2026 FHA Loan Limits in Tennessee
If you want to buy a home in 2026 but are struggling with affordability, an FHA loan may offer lower upfront costs than a conventional mortgage. FHA loans are insured by the Federal Housing Administration (FHA) in order to make homeownership more accessible to borrowers who have limited funds or less-than-perfect credit.
However, the amount you can borrow varies, depending on where a property is located. In Tennessee, most counties cap FHA loans at $541,287 for a single-family home. But in some parts of the Volunteer State, FHA loan borrowers can access up to $1,029,250.
Tennessee FHA loan limits by county
Tennessee single-family FHA loan limits
| County name | One unit | Two units | Three units | Four units | Median sales price |
|---|---|---|---|---|---|
| ANDERSON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $383,000 |
| BEDFORD COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $290,000 |
| BENTON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $70,000 |
| BLEDSOE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $71,000 |
| BLOUNT COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $383,000 |
| BRADLEY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $280,000 |
| CAMPBELL COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $383,000 |
| CANNON COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| CARROLL COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $112,000 |
| CARTER COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $285,000 |
| CHEATHAM COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| CHESTER COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $209,000 |
| CLAIBORNE COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $135,000 |
| CLAY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $75,000 |
| COCKE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $97,000 |
| COFFEE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $256,000 |
| CROCKETT COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $209,000 |
| CUMBERLAND COUN | $541,287 | $693,050 | $837,700 | $1,041,125 | $125,000 |
| DAVIDSON COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| DECATUR COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $69,000 |
| DEKALB COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $201,000 |
| DICKSON COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| DYER COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $135,000 |
| FAYETTE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $339,000 |
| FENTRESS COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $130,000 |
| FRANKLIN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $238,000 |
| GIBSON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $209,000 |
| GILES COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $195,000 |
| GRAINGER COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $383,000 |
| GREENE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $180,000 |
| GRUNDY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $93,000 |
| HAMBLEN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $255,000 |
| HAMILTON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $350,000 |
| HANCOCK COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $68,000 |
| HARDEMAN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $75,000 |
| HARDIN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $110,000 |
| HAWKINS COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $254,000 |
| HAYWOOD COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $150,000 |
| HENDERSON COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $151,000 |
| HENRY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $150,000 |
| HICKMAN COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| HOUSTON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $138,000 |
| HUMPHREYS COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $157,000 |
| JACKSON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $270,000 |
| JEFFERSON COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $255,000 |
| JOHNSON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $125,000 |
| KNOX COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $383,000 |
| LAKE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $80,000 |
| LAUDERDALE COUN | $541,287 | $693,050 | $837,700 | $1,041,125 | $87,000 |
| LAWRENCE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $180,000 |
| LEWIS COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $150,000 |
| LINCOLN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $199,000 |
| LOUDON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $383,000 |
| MACON COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| MADISON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $209,000 |
| MARION COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $350,000 |
| MARSHALL COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $275,000 |
| MAURY COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| MCMINN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $210,000 |
| MCNAIRY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $120,000 |
| MEIGS COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $210,000 |
| MONROE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $196,000 |
| MONTGOMERY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $305,000 |
| MOORE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $256,000 |
| MORGAN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $383,000 |
| OBION COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $113,000 |
| OVERTON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $270,000 |
| PERRY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $71,000 |
| PICKETT COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $120,000 |
| POLK COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $280,000 |
| PUTNAM COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $270,000 |
| RHEA COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $200,000 |
| ROANE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $383,000 |
| ROBERTSON COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| RUTHERFORD COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| SCOTT COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $90,000 |
| SEQUATCHIE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $350,000 |
| SEVIER COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $380,000 |
| SHELBY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $339,000 |
| SMITH COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| STEWART COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $305,000 |
| SULLIVAN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $254,000 |
| SUMNER COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| TIPTON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $339,000 |
| TROUSDALE COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| UNICOI COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $285,000 |
| UNION COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $383,000 |
| VAN BUREN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $60,000 |
| WARREN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $215,000 |
| WASHINGTON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $285,000 |
| WAYNE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $63,000 |
| WEAKLEY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $130,000 |
| WHITE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $270,000 |
| WILLIAMSON COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
| WILSON COUNTY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 | $895,000 |
How are FHA loan limits determined?
The FHA uses a formula set by the National Housing Act (NHA) to determine the size of a loan that homebuyers in certain regions can access.
The FHA then updates these loan limits every year, taking into account evolving factors, such as median home sale prices in the county and conforming loan limits for conventional mortgages backed by the government-sponsored enterprises Fannie Mae and Freddie Mac.
Depending on an area’s median home price and other criteria, a region could be designated by the FHA as a “low-cost area,” a “high-cost area” or a special exception because of higher construction costs in the region. The FHA then uses that designation to help determine the maximum amount that homebuyers in the region can borrow.
Homebuyers living in a “low-cost” region can borrow up to $541,287 in 2026, which the FHA calls “the floor” for single-family home loan amounts. If a borrower purchases a home in a region designated by the FHA as a “high cost” area (which the FHA calls the “ceiling” for single-family home purchases), borrowers can access up to $1,249,125 for a single-family home in 2026.
How to qualify for an FHA loan in Tennessee
In general, FHA loans are easier to get approved for than conventional loans. For example, you may still qualify even if your down payment savings are low or your credit score is mediocre. Depending on your down payment amount, you’ll need a credit score that is at least 500 to 580 to access an FHA loan. FHA loans may also have lower costs than other loan types. You may need a down payment that’s as little as 3.5% of a home’s purchase price.
To qualify for an FHA loan in your area, you’ll need:
- Minimum credit score: Your credit score will need to be 580 or higher if you want to put down the minimum required down payment. However, if you’ve saved at least 10% of a home’s purchase price, you may qualify for an FHA loan with a credit score of at least 500. In some cases, you may also meet a lender’s mortgage qualifications if you have little to no credit history, but pay all your other bills on time.
- Minimum down payment: You don’t need a big cash reserve to qualify. Borrowers with a credit score of at least 580 or higher only need a 3.5% down payment to qualify for an FHA loan. If your credit score is between 500 and 579, on the other hand, you’ll need to save at least 10% of a home’s purchase price for a down payment.
- Occupancy: You must plan to live in the home for at least one year and, in most cases, it must be your primary residence.
- Maximum DTI ratio: The maximum debt-to-income (DTI) ratio (the sum of your monthly debt payments divided by your monthly pretax income) for FHA loans is generally 43%, though some lenders may allow higher ratios.
- Mortgage insurance: You must pay an upfront FHA mortgage insurance premium of 1.75% of the loan amount, which is typically financed with the mortgage principal, and an annual mortgage insurance premium of 0.15% to 0.75% of the loan amount, which is spread across your monthly mortgage payments.
- Income and employment history: While FHA loans don’t have income restrictions, lenders will look for at least two years of stable employment and recurring income.
- Home appraisal: Your lender will require an FHA appraisal to verify the home’s value and confirm it meets FHA property standards.
Buying a multifamily property with an FHA loan
You can also use an FHA loan to buy a multifamily home without tying up too much of your cash in a large down payment. For example, if you’re house hacking an income property or co-buying a multifamily home with friends or family, you may qualify for an FHA loan with as little as 3.5% down. But FHA loans are limited to properties with four units or less, so you need to restrict your home search to a duplex, triplex or fourplex.
To qualify for an FHA loan for a multifamily home, you’ll need:
- A minimum 500 to 580 credit score.
- A minimum 3.5% to 10% down payment, depending on your credit score.
- You must live in one of the units as your primary residence for at least one year (unless you’re a non-occupying co-borrower).
- Lenders will verify that you satisfy certain requirements for cash reserves.
- You can use a portion of the anticipated rental income to qualify for the loan, but FHA lenders may only consider 75% of the potential rental income to offset your DTI ratio.
Tennessee FHA loan limits for multifamily homes are as high as $1,979,350, though the low-cost limits are lower:
| Number of units | Low-cost FHA loan limit |
|---|---|
| Two | $693,050 |
| Three | $837,700 |
| Four | $1,041,125 |
FHA lenders in Tennessee
| Lender | LendingTree rating | Minimum FHA credit score | |
|---|---|---|---|
 |
Expert review from LendingTree.
| 580 | |
 |
Expert review from LendingTree.
| 580 | |
 |
Expert review from LendingTree.
| 580 | |
 |
Expert review from LendingTree.
| 580 | |
 |
Expert review from LendingTree.
| 580 |
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