What are the FHA requirements?
| Requirement | FHA |
|---|---|
| Minimum credit score | 580 for 3.5% down; 500–579 with 10% down |
| Minimum down payment | 3.5% (10% if credit is 500–579) |
| Debt-to-income | 31% housing / 43% total standard; higher with compensating factors (AUS) |
| Mortgage insurance | 1.75% upfront MIP + annual MIP (0.15%–0.75%, most borrowers 0.50%–0.55%) |
| Occupancy | Primary residence; move in within 60 days |
| Loan limit | County FHA limit (2026 floor $541,287) |
What are the 2026 loan limits in Tennessee's largest counties?
| County | Conforming (1 unit) | FHA (1 unit) | Max FHA price (3.5% down) |
|---|---|---|---|
| Shelby County | $832,750 | $541,287 | $560,000 |
| Davidson County | $1,029,250 | $1,029,250 | $1,066,000 |
| Knox County | $832,750 | $541,287 | $560,000 |
| Hamilton County | $832,750 | $541,287 | $560,000 |
| Rutherford County | $1,029,250 | $1,029,250 | $1,066,000 |
| Williamson County | $1,029,250 | $1,029,250 | $1,066,000 |
| Montgomery County | $832,750 | $541,287 | $560,000 |
| Sumner County | $1,029,250 | $1,029,250 | $1,066,000 |
| Sullivan County | $832,750 | $541,287 | $560,000 |
| Wilson County | $1,029,250 | $1,029,250 | $1,066,000 |
| Blount County | $832,750 | $541,287 | $560,000 |
| Washington County | $832,750 | $541,287 | $560,000 |
| Bradley County | $832,750 | $541,287 | $560,000 |
| Maury County | $1,029,250 | $1,029,250 | $1,066,000 |
| Madison County | $832,750 | $541,287 | $560,000 |
See all 95 Tennessee counties →
Can I use Tennessee down payment assistance with a FHA loan?
- THDA Great Choice Plus (Amortizing) — Up to 5% of the sales price (maximum $15,000) (Repayable second mortgage)
- THDA Great Choice Plus (Deferred) — Up to $6,000 or up to $10,000 (Forgivable loan)
How does FHA mortgage insurance work?
FHA requires an upfront mortgage insurance premium of 1.75% of the base loan (usually financed) plus annual MIP paid monthly. With less than 10% down, annual MIP lasts the life of the loan; with 10% or more it ends after 11 years.
Frequently asked questions
$541,287 for one unit in 2026.
No — credit, down payment and DTI rules are national. What varies by location is the county loan limit, plus state down payment assistance.
Yes — we've verified 2 Tennessee programs listed below; most pair with FHA, VA, USDA or conventional first mortgages from the state agency.
Sources
- HUD Single Family Housing Policy Handbook 4000.1
- HUD — 2026 FHA Forward Mortgage Limits (county file)
- FHFA — 2026 Conforming Loan Limit Values
- HUD — 2026 FHA Forward Mortgage Limits (county file)
Data last updated October 23, 2026.
See if you qualify for a FHA loan in Tennessee
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Get My MatchesFigures on this page are estimates for educational purposes only and are not a loan offer or commitment to lend. Rates, loan limits, fees and assistance programs change frequently and vary by lender, location and borrower profile. Confirm current terms with a licensed loan officer.