Total monthly cost of ownership
Cost to Own a Home in Shackle Island, Tennessee
A $468,000 home here costs
$3,541per month, all in, with 20% down at today's 7.24% 30-year fixed rate. By the 28% rule that takes a household income of about $152,000 a year.
A standard mortgage calculator would have told you $2,552. The real number is $990 higher every month, 39% more than the payment most buyers budget for.
Compare Sumner County with anywhere in America · full county breakdown
Small-place caveat: the Census publishes these figures for Shackle Island from a five-year rolling sample, and with about 4,164 residents that sample is small. The median home value here carries a much wider margin of error than a big-city figure does, so treat it as indicative rather than exact. The Sumner County figures are drawn from a far larger sample if you want a steadier number.
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
Shackle Island against Sumner County and Tennessee
| Measure | Shackle Island | Sumner County |
|---|---|---|
| Median home value | $467,500 | $364,000 |
| Median property tax | $2,155 | $1,944 |
| Effective tax rate | 0.461% | 0.534% |
| Median gross rent | — | $1,339 |
| Population | 4,164 | 200,553 |
The weather behind that power bill
Shackle Island sits in Sumner County, which averages a high of 87.7°F in its hottest month and a low of 25.3°F in its coldest, with 54.96" of precipitation a year and 29% of it in a single three-month stretch. That climate drives 1,289 cooling and 4,293 heating degree days, which is what sets the $155 electricity line above.
See the full climate breakdown for Sumner County , month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in Sumner County
Full Sumner County cost breakdown · Every county in Tennessee
Talk to someone who works this market
These are Shackle Island averages. What one specific house costs to own, or what it would sell for today, depends on the street and the condition of the place. We will connect you with one licensed local agent who works Shackle Island every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Shackle Island I already own here and may sell
Common questions
How much does it cost to own a home in Shackle Island?
A $468,000 home in Shackle Island, Tennessee costs approximately $3,541 per month with 20% down at 7.24%. That is $2,552 principal and interest, $180 property tax, $197 homeowners insurance, $223 utilities and $390 set aside for maintenance.
What is the property tax rate in Shackle Island?
Shackle Island has an effective property tax rate of 0.461%, based on a median home value of $467,500 and median real estate taxes of $2,155. That is lower than the Sumner County average of 0.534%.
What is the average home price in Shackle Island?
The median owner-occupied home value in Shackle Island, Tennessee is $467,500, against $364,000 across Sumner County.
Is it cheaper to rent or buy in Shackle Island?
Rent data is not published for Shackle Island at this level of detail.
What salary do you need to buy a home in Shackle Island?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Shackle Island, Tennessee at today's rate takes a household income of roughly $152,000 a year. That covers the full $3,541 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Shackle Island, US Census Bureau, American Community Survey ACS 2023 5-Year, place-level tables.
- Homeowners insurance, NAIC average premium for Tennessee.
- Electricity price, EIA Electric Power Monthly Table 5.6.A.
- Mortgage rate, Freddie Mac PMMS, refreshed weekly.
- Maintenance (1%/yr) and water and sewer ($68/mo) are national estimates. Every assumption above is editable.