Mortgage pre-approval in Tennessee.

Closing commonly handled by

title company

State housing agency

Tennessee Housing Development Agency (THDA)

Stellar agency approval

Not a participating lender

2026 conforming limit

$832,750 (higher in 14 of 95 counties, up to $1,029,250)

2026 FHA limit

$541,287 to $1,029,250, by county

Our license

Mortgage License

Company NMLS

#2190975

Your officer

Steve Umansky, NMLS #61764

What we offer in Tennessee

Purchase and refinance loans for primary residences, second homes and investment properties. We offer conventional loans with low down payment options, FHA loans with a low down payment, VA and USDA loans with little or no money down for eligible buyers and properties, and jumbo, renovation and non-QM financing, including bank statement and DSCR loans. Full list: all loan programs.

How closings work in Tennessee

Tennessee closings are commonly handled by a title company, often with an attorney. The state taxes both the deed and the mortgage when they are recorded, and both appear in your estimate.

Transfer and recording taxes. Tennessee charges a realty transfer tax of 37 cents for each $100 of the purchase price, and a mortgage tax of 11.5 cents for each $100 of the loan amount above the first $2,000. The contract sets who pays the transfer tax. Source: Tennessee Department of Revenue, recordation taxes. Property taxes are set locally; we take the figure from the tax record for the address.

Loan limits in Tennessee

For 2026 the conforming loan limit for a one-unit home is $832,750 (higher in 14 of 95 counties, up to $1,029,250). Loans above the county limit are jumbo. FHA limits are set separately by HUD for each county. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.

First-time buyer programs in Tennessee

The Tennessee Housing Development Agency (THDA) runs Tennessee’s homebuyer programs, which can include a first mortgage and help with the down payment and closing costs for buyers who meet its income and purchase price limits. This is general information: Stellar Mortgage is not a participating lender for these programs. We offer conventional loans with low down payment options, FHA loans with a low down payment, VA and USDA loans with little or no money down for eligible buyers and properties, and jumbo, renovation and non-QM financing, and we will tell you when an agency program looks like the better fit. Official source: Tennessee Housing Development Agency (THDA). See also our first-time buyer guide.

USDA eligibility is decided address by address: check the property on the USDA eligibility map. VA: no VA minimum credit score; lender overlays apply.

Questions Tennessee buyers ask

Loan limits, tax rates and agency programs are set by third parties and change. Confirm current figures before relying on them. Not a commitment to lend.