Tennessee Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Tennessee transactions, plus a plain-English summary of what Tennessee law expects in a residential purchase contract. Free PDF, no signup required.
Tennessee Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Tennessee Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Tennessee residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Federal Lead-Based Paint Disclosure Verbatim language required
42 U.S.C. 4852d; 40 C.F.R. Part 745 Subpart F (745.113); 24 C.F.R. Part 35 Subpart A
Pre-1978 housing: contract must contain the Lead Warning Statement, seller's disclosure of known lead paint/hazards, records statement, buyer's 10-day inspection opportunity, and signed acknowledgments
Applies to: pre-1978 residential
Residential Property Disclosure Statement OR Disclaimer Statement
Tenn. Code Ann. 66-5-201 through 66-5-210 (esp. 66-5-202)
Seller of 1-4 unit residential must furnish either a condition disclosure statement of known material defects OR, only if the purchaser waives the disclosure, a disclaimer statement that seller makes no representations and buyer takes as-is - the waiver/disclaimer path is the standard investor as-is mechanism
Applies to: all residential 1-4 units; exemptions at 66-5-209 include court-ordered/foreclosure/bankruptcy transfers, new construction with written warranty, co-owner and spouse/lineal transfers, public auctions, and owners who have not resided on the property within the prior 3 years
Impact Fees / Adequate Facilities Taxes Disclosure
Tenn. Code Ann. 66-5-211
Seller must furnish a statement disclosing the amount of any impact fees or adequate facilities taxes paid to any city or county on the parcel
Applies to: all residential transfers by sale, exchange, installment land contract, or lease-option in jurisdictions with such fees/taxes
Percolation Test / Soil Absorption Rate / Exterior Injection Well Disclosure
Tenn. Code Ann. 66-5-212(a)
Before contracting, seller must disclose - in the contract itself or in a writing with acknowledgment of receipt - any known exterior injection well and the results of any percolation test or soil absorption rate determined or accepted by TDEC
Applies to: all residential (septic/unsewered property relevance)
Sinkhole Disclosure
Tenn. Code Ann. 66-5-212(c)
Seller must disclose, in the contract or in a writing with acknowledgment of receipt, any known sinkhole on the property, regardless of whether it appears on the recorded plat
Applies to: all residential
Foundation Move Disclosure
Tenn. Code Ann. 66-5-212(b)
Seller must disclose in writing if the residence has been moved from an existing foundation to another foundation
Applies to: all residential
Wholesaling Equitable-Interest Disclosure (in contract)
2025 Tenn. Pub. Ch. 72 (SB 909), amending Tenn. Code Ann. Titles 47 and 66, eff. March 25, 2025
A buyer intending to assign or sell its equitable interest must disclose that intent to the seller in bold, large-font print in the purchase contract/addendum before signing, and disclose its equitable-interest (non-owner) status to the end buyer in bold, large-font print before the assignment agreement
Applies to: any purchase contract the buyer intends to assign for compensation (wholesaling)
Tennessee Regulates Wholesaling
2025 Tenn. Pub. Ch. 72 (SB 909), effective March 25, 2025, amending TCA Titles 47 and 66 (exact codified section not independently verified)
Disclosure regime, not licensing: wholesaler must (1) disclose intent to market/assign its interest to the seller in bold, large-font print in the contract/addendum before signing; (2) give the seller separate written notice of an assignment's effective date at least 3 business days in advance; (3) disclose its equitable-interest (non-owner) status to the end buyer in bold, large-font print before executing the assignment. Private right of action for seller and end buyer; 2-year statute of limitations from the original contract date
See how Tennessee compares in our wholesaling laws by state table.
Tennessee Closing Practice at a Glance
| Deed convention | General warranty deed is customary for arm's-length residential sales |
| Transfer tax | Recordation (realty transfer) tax, Tenn. Code Ann. 67-4-409: $0.37 per $100 of consideration or value, whichever is greater |
| Customary payer | buyer (grantee) customarily pays in Tennessee; negotiable |
| Attorney closing | Attorney not required for a typical closing. Title companies customarily conduct closings; attorney not required |
| Witness and notary | Deeds must be acknowledged before a notary (or proved by subscribing witnesses as an alternative) to be recorded, Tenn. Code Ann. 66-22-101; no witnesses required for a notarized deed; deeds also need the statutory oath/affidavit of consideration value for recordation tax; contracts need no notarization |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Tennessee attorney before use. Read the full disclaimer.
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