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Estimate what you could keep
Athens, TN illustrative estimate
Athens home sale calculator: what you'd actually put in your pocket
The sale price is only the starting point. What matters is what you keep after your payoff, repairs, fees, and other costs come out. That's your net proceeds.
The home value starts with Zillow’s typical value for the area. Your house may be worth more or less. You can change the value and every cost below. Adjust anything you know, including your payoff, repair or credit risk, cleanout cost, agent commission, and how long you expect to carry the property.
Starting-value basis: Zillow typical home value for Athens, TN (As of September 2026): $259,623. Editable estimate, not an appraisal. Source: Zillow Home Value Index
See what you'd actually walk away with.
Your starting home-value estimate may come from a public source when one is available. You can edit that estimate and each cost input above; your property's actual value and closing costs may differ.
Choose the condition that best fits your home, then update the value, mortgage payoff, and cost inputs with what you know. This is an estimate for local costs, not a verified local tax rate.
Selling a house in Tennessee
Inherited house
Can you sell an inherited Tennessee house before the estate is finished? Often, yes, once the right people sign. In Tennessee, a house usually passes at death straight to the heirs, or to the people named in the will. The exception is a will that says the house is to be handled as part of the estate, under the personal representative's control. The personal representative is the person the probate court appoints to handle the estate. When there is a will, this is usually the executor it names. The court's letters are the proof of that person's authority. If the will puts the house under the personal representative's control or gives that person the power to sell it, the personal representative can usually sign. Otherwise, the heirs or beneficiaries who now own the house generally all need to sign the deed. If the estate's other assets can't pay its debts, the personal representative or a creditor can ask the court to order the house sold. Everyone with an interest in the house is made part of that court case. Tennessee's small-estate process covers only personal property, not a house. Estate debts can still affect the sale, so the closing attorney or title company will confirm who must sign. If you need an estate attorney, we can help you find one.
Sources: Tenn. Code Ann. §31-2-103, real property vests in heirs or will beneficiaries unless the will directs administration; §30-2-402, court-ordered sale of land to pay debts; §30-4-102, small estates cover personal property only; Washington County Probate Court, Clerk and Master grants letters.
Foreclosure
Can you still sell your Tennessee house in foreclosure? Often, yes, if you close before the foreclosure sale. Many Tennessee home loans use a deed of trust. When it includes a power of sale, the trustee can sell the house at a public auction without a court case. Under the usual notice rules in effect since July 1, 2025, the sale notice must run at least two times in a newspaper published in the county. The first newspaper notice must be at least 20 days before the sale. The notice must also be posted online by a third-party internet posting company for at least 20 days in a row. The trustee must mail you a copy of the notice by registered or certified mail by the date of the first newspaper notice. Unless the loan papers forbid it, the sale can be postponed one or more times without a new newspaper notice. The sale must still happen within one year of the original date. Each new date must be announced at the scheduled sale. It must also be posted online, unless the delay is less than five days. If the sale is pushed back more than 30 days, the new date, time and place must be mailed to you at least 10 days before the sale. For a sale under a deed of trust or mortgage without a court judgment, Tennessee law gives a two-year right to redeem unless the deed of trust or mortgage expressly waives it. A court-ordered sale has different rules. If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
Sources: Tenn. Code Ann. §35-5-101, 2025 Pub. Ch. 515: current newspaper and online notice rules; §66-8-101, two-year redemption unless waived; Tennessee Secretary of State, third-party internet posting companies under §35-5-101.
Tenants
Can you sell a Tennessee rental house with tenants living in it? Yes. A sale doesn't cancel the lease. The buyer takes the house subject to it and becomes the new landlord. Tennessee's Uniform Residential Landlord and Tenant Act applies only in counties that had more than 75,000 people in the 2010 census. Washington and Sullivan Counties qualify. Johnson City also extends into Carter County, where this Act does not apply; a Carter County rental follows different rules. Under that law, a landlord must keep tenants' security deposits in an account used only for deposits and tell tenants where the account is. Unless agreed otherwise, a seller who sells in good faith is released from the lease for later events only after the tenant gets written notice of the sale and the deposit is transferred to the buyer. Where this Act applies, ending a month-to-month tenancy takes written notice at least 30 days before the rent date named in the notice. A week-to-week tenancy takes at least 10 days' written notice. A fixed-term lease and other legal protections may require a different approach. Have every lease and deposit record ready for closing.
Sources: Tenn. Code Ann. §66-28-102, 2021 Pub. Ch. 182: coverage fixed to 2010 census; §66-28-301, security deposit account; §66-28-305, 2005 Pub. Ch. 156 §3: sale notice and deposit transfer; §66-28-512, ending week-to-week and month-to-month tenancies; U.S. Census Bureau QuickFacts, Washington County, TN (2010 census: 122,979).
Tennessee realty transfer tax
What tax does Tennessee charge when a house sells? Tennessee charges a realty transfer tax when the deed is recorded. The rate is 37 cents for each $100 of the price paid or the property's value, whichever is greater. A $100,000 sale owes $370. By law, the buyer pays it. The buyer must state the price or value under oath on the deed. The county register of deeds collects the tax for the state. It is a state tax only. Some transfers are exempt, such as certain transfers between spouses, divorce settlements, an executor's deed carrying out a will, and transfers into or out of a revocable living trust. When you sell to us, we pay the closing costs, including Tennessee's realty transfer tax. Your mortgage, liens, back taxes and share of current property taxes are separate.
Sources: Tenn. Code Ann. §67-4-409(a), rate, buyer liability, oath and exemptions; Tennessee Department of Revenue, Recordation Taxes; TDOR REC-1, Recordation Tax Overview; TDOR REC-11, Transfer Tax responsible party; TDOR Recordation Tax Manual (March 2022); Washington County Register of Deeds.
Code violations and sale requirements
Can you sell a Tennessee house with code violations? Usually, yes, but open orders and city charges still need to be dealt with. Tennessee cities can adopt rules for buildings that are unfit for people to live in or use. After notice and a hearing, the city can order the owner to repair the building or close it. If repairs can't be made at a reasonable cost, the city can order it torn down. If the owner doesn't comply, the city can do the work itself. The cost is charged to the owner and becomes a lien on the property. It is collected along with property taxes. If it goes unpaid, it gets the same penalty and interest as late property taxes. Selling the house doesn't make a lien go away. Cities can also charge for work like mowing an overgrown lot, depending on local rules. Ask the city and the closing attorney what is open on the property. When you sell to us, we're the buyer, so the repairs become our job.
Sources: Tenn. Code Ann. §13-21-103: municipal notice, hearing, repair/demolition and cost lien; Johnson City Code Enforcement; Johnson City code violations list.
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