Are property taxes the wild card in your monthly housing budget? If you are buying or selling in Maryville or commuting across county lines in the Knoxville area, the rules are similar, but your final bill can differ a lot. You deserve a clear, simple way to understand how taxes work and what you can do to plan ahead. In this guide, you will learn how Tennessee calculates property taxes, how Knox, Blount, and Loudon counties compare, and the practical steps to avoid surprises at closing.
Let’s dive in.
Tennessee property tax basics
Tennessee uses a classified assessment system. For residential property, the assessed value is 25% of the appraised market value set by your county Assessor of Property. Local governments then apply their tax rates to that assessed value to calculate your annual bill.
Rates are set by counties, and some cities add their own municipal rate. A sale price does not usually change your taxes mid-year. Assessments are updated on a regular reappraisal cycle, and you can appeal if you believe your value is wrong.
The basic formula
- Market Value × Assessment Ratio = Assessed Value
- Example: $350,000 × 25% = $87,500 assessed value.
- If your total tax rate is stated per $100 of assessed value, use:
- Annual Tax = (Assessed Value ÷ 100) × Total Tax Rate.
- Monthly Cost = Annual Tax ÷ 12.
This simple math lets you compare homes in different counties or inside versus outside city limits.
What shows up on your bill
Your bill usually includes one or more of the following:
- County tax rate.
- City or municipal rate if your home is within city limits.
- School-related levies as part of county or city rates.
- Special districts in certain areas, such as fire or utility districts.
Not every parcel has every line item. Two similar homes on opposite sides of a boundary can have different totals.
Knox vs. Blount vs. Loudon: key differences
You will see the same assessment math across the Knoxville metro, but the mix of county, city, and special district rates changes by location. Here is how that typically plays out for buyers and sellers comparing Maryville to nearby areas.
Blount County and Maryville city
- If you buy inside Maryville city limits, expect a county rate plus a Maryville municipal rate.
- If you buy in unincorporated Blount County, you generally pay only the county rate, with special districts in some areas.
- Takeaway: City services and infrastructure add a city levy, so identical homes inside the city often have a higher total tax than just outside the boundary.
Knox County and the City of Knoxville
- Parcels inside the City of Knoxville pay a city rate in addition to Knox County’s rate.
- Unincorporated Knox County parcels only pay the county rate, plus any applicable special districts.
- Takeaway: Total taxes for similarly priced homes are often higher in the city than in unincorporated areas because of the added municipal rate.
Loudon County and local cities
- Loudon County includes areas inside municipalities like the City of Loudon and Lenoir City, each with its own city rate layered onto the county rate.
- Unincorporated areas pay the county rate and any applicable special districts.
- Takeaway: Like Blount and Knox, the city-versus-county location is the main driver of differences.
Estimate your Maryville taxes
Use this quick worksheet to estimate and compare bills.
- Find the home’s price or appraised value.
- Multiply by 25% to get assessed value.
- Add up the total tax rate for your location: county + city (if inside Maryville) + any special district.
- Calculate the annual tax using the per $100 method: Assessed Value ÷ 100 × Total Rate.
Example for illustration only, not current rates:
- Home price: $350,000.
- Assessed value: $350,000 × 25% = $87,500.
- If your total rate were $2.50 per $100 of assessed value, your annual bill would be $87,500 ÷ 100 × $2.50 = $2,187.50, or about $182 per month.
- If the same home sat just outside city limits with a lower total rate of $2.00 per $100, annual taxes would be $1,750, or about $146 per month.
Actual rates vary by county and city and can change yearly with local budgets. Always confirm the current total for a specific parcel before you write an offer.
City limits and school districts
Maryville city limits matter because the city levy sits on top of Blount County’s rate. School funding is baked into local budgets and can be part of county or city rates. Some neighborhoods near boundaries can feed into different school systems and have different municipal levies. Focus on the parcel’s legal location rather than a mailing address or ZIP code.
Exemptions and relief to explore
Several programs can lower a qualifying owner’s tax bill. Program names, qualifiers, and income limits can change, so review details with the county Assessor or Trustee.
- Senior tax relief: Income-based relief that can reduce the tax owed for qualifying elderly homeowners.
- Tax freeze: Some jurisdictions may freeze taxes for qualifying seniors so increases do not raise the bill.
- Disabled homeowner relief: Relief for qualifying homeowners with disabilities.
- Disabled veteran or widow(er) relief: Enhanced relief for qualifying disabled veterans and surviving spouses.
These programs often require an application, proof of age or disability, veteran status where applicable, and income documentation for income-based programs. Deadlines matter, so apply early in the year.
Reappraisals, reassessments, and appeals
County Assessors reappraise on a set cycle. Your market sale price can inform future assessments, but your current year bill usually does not change just because you bought a home. If you believe your assessment is too high, you can seek a review.
How to appeal an assessment
- Start with the Assessor’s office: Request an informal review and ask what data and comparable sales were used.
- Gather evidence: Recent comparable sales, photos that show condition, an independent appraisal, or income and expense data for rentals.
- File a formal appeal: If needed, file with the county Board of Equalization by the deadline.
- Escalate if necessary: After the county board, state-level options are available per county procedure.
Common reasons for successful appeals include overvaluation, incorrect square footage or features, wrong classification, or overlooked condition issues.
Practical planning for buyers
- Run the math before you offer: Estimate taxes using the parcel’s assessed value and total rate.
- Check parcel details: Verify whether a home is inside Maryville city limits or unincorporated Blount County.
- Ask for the latest bill: Request the seller’s most recent tax bill for reference.
- Plan your escrow: Lenders typically escrow 1-2 months’ tax reserves at closing, plus your monthly escrow payment.
- Watch special districts: Confirm if a fire, utility, or public improvement district applies.
Practical planning for sellers
- Share your latest tax bill: Buyers and lenders will ask for it.
- Be clear on boundaries: Confirm whether your property sits inside city limits and whether any special districts apply.
- Expect proration at closing: Taxes are commonly prorated as of the closing date, with the seller responsible up to that day and the buyer thereafter, subject to contract terms.
Payment timing and methods
Property taxes are billed and collected locally. Each county sets due dates, penalties for late payment, and accepted payment methods. Some offer online payment and partial pay options. If you have a mortgage, your servicer will often escrow and pay the bill on your behalf, but you remain responsible for any shortfall.
How to avoid surprises
- Confirm city versus county location for every home you consider.
- Use the Assessor or Trustee parcel search to verify assessed value and the itemized tax bill.
- Recalculate after inspections: If you adjust price or concessions, revisit your monthly payment, including taxes and insurance.
- If you qualify for relief, file early so it appears on the current year bill.
A quick note: Property tax rules and rates can change with local budgets. For personal tax advice, speak with a qualified tax professional. For parcel-specific details, contact the county Assessor or Trustee.
FAQs
How do Maryville city taxes compare to unincorporated Blount County?
- Homes inside Maryville city limits pay both the Blount County rate and a city rate, so the total is typically higher than similar homes just outside the city where only the county rate applies.
When will my property taxes change after I buy a home in Maryville?
- Your current year bill usually does not change because of a sale. Adjustments typically occur at the next reappraisal or if you appeal and win a value change.
What property tax relief is available for seniors and veterans in the Knoxville area?
- Many local programs offer relief to qualifying seniors, homeowners with disabilities, and disabled veterans or surviving spouses. Check eligibility, income limits, and deadlines with your county offices.
Can I appeal my Blount County property assessment if I think it is too high?
- Yes. Start with an informal review by the Assessor, then file with the county Board of Equalization by the deadline. Bring recent comps, photos, and any appraisal.
Are property taxes deductible on my federal return?
- Property taxes may be deductible but are subject to the federal SALT cap. Consult a tax professional for guidance on your situation.
How are property taxes handled at closing in the Knoxville area?
- Taxes are commonly prorated to the closing date based on local custom and your purchase contract. Your lender may also collect escrow reserves at closing.
Ready to run the numbers on a specific Maryville address or compare Knox and Loudon options? Connect with Unknown Company to get your free home valuation or schedule a neighborhood consultation.
