How Much Are Property Taxes in Sumner County, TN?

Sumner County residential property taxes are calculated on 25% of appraised value. The county tax rate is $1.421 per $100 of assessed value; if you live within a city, that city's rate is added on top. In Gallatin city limits, the combined rate is $1.9505 per $100, putting annual taxes on a $350,000 home at approximately $1,707. In unincorporated Sumner County with no city overlay, the same home owes about $1,243 per year. Tennessee has no general homestead exemption, but does offer a Property Tax Relief program for qualifying low-income elderly and disabled homeowners, and a separate exemption for 100%-disabled veterans.

Property taxes are one of the numbers most buyers in Gallatin, Portland, and across Sumner County underestimate when they're working out what they can afford. They're not optional, they're not temporary, and they're built into your monthly mortgage payment through escrow. If you're shopping in the $280K–$440K range, getting the real number before you make an offer matters.

Here's how property taxes actually work in Tennessee — and what you can expect to pay based on where in Sumner County you're buying.

How Tennessee Calculates Your Property Tax Bill

Tennessee uses a straightforward formula with four components:

1. Appraised value — The market value the assessor assigns to your property (based on Sumner County's most recent reappraisal, which was in 2024 and next runs in 2029)

2. Assessment ratio — 25% for residential property, set by state law

3. Assessed value — Appraised value × 25%

4. Tax rate — The rate set by the county commission (plus your city's rate, if any), expressed per $100 of assessed value

So the formula is: Appraised Value × 25% ÷ 100 × Tax Rate = Annual Tax Bill

On a $200,000 home in unincorporated Sumner County, that looks like: $200,000 × 25% = $50,000 assessed value → $50,000 ÷ 100 × $1.421 = $711/year.

Tax Rates by City in Sumner County

Each city in Sumner County sets its own municipal tax rate on top of the county rate of $1.421 per $100 assessed value. Here's the combined rate for the main cities buyers are purchasing in:

Source: Sumner County Assessor of Property, 2025 tax year rates.

What this means in practice: where your house sits within Sumner County affects your tax bill meaningfully. A home priced the same in Gallatin city limits and unincorporated Sumner County will have a different annual tax bill by several hundred dollars.

What You'll Actually Pay in the $280K–$440K Range

Here's what annual property taxes look like for homes in the price range most Sumner County buyers are shopping in, using Gallatin's combined rate as the example:

In Gallatin city limits (combined rate: $1.9505):

• $300,000 home → $75,000 assessed → ~$1,463/year ($122/month)

• $350,000 home → $87,500 assessed → ~$1,707/year ($142/month)

• $400,000 home → $100,000 assessed → ~$1,951/year ($163/month)

• $440,000 home → $110,000 assessed → ~$2,146/year ($179/month)

In unincorporated Sumner County (county rate only: $1.421):

• $350,000 home → $87,500 assessed → ~$1,243/year ($104/month)

• $400,000 home → $100,000 assessed → ~$1,421/year ($118/month)

That $40–50/month difference between Gallatin city limits and an unincorporated address is real money over the life of a 30-year loan — about $14,000 to $18,000 total. Not a dealbreaker, but worth knowing.

For Portland buyers, the combined rate of $2.321 means a $320,000 home carries annual taxes of about $1,858 ($155/month). Portland's city rate is higher than Gallatin's, which sometimes surprises buyers who assume smaller towns mean lower taxes.

How Property Taxes Work With Your Mortgage

When you finance a home in Sumner County, your lender almost certainly requires an escrow account. That means property taxes — along with homeowner's insurance — are collected monthly as part of your mortgage payment and held in escrow until the bills come due.

Tennessee property taxes are assessed on January 1 of each year and paid in arrears. The Sumner County Trustee begins collecting on October 1; payments are due by February 28 of the following year. If you miss that deadline, late fees apply.

For budgeting purposes: your lender's escrow estimate will be based on the current assessed value of the home. If the appraised value on record with the county is different from your purchase price (which it often is — more on that next), your initial escrow payment will reflect the county's current figure, not your contract price.

Will Your Property Taxes Change After You Buy?

This is one of the most common questions we hear from buyers — and the answer in Tennessee is nuanced.

Tennessee does not automatically reset your property's assessed value to your purchase price when you close. The county assessor assigns value based on its own reappraisal cycle, not your transaction. Sumner County reappraises on a 5-year cycle. The last reappraisal was in 2024; the next is scheduled for 2029.

What that means: if you buy a home in 2026 for $375,000, but the county's current appraised value is $310,000 (reflecting 2024 market conditions), you'll pay taxes on the $310,000 figure — until 2029. That can work in your favor if the county's value is below what you paid.

Conversely, if you buy a home that was significantly undervalued in the 2024 reappraisal, you could see a meaningful tax increase when 2029's reappraisal rolls out.

Your title company will verify the current assessed value on the property before closing. That number — along with the applicable tax rate for your city — is what goes into your escrow calculation. For the definitive number on any specific property, you can search the Sumner County GIS property lookup at sumnertn.geopowered.com/propertysearch.

Tennessee's Property Tax Relief Programs

Tennessee has no standard homestead exemption that reduces assessed value for all homeowners. But there are two meaningful relief programs worth knowing:

Property Tax Relief for Elderly and Disabled Homeowners: Qualifying homeowners age 65+ (or permanently disabled) with a total annual income at or below $37,530 may receive state reimbursement for property taxes on the first $32,700 of the home's market value. You apply through the Sumner County Trustee's office. This is not an automatic exemption — you apply each year.

Property Tax Relief for Disabled Veterans: Veterans with a 100% service-connected disability rating (and surviving spouses of veterans killed in action) qualify for tax relief on the first $175,000 of market value — with no income test. If you're a qualifying disabled veteran, this is one of the most significant financial benefits available, worth potentially $1,000–$2,000 per year depending on your home's value and location.

Both programs work as state reimbursements — you pay your bill first, then apply for relief. The application deadline at the Trustee's office is typically in early spring of the following year. If you or someone in your household may qualify, ask the Sumner County Trustee's office at sumnercountytn.gov/departments/trustee/ for current year deadlines and eligibility details.

For more on the other costs that factor into your monthly payment and overall affordability calculation, see our breakdown of closing costs for buyers in Gallatin, TN and our guide on how much house you can afford in Gallatin.

Frequently Asked Questions

How are property taxes calculated in Sumner County, TN?

Tennessee assesses residential property at 25% of its appraised value. You then multiply the assessed value by the applicable tax rate (expressed per $100 of assessed value). Sumner County's rate is $1.421 per $100; each city adds its own rate on top. On a $350,000 home in Gallatin city limits, that works out to roughly $1,707 per year, or about $142/month in escrow.

Do property taxes reset to the purchase price when I buy a home in Tennessee?

No. Tennessee does not automatically reassess property values at the time of sale. The county uses its own reappraisal cycle (every 5 years in Sumner County; last completed in 2024, next in 2029). If you buy a home for more or less than the county's current appraised value, you pay taxes on the county's figure — until the next reappraisal updates it.

Are property taxes higher in Gallatin or Portland, TN?

Portland carries a higher combined tax rate than Gallatin. Portland's combined county + city rate is approximately $2.321 per $100 of assessed value, compared to Gallatin's $1.9505. On a $350,000 home, that translates to roughly $2,031/year in Portland versus $1,707/year in Gallatin. Unincorporated Sumner County properties with no city overlay carry only the county rate of $1.421.

Does Tennessee have a homestead exemption for property taxes?

Tennessee does not offer a general homestead exemption that reduces assessed value for all homeowners. There is a Property Tax Relief program for qualifying low-income elderly homeowners (65+, income below $37,530) and a separate program for 100%-disabled veterans (no income test, first $175,000 of market value). Both require an annual application through the county trustee's office.

When are property taxes due in Sumner County?

Sumner County property taxes are assessed as of January 1 each year and paid in arrears. The Trustee begins collections on October 1 and the payment deadline is February 28 of the following year. Most mortgage holders pay through escrow — your lender collects your share monthly and remits the bill when it comes due.

Property taxes in Sumner County are predictable once you understand the formula — and knowing the real number before you finalize your purchase budget is one of the most practical things you can do. The difference between the county-only rate and a combined city rate can shift your monthly payment by $30–$60 in either direction, which matters when you're qualifying for a loan.

If you're buying in Gallatin, Portland, Lebanon, or anywhere across Sumner, Macon, Wilson, or Trousdale County and want to work out the full picture — monthly payment, taxes, insurance, HOA — schedule a free 30-minute call at calendly.com/melodykaelinrealtor/30min. We'll run the real numbers for the homes you're considering before you write an offer.

Contact The Uhls-Kaelin Team

Melody Kaelin Uhls & Rickie Uhls

Hearthstone Realty

📞 Melody: 270-535-9273

📞 Rickie: 615-305-6670

📧 melodykaelinrealtor@gmail.com

📧 ruhls07@live.com

🌐 nashvilleareapropertyfinder.com

About Melody Kaelin Uhls & Rickie Uhls

Melody Kaelin Uhls and Rickie Uhls are the REALTORS® behind The Uhls-Kaelin Team with Hearthstone Realty, serving buyers and sellers across Sumner, Macon, Wilson, and Trousdale Counties, including Gallatin, Hendersonville, Portland, Lafayette, Lebanon, Westmoreland, and surrounding communities. Known for their education-focused, relationship-driven approach, they help clients navigate real estate decisions with confidence. TN LIC #357218, #357228.