Seller resources
What will you actually walk away with?
The list price is not the number that matters. This is: your expected sale price, minus the cost of sale, minus what you owe. Adjust the figures below and watch your estimated net proceeds update as you go. The assumptions reflect how closings customarily work in Williamson County and Middle Tennessee.
Not sure? Start with the private valuation below and Ryan will give you a real number.
Everything secured by the home: first mortgage, HELOC, or other liens. Your lender's payoff quote runs slightly higher than the statement balance.
Listing side plus any buyer-agent compensation you choose to offer. Commissions are negotiable and agreed in writing before anything begins.
Owner's title policy (customarily seller-paid in Middle Tennessee) plus closing fees. Auto-estimated from your price.
Tennessee taxes are paid in arrears, so you credit the buyer for your share of the year. Estimate assumes a mid-year closing.
Inspection repairs or closing cost credits, if any.
HOA transfer fees, home warranty, staging, moving.
Your estimate
- Sale price
- $1,500,000
- Commission (5.5%)
- −$82,500
- Title, escrow, and closing
- −$4,500
- Property tax proration
- −$3,750
Estimated net proceeds
$1,409,250
Cost of sale: $90,750 (6.0% of price)
The sale price drives everything above. Ryan prepares valuations personally, then builds an exact net sheet for your property.
Planning estimate only, not a settlement statement or a quote. Buyers customarily pay Tennessee's transfer tax, so it is not included. Your exact figures depend on your payoff, title rates, closing date, and the terms you negotiate.
88%
repeat and referral
260+
closings
$150M+
career sales volume
11+
years in Williamson County
“Ryan helped us tremendously with our relocation from Memphis to Nashville. His patience and relaxed manner along with thoughtful discussions made finding the right home easy. He gives you comfort in knowing that he and his team are on your side.”
Common questions
Understanding your net proceeds
How accurate is this estimate?
It is a planning tool, built on how Williamson County closings typically run, and it will land close if your inputs are realistic. The number it cannot know is your sale price. When you are ready, Ryan prepares a private valuation and a line-by-line net sheet for your specific property, payoff, and closing date, so you see the real figure before you commit to anything.
Who pays the transfer tax in Tennessee?
The buyer, customarily. Tennessee charges a recordation transfer tax of $0.37 per $100 of the sale price, and in Middle Tennessee that cost traditionally sits on the buyer's side of the settlement statement. That is why you will not find it among the seller costs above. Sellers customarily pay for the owner's title insurance policy instead, which the calculator does include.
What commission figure should I enter?
Enter the total you expect to pay: the listing side plus any buyer-agent compensation you choose to offer. Both are negotiable and agreed in writing before your home goes on the market. The listing consultation covers the fee structure, what the marketing investment includes, and what you can expect in return.
Why is there a property tax line if I pay my taxes every year?
Tennessee property taxes are paid in arrears, meaning the bill for this year arrives near the end of it. At closing you credit the buyer for the portion of the year you owned the home, since they will pay the full bill when it comes due. The calculator assumes a mid-year closing; closing in January costs you little, closing in November costs close to a full year.
Will I owe capital gains tax on the sale?
Often not. If the home was your primary residence for two of the last five years, federal law excludes up to $250,000 of gain for a single filer or $500,000 for a married couple filing jointly, and Tennessee has no state income tax on the sale. Gains beyond the exclusion, second homes, and investment properties are different conversations. Talk to your CPA about your specific situation; Ryan can connect you with trusted local ones.
The estimate starts with the right price
Every line above hangs on the sale price. Ryan has closed 260+ transactions in this market and prepares every valuation personally, no automated estimate.