37027), Spring Hill (ZIP 37174), Nashville and Thompson’s Station (ZIP 37179) from March to September 2026.

A Higher Rate Doesn’t Always Mean a Higher Bill

Nashville’s rates are the highest of the five, and Spring Hill’s are higher than those in Brentwood, Thompson’s Station and Franklin outside the special school district, but the price matters as much as the rate. At 2026 rates, a $550,000 home inside Spring Hill on the Williamson County side pays about $2,762 a year and a $600,000 home in Nashville’s Urban Services District about $4,221, while a $1,100,000 home inside Franklin, outside the special school district, pays about $4,307.

Franklin

Two lines set a Franklin home’s tax: the city limits and the Franklin Special School District, whose boundary doesn’t match the city’s. Prices sit near the $1,029,250 loan limit, so many purchases land close to that line. See buying a home in Franklin.

Brentwood

Most Brentwood homes sell above the loan limit, so most purchases are jumbo loans. A 37027 address can be inside the city, outside it in Williamson County, or in a pocket of Davidson County that pays Metro Nashville’s rate. See buying a home in Brentwood.

Spring Hill

Spring Hill sits in Williamson and Maury counties, so a Spring Hill address can carry one of four tax rates, and a home inside the city gets two tax bills. Prices sit well below the loan limit, and builders often offer incentives for using their lender. See buying a home in Spring Hill.

Nashville

Nashville and Davidson County share one government, Metro, with two tax districts: the Urban Services District, which pays a little more for services such as garbage pickup, and the General Services District. A few small cities, such as Belle Meade, add their own tax. Homes run from condos and townhomes to houses above the loan limit. See buying a home in Nashville.

Thompson’s Station

Thompson’s Station has the lowest in-town rate of these cities: the town adds only $0.103 to Williamson County’s rate, and its tax is on the county bill, so there’s no second bill. A 37179 address can be outside town limits. Many homes sell close to the loan limit, so the loan amount decides between a standard conforming, high-balance or jumbo loan. See buying a home in Thompson’s Station.

What’s the Same in Every City

County taxes come due in October, and interest of 1.5% a month is added from March 1 (UT CTAS). For a one-unit home, the 2026 loan limit is $1,029,250 in Williamson, Maury and Davidson counties, for conforming loans (FHFA) and FHA loans (HUD). Tennessee’s transfer and mortgage taxes apply everywhere; see what it costs to close on a home in Franklin. My mortgage calculator has each city’s rates built in.

Moving From Another State?

Tennessee doesn’t tax wage income, which matters if you’re moving from a state that does. For the rest of what to plan before a move, see relocating to Franklin and Williamson County.

Common Questions About Buying in Middle Tennessee

Which of these cities has the lowest property taxes?

By rate, Thompson’s Station: $1.403 per $100 of assessed value inside the town in 2026, with Brentwood next at $1.49. By bill, it depends on the price. Spring Hill’s rate is higher, but at its typical prices the yearly tax is lower than in the other four cities. In Williamson and Maury counties, homes outside any city pay only the county rate.

Does a city mailing address mean the home is inside the city?

Not always. In Franklin, Brentwood, Spring Hill and Thompson’s Station, a mailing address can be outside city or town limits, and a Brentwood address can even be in Davidson County. In Nashville, the address doesn’t show whether a home is in the Urban or General Services District. The home’s tax records show which rates apply.

When are property taxes due?

County taxes come due in October, and interest of 1.5% a month is added from March 1, so pay by the end of February. Spring Hill bills its city tax separately, with the same end-of-February deadline.

Is the loan limit the same in every city?

Yes, for these cities: $1,029,250 for a one-unit home in 2026, for conforming and FHA loans, in Williamson, Maury and Davidson counties. A larger loan is a jumbo loan.

How fast can I get pre-approved?

Most pre-approvals go out the same day, and every complete application gets a same-day review. The application takes 10 to 15 minutes.

How I Approach a Middle Tennessee Purchase

Four things I do on every file, whichever city you choose.

Taxes From the Exact Address

I confirm the county, the city and any special school district for the home, then build your escrow from those rates, not a ZIP code average.

Local From Day One

I’m based in Franklin. Listing agents across Middle Tennessee can call or text me about your pre-approval letter and hear back the same day.

More Than 30 Lenders

Jumbo rules, builder incentives, FHA rules and condo approvals vary by lender. I find the one whose rules fit your purchase.

One Person, Seven Days a Week

You work directly with me from first conversation through closing. No call centers. No rotating contacts.

Same-day calls and texts, 7 days a week, and consistent follow-through at every step.