When buying or selling a home in Tennessee, one of the most common questions is: what exactly is included in the sale? Misunderstandings about what stays and what goes can lead to frustration—or even legal disputes—right before closing. Here’s a straightforward guide to help you navigate it with confidence.
Fixtures vs. Personal Property: The Key Difference
At the heart of this question is the distinction between fixtures and personal property.
- Fixtures are items that are permanently attached to the home or land. These typically stay with the property when it’s sold.
- Personal property refers to items that are not permanently attached and can be easily removed. These usually go with the seller unless otherwise agreed.
What Typically Stays with the House
In most Tennessee real estate transactions, the following are considered fixtures and are included in the sale:
Built-In and Attached Items
- Kitchen cabinets and countertops
- Built-in appliances (like ovens, dishwashers, and microwaves)
- Bathroom vanities and sinks
- Light fixtures and ceiling fans
- HVAC systems (heating and cooling units)
Structural and Exterior Elements
- Windows and doors
- Roofing materials
- Garage door openers
- Fencing and gates
- Decks and patios
Landscaping
- Trees, shrubs, and plants rooted in the ground
What Usually Does Not Stay
Unless specifically included in the contract, these items are typically considered personal property:
- Refrigerators, washers, and dryers (unless built-in)
- Curtains and drapes (but not curtain rods)
- Furniture and décor
- Outdoor furniture or grills
- Portable storage sheds
Gray Areas to Watch
Some items fall into a “it depends” category and can cause confusion:
- Wall-mounted TVs: The mount may stay, but the TV usually goes.
- Security systems: Equipment may stay, but service contracts often do not transfer.
- Smart home devices: Items like thermostats or doorbells may stay if wired in.
- Above-ground pools or hot tubs: These can go either way depending on installation.
The Golden Rule: Check the Purchase Agreement
In Tennessee, the purchase and sale agreement is the final word on what stays and what goes. This contract should clearly list:
- Included items
- Excluded items
- Any personal property being conveyed with the home
Both buyers and sellers should review this carefully and ask questions before signing.
How Sold with Sinclair Can Help
Navigating what stays and what goes in a home sale isn’t always as straightforward as it seems—and that’s where Sold with Sinclair comes in.
Our team helps both buyers and sellers avoid confusion by clearly defining expectations from the very beginning. We guide you through the purchase and sale agreement line by line, making sure every included and excluded item is properly documented so there are no surprises at closing.
For sellers, we help you prepare your home for the market while protecting the items you want to keep. For buyers, we make sure you know exactly what you’re getting—and advocate for the items that matter most to you.
With local market expertise and attention to detail, Sold with Sinclair ensures a smoother, more transparent transaction from listing to closing.
Final Thoughts
Understanding what stays with a home in a Tennessee sale doesn’t have to be complicated—but it does require attention to detail. When in doubt, put it in writing. A clearly defined agreement protects both parties and helps ensure a smooth closing.
If you’re preparing to buy or sell a home in Tennessee and want expert guidance, working with a knowledgeable real estate professional can make all the difference.
