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Tennessee · Rutherford CountyRutherford County, TN property taxes. Values held. Know when to push back.
The typical home in Rutherford County was worth about $418,000 in January 2026, up 0.1% from a year earlier. In a steady market, an appeal works best for specific homes whose assessment ran ahead of what they'd sell for.
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What Rutherford County home values did
Rutherford County values rose 0.1% in the year to January 2026, and sat 1.1% under the August 2022 high. That's in line with Tennessee as a whole (+0.9%).
Values have been roughly flat since January, through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $305,000 | +8.0% |
| January 2022 | $380,000 | +24.8% |
| January 2023 | $410,000 | +7.9% |
| January 2024 | $409,000 | -0.3% |
| January 2025 | $418,000 | +2.1% |
| January 2026 | $418,000 | +0.1% |
| August 2026 (latest) | $415,000 | -0.7% since January |
Peak since 2021: $423,000 in August 2022. January 2026 was 1.1% below it.
Rutherford County places by change from peak
Every Rutherford County place with enough data, ranked by the gap between January 2026 and its post-2021 high. Each links to its own guide.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| La Vergne | $349,000 | -2.3% | -5.6% |
| Smyrna | $406,000 | -0.1% | -1.5% |
| Christiana | $421,000 | -0.7% | -1.2% |
| Murfreesboro | $428,000 | +0.4% | -1.2% |
| Lascassas | $527,000 | +1.7% | At peak |
| Rockvale | $491,000 | +0.7% | At peak |
| Eagleville | $536,000 | +2.4% | At peak |
| Readyville | $437,000 | +3.5% | At peak |
What to check on your notice
The typical Rutherford County home gained 0.1% in the year to January 2026. A notice that rose far more than that, or a value above what similar homes nearby actually sold for, is the usual starting point for an appeal.
How a Tennessee appeal works
Values in Rutherford County are set by the local county assessor of property, and the appeal starts there. The rules below apply statewide; your notice has the exact dates and office for your property.
| Who sets the value | County assessor of property. Each county has an elected assessor of property who values real estate. The State Comptroller's Division of Property Assessments oversees the counties. |
|---|---|
| Valuation date | January 1 |
| Your notice | Assessment Change Notice |
| Deadline | The county Board of Equalization starts its annual session on the first business day of June. The assessor must mail change notices at least 10 days before it starts, and the published notice states the last day the board accepts appeals. Appeal to the county board by that date, or the value can become final for the year. |
| First step | Informal talk with the county assessor, then a hearing before the county Board of Equalization. |
| If you still disagree | Appeal to the Tennessee State Board of Equalization by August 1 of the tax year, or within 45 days of the date notice of the county board action was sent, whichever is later. Then Chancery Court may be available (not confirmed here). |
| Can the value go up? | Not confirmed. The State Board says an increase after a countywide reappraisal does not by itself invalidate the assessment or justify a change. |
Reading this in fall 2026? The 2026 deadlines have passed (county board from June 1, 2026; State Board by August 1, 2026 or 45 days after the county decision, whichever is later). Your next chance is the 2027 county Board of Equalization, which opens the first business day of June 2027. Watch for your assessment change notice in spring 2027 and file with the county board before its published last day. If you appealed to the county board this year and lost, check your decision date now, because the State Board window can run 45 days from that notice.
- You must appeal to the county board first. Skipping it can make the assessment final for that year, unless you were never properly notified of the increase.
- Every county is on a four, five, or six year reappraisal cycle. The big value jumps come in the reappraisal year, so check when your county reappraises.
- The State Board can accept a late appeal with reasonable cause up to March 1 of the following year.
Find your local office in the Tennessee Comptroller, State Board of Equalization (contact your county assessor to appeal to the county board).
Building a Rutherford County case
Averages explain why a case might work. The decision turns on evidence about one property. Rutherford County is part of the Nashville-Davidson--Murfreesboro--Franklin metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Bring sales of similar nearby homes close to January 1 and photos of condition issues.
- Compare your new value to last year's on the change notice, since the notice must show both.
- Keep the date on any county board decision notice, because it sets your State Board deadline.
Get your Rutherford County appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Tennessee appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Tennessee forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Tennessee Comptroller, State Board of Equalization value appeals, UT CTAS, Appeal to the State Board of Equalization (T.C.A. 67-5-1412), UT CTAS, Records and Notice of Assessment (T.C.A. 67-5-508), Tennessee Comptroller, Property tax functions (reappraisal). Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.