First-Time Home Buyer Programs in Tennessee

Tennessee Housing Development Agency (THDA) Programs:

THDA offers 30-year fixed-rate mortgages at competitive rates and down payment assistance for first-time homebuyers (no primary residence in past 3 years, waived in targeted areas) through approved lenders. No statewide sales price limit; income limits vary by county (higher in targeted areas). Mandatory homebuyer education required. Verify current rates, income/purchase limits, and targeted areas at thda.org/homebuyers or contact a THDA-approved lender. Programs remain active with steady funding in 2026.

Tennessee First-Time Homebuyer Mortgage Programs:

Eligibility: First-time homebuyers or those not owning in past 3 years (waived in targeted areas); low-to-moderate income.
Offerings: 30-year fixed-rate mortgages (FHA, VA, USDA, or conventional) with competitive below-market rates and low down payment options.
Requirements:

• Income ≤ county-specific limits (varies by household size; e.g., ~$98,000–$140,000+ in high-cost areas like Shelby/Davidson; lower in rural counties—check THDA income chart).
• Minimum credit score: 620+ (varies by loan type).
• Debt-to-income ratio typically ≤45% (up to 50% with compensating factors).
• Mandatory homebuyer education (free via THDA-approved counselors or online courses).

Down Payment Assistance (DPA) Options:

THDA DPA Grant: Up to 5% of purchase price (max ~$10,000–$15,000 depending on loan/program) as a grant (no repayment) or deferred second mortgage (0% interest; repayable on sale/refinance).
Forgivable DPA: Portions forgiven after occupancy period (e.g., 5–10 years in some cases).
Eligibility: Must pair with THDA first mortgage; income-based; minimum buyer contribution often required.

Tennessee Heroes Program:

Description: Enhanced DPA and rate benefits for teachers, firefighters, law enforcement, healthcare workers, military/veterans, and other public servants.
Eligibility: Qualify for standard THDA mortgage + proof of eligible profession; income limits apply.

Local Programs (Examples):

County/city programs offer additional deferred/forgivable assistance—funding limited; verify local housing authorities or THDA partners.

Nashville / Davidson County

Nashville Homebuyer Assistance Program: Up to $15,000+ deferred/forgivable for down payment/closing in city limits; income-based; counseling required—check nashville.gov/housing.

Memphis / Shelby County

Memphis Homeownership Assistance: Assistance through regional partners (often up to $10,000–$20,000 deferred) for low/moderate-income buyers; education required—see shelbycountytn.gov/housing.

Knoxville / Knox County

Knoxville Homebuyer Programs: Local grants/loans (up to $10,000–$15,000 deferred) for eligible first-time buyers—check local housing authority.

Additional Information:

• USDA Loans: 0% down in eligible rural Tennessee areas; income limits apply.
• VA Loans: 0% down for eligible veterans/active-duty military.
• FHA Loans: 3.5% minimum down (580+ credit; 10% if below 580).

Tennessee programs emphasize flexible DPA and targeted support—always confirm with a THDA-approved lender or thda.org. Seeking Agents® connects you with Tennessee agents who understand these programs and compete to offer reduced commissions or added services—free for buyers/sellers!