Mortgage lender in Shelby County, TN

Buying in Shelby County

Shelby County, with its county seat in Memphis, also takes in Bartlett, Collierville, Germantown, Lakeland, Arlington and Millington. Shelby County files are handled by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in Tennessee, from our Southampton, PA office.

2026 conforming limit

$832,750

2026 FHA limit

$541,287 (one-unit, set by HUD)

Above the conforming limit

Jumbo pricing

Closing commonly handled by

title company

State housing agency

Tennessee Housing Development Agency (THDA) (general information; not a participating lender)

Your officer

Steve Umansky, NMLS #61764

2026 limits for a one-unit property. Shelby County is not designated a high-cost area for conforming loans, so the national baseline of $832,750 applies. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.

Shelby County: Memphis and its suburbs

Memphis has moderate prices and a wide range of neighborhoods, from Midtown and East Memphis to newer areas in Cordova. FHA loans and Tennessee’s first-time buyer programs are common fits, and older homes are where an appraisal is more likely to raise condition items. Homes inside the city pay city taxes as well as county taxes.

Germantown, Collierville, Bartlett, Lakeland and Arlington are separate suburbs with their own school districts and higher prices. Naval Support Activity Mid-South, in Millington, brings VA-eligible buyers. Many residents work across the state line in Mississippi or Arkansas, and that income counts normally. Tennessee does not tax wages.

Shelby County by the numbers

Median home value

$249,100 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 0.98% of home value a year: median tax bill $2,429 on a median value of $249,100 (Census Bureau, ACS 2020–2024, table B25103)

Transfer tax

Realty transfer tax of 37 cents per $100 of the price (Tennessee Department of Revenue, recordation taxes)

Largest communities

Memphis, Bartlett, Collierville, Germantown (Census Bureau, ACS 2020–2024, table B01003)

The county median home value is $249,100. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $541,287.

Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.

Closing and programs in Tennessee

Closings in Tennessee are typically handled by a title company. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the Tennessee page. Property taxes are set locally; we take the figure from the tax record for the address.

Questions Shelby County buyers ask

Limits shown are the 2026 FHFA and HUD figures for Shelby County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.