Old Hickory Lake Property Tax by County

How Tennessee Property Tax Works

Tennessee assesses residential and farm property at 25% of fair market value (appraised value). Commercial and industrial property is assessed at 40%; personal property at 30%. Tax rates are stated per $100 of assessed value. The calculation: appraised value × 25% = assessed value; assessed value ÷ 100 × tax rate = annual tax bill. A $700,000 residential lakefront property: $700,000 × 0.25 = $175,000 assessed; $175,000 ÷ 100 × rate = annual bill. Tennessee has no state income tax on wages, salaries, or retirement distributions — property tax is the primary state-level tax exposure for homeowners, making accuracy in the calculation especially important.

Counties conduct reappraisals on different schedules. After each reappraisal, Tennessee law requires the county to recalculate a revenue-neutral certified tax rate based on the new assessed values — counties must hold a public hearing to set a rate above revenue neutral. This means that when property values rise significantly at reappraisal (as they have across Middle Tennessee in recent years), the tax rate typically drops to prevent an automatic windfall to the county. Buyers must understand which stage of the reappraisal cycle each county is in to use the right rate in their calculations.

Sumner County: $2.2520 Per $100 — Settled, Stable Through 2029

Sumner County completed its most recent reappraisal in 2024 and the resulting rate of $2.2520 per $100 assessed value is now in effect. The next reappraisal is scheduled for 2029. This is the county-only rate. City rates add on top. Annual property tax calculation on a $700,000 lakefront home in unincorporated Sumner County: $175,000 ÷ 100 × $2.2520 = $3,941/year. In the City of Hendersonville: combined county ($2.2520) + Hendersonville municipal ($0.9187) = $3.1707 per $100; annual bill $175,000 ÷ 100 × $3.1707 = $5,549/year. In the City of Gallatin: combined rate varies — contact Gallatin City Hall at 615-452-5400 for the current municipal rate applicable to Gallatin lakefront addresses.

Sumner County Trustee: 615-452-1260; sumnertn.org. Reappraisal is handled by the county assessor — for value questions, contact the Sumner County Assessor at 615-452-2412. The 2024 reappraisal produced significant value increases for lakefront properties in Hendersonville and Gallatin; if your property was appraised post-reappraisal, the assessed value in the public record now reflects 2024 market conditions, which is appropriate to use in your calculations.

Wilson County: ⚠️ $1.9089 Is Obsolete — Active 2026 Reappraisal

Wilson County is in active reappraisal right now, and the $1.9089 per $100 rate that appears throughout real estate listings, Zillow estimates, and MLS tax data fields is the pre-reappraisal rate. It should not be used for planning purposes on Wilson County properties in 2026. Here is why: Wilson County completed a reappraisal that showed median property values across the county up approximately 66.6%. Tennessee law requires the county commission to set a revenue-neutral certified tax rate after reappraisal, which at a 66.6% value increase requires a corresponding rate reduction to maintain the same aggregate revenue from existing properties. Wilson County Commissioner Lauren Breeze stated publicly in May 2026 that the new rate is expected to be approximately $1.17 per $100 assessed value — a 39% reduction from $1.9089.

Using the old rate on new values overstates your annual tax estimate by approximately $1,294 on a $700,000 property. Pre-reappraisal estimate at $1.9089 on $700K: $175,000 ÷ 100 × $1.9089 = $3,341/year. Post-reappraisal estimate at ~$1.17 on $700K (now reassessed to a higher value): $175,000 ÷ 100 × $1.17 = ~$2,047/year. The new rate is being formally voted by the Wilson County Commission in June 2026. Before closing on any Wilson County property, verify the currently enacted rate with the Wilson County Trustee: 615-444-1285; wilsoncountytn.gov. Wilson County Mayor's office: 615-444-1383. Do not close on a Wilson County property without confirming the effective rate.

Davidson County: $2.782 GSD / $2.814 USD (2025 Post-Reappraisal Rates)

Davidson County / Metro Nashville completed a 2025 reappraisal in which median values increased by approximately 45%. The Metro Council set post-reappraisal rates at $2.782 per $100 for the General Services District (GSD) and $2.814 per $100 for the Urban Services District (USD). Most waterfront properties in the town of Old Hickory and along the Davidson County lake shore are in the GSD. Annual tax on a $700,000 GSD property: $175,000 ÷ 100 × $2.782 = $4,868/year. Annual tax on a $700,000 USD property: $175,000 ÷ 100 × $2.814 = $4,924/year. Davidson County rates were set in June 2025 and remain current. Next reappraisal scheduled for calendar year 2028. Davidson County Trustee: 615-862-6330; Nashville Assessor of Property: 615-862-6080.

Trousdale and Smith Counties

The eastern arms of Old Hickory Lake extend into Trousdale and Smith counties, which represent a smaller portion of the residential lakefront market. Trousdale County has a very small lake community presence. Smith County's reach toward the end of the lake near Carthage (where Cordell Hull Lock and Dam creates the lake's eastern boundary) represents the most rural and affordable end of the Old Hickory market. For buyers considering properties in these counties, contact the respective county trustees directly for current rates: Trousdale County Trustee at 615-374-2461; Smith County Trustee at 615-735-2744.

Quick Reference: $700K Lakefront, Annual Property Tax

Based on $700,000 appraised value, 25% TN assessment ratio, $175,000 assessed value:

• Sumner County (unincorporated) $2.2520 — $3,941/yr (stable through 2029)
• Hendersonville (Sumner + city) $3.1707 — $5,549/yr (stable through 2029)
• Wilson County ~$1.17 (est.) — ~$2,047/yr ⚠️ Verify current enacted rate before closing — reappraisal in progress June 2026
• Davidson County GSD $2.782 — $4,868/yr (2025 post-reappraisal, next in 2028)

All rates are county or county+city base rates only. Special purpose districts and other local assessments may add small amounts. Always verify with the county trustee for any specific parcel.