Tennessee Mortgage Guides 2026
This complete Tennessee mortgage guide covers FHA loan limits by county, THDA Great Choice down payment assistance, USDA rural loans, VA resources for Tennessee’s veteran and military community, and a complete closing cost breakdown — all in one place.
Everything You Need for a Tennessee Home Purchase
Six in-depth guides covering every aspect of getting a mortgage in Tennessee — from loan program selection to what you’ll pay at closing.
Tennessee Mortgage Guide
FHA loan limits by county, loan programs, THDA Great Choice assistance, property taxes, and the 2026 Tennessee housing market overview covering Nashville, Memphis, Knoxville, and Chattanooga.
Read guide →Tennessee First-Time Home Buyer Guide
THDA’s Great Choice and Great Choice Plus down payment assistance, Homeownership for Heroes, and income and purchase price limits explained.
Read guide →Tennessee FHA Loan Requirements
2026 FHA limits for the Nashville metro and all other Tennessee counties — credit score requirements, MIP, and how FHA competes in Tennessee’s market.
Read guide →Tennessee VA Loan Requirements
VA loan benefits for Tennessee veterans — no down payment, no PMI, and how VA performs near Fort Campbell, Millington, and Tennessee’s other military communities.
Read guide →Tennessee USDA Loans
USDA-eligible rural areas across Tennessee outside the Nashville, Memphis, Knoxville, and Chattanooga metro cores — income limits and eligibility explained.
Read guide →Tennessee Closing Costs Guide
Tennessee’s title-company closing process, state recordation and transfer taxes, and what buyers and sellers typically pay.
Read guide →Key Tennessee Mortgage Guide Facts
FHA Loan Limits (2026)
- Nashville-Davidson-Murfreesboro-Franklin MSA (14 counties): $1,029,250
- All other 81 Tennessee counties, including Shelby (Memphis), Knox (Knoxville), and Hamilton (Chattanooga): $541,287
- Confirm your county at HUD’s official lookup
Down Payment Assistance
- THDA Great Choice Plus: deferred option up to $10,000 (0% interest, forgiven after 10 years) or amortizing option up to 5% of sales price (max $15,000)
- Min credit score 640; income and purchase price limits vary by county
- Homeownership for Heroes: reduced rate and waived first-time buyer requirement for veterans, military, and first responders
- Current terms at thda.org
Property Taxes
- Effective rate roughly 0.7%–1.3% depending on county (Est.) — among the lower rates nationally
- Assessed at 25% of appraised value for residential property, then local tax rates apply
- No state income tax on wages, which helps offset overall Tennessee housing costs
- Details at the Tennessee Comptroller’s Office
Closing Costs
- Buyer closing costs: 1–3% of purchase price (Est.)
- State recordation (transfer) tax: $0.37 per $100 of value
- State mortgage tax: $0.115 per $100 of the indebtedness secured
- Title-company closings — Tennessee does not require an attorney, though many buyers and sellers still choose to use one
Buying or Refinancing in Tennessee?
Tennessee offers strong THDA assistance for first-time and repeat buyers, no state income tax, and a straightforward title-company closing process. Our guides above break down all of it, and every figure links to the official source so you can verify current terms.
- ✓ Check Great Choice Plus eligibility and current terms at thda.org
- ✓ Confirm your county’s 2026 FHA limit with HUD’s lookup tool
- ✓ Compare FHA vs. conventional using our loan program guides
- ✓ Estimate your total cash to close with our closing cost guide
Coming soon · No obligation · Educational first
Tennessee Advisor Network — Coming Soon
We currently connect buyers with licensed mortgage advisors in Florida and Utah. Tennessee is on our expansion list. In the meantime, our Tennessee guides and the official program links above have everything you need to research your purchase.
Join the Tennessee Waitlist