First-Time Homebuyer Programs in Tennessee (2026)

Tennessee First-Time Buyer Programs at a Glance

2 state-administered programs currently available

Down Payment Scenarios at Tennessee's Median Price

Based on $313,544 median home price

FHA vs. Conventional Payment Calculator

Pre-loaded with Tennessee's median price of $313,544 and current rate of 6.4%

Tennessee Conforming Loan Limits (2026)

Loans above these limits require jumbo financing with stricter credit and reserve requirements

Source: FHFA Conforming Loan Limit Values

How Much Home Can You Afford in Tennessee?

Most programs require a debt-to-income ratio under 45%. Enter your income to see what you qualify for at 6.4%.

Private Mortgage Insurance (PMI) in Tennessee

Required on conventional loans with less than 20% down — typically 0.5%–1.5% of the loan per year until you reach 20% equity

How to Apply for Tennessee First-Time Buyer Programs

1. 1

   Check your credit and DTI

   Most Tennessee programs require a minimum 620 credit score and DTI under 45%. Pull your free credit report at AnnualCreditReport.com and calculate your debt-to-income ratio before shopping lenders.

2. 2

   Find an approved lender

   Tennessee's state programs are only available through lenders approved by Tennessee Housing Development Agency (THDA). Visit the program website for the lender directory — not all mortgage lenders participate.

3. 3

   Complete homebuyer education

   Many Tennessee programs require a HUD-approved homebuyer education course before closing. These take 6-8 hours and can be completed online for $25-$75. Complete this early to avoid closing delays.

4. 4

   Get pre-approved

   Pre-approval locks in your rate and confirms program eligibility. For Tennessee programs, bring 2 years of tax returns, 2 months of bank statements, recent pay stubs, and photo ID. The lender handles the state program paperwork.

5. 5

   Apply for down payment assistance (if using DPA)

   Apply for the Great Choice Plus Down Payment Assistance at the same time as your mortgage — they must be coordinated. The Tennessee Housing Development Agency (THDA) processes DPA separately from the primary lender. Deferred — due on sale, refinance, or payoff of first mortgage; 30-year term.

6. 6

   Close and record

   At closing, your DPA funds are applied directly to your down payment and closing costs. Budget 45-60 days from application to keys. Closings in Tennessee do not require an attorney.

FHA Loan Payment Calculator — Tennessee

Pre-loaded with Tennessee median price and current rate at 3.5% FHA minimum down.

Down Payment Savings Calculator

How long to save for a Tennessee home at $313,544

Frequently Asked Questions

Who qualifies as a first-time homebuyer in Tennessee?

Most Tennessee programs define first-time buyers as those who have not owned a primary residence in the past 3 years. Must not have owned a primary residence in the past 3 years; minimum 640 credit score. This means you can qualify even if you previously owned a home.

What is the minimum down payment for first-time buyers in Tennessee?

Tennessee's state mortgage programs allow down payments as low as 3% — that's $9,406 on a $313,544 home. FHA loans also allow 3.5% down ($10,974). Conventional loans with PMI typically start at 3-5%.

How much down payment assistance is available in Tennessee?

Tennessee's Great Choice Plus Down Payment Assistance offers up to $7,500 in down payment assistance. Repayment terms: Deferred — due on sale, refinance, or payoff of first mortgage; 30-year term. Income limits apply: Same as Great Choice Home Loan income limits.

Can I use Tennessee programs with an FHA loan?

Many Tennessee first-time buyer programs are compatible with FHA loans. FHA allows 3.5% down with credit scores as low as 580, making them attractive for buyers with limited savings. At the current Tennessee median price of $313,544, FHA's 3.5% down is $10,974. Confirm compatibility with your specific state program administrator.

What credit score do I need for Tennessee first-time buyer programs?

Most state mortgage programs require a minimum credit score of 620–640. FHA loans allow scores as low as 580 for 3.5% down, or 500–579 for 10% down. Higher credit scores (680+) typically unlock the best rates under Tennessee's program. Your DTI ratio (total monthly debt ÷ gross income) generally must be below 45-50%.

How long does the Tennessee homebuyer program process take?

State-backed programs add 2-4 weeks to a standard 30-day closing because they require income verification and approval from the state agency, not just the lender. Plan for 45-60 days from application to close. Working with a lender approved by Tennessee Housing Development Agency (THDA) speeds this process significantly.

Are Tennessee first-time buyer programs available statewide?

Available through THDA-approved lenders statewide; homebuyer education required Income and purchase price limits vary by county, so buyers in high-cost areas may face tighter eligibility. Some programs may have waitlists — apply early.