Tennessee First-Time Home Buyer Programs and Assistance
In Tennessee, first-time buyers can get down-payment help and below-market loans through Tennessee Housing Development Agency (THDA). You can buy with as little as 3% down, or 0% with a VA or USDA loan.
Down-payment help in Tennessee
The main source of first-time buyer assistance in Tennessee is Tennessee Housing Development Agency (THDA), the state's housing finance agency. HFAs typically offer below-market-rate mortgages paired with down-payment and closing-cost assistance, sometimes as a grant and sometimes as a second loan that is forgiven over time. The specific programs, amounts, and income limits change, so check the agency for what is currently open.
How little you can put down
You do not need 20% down. Conventional loans go as low as 3% (through programs like Fannie Mae HomeReady and Freddie Mac Home Possible), FHA loans start at 3.5%, and VA and USDA loans can require nothing down. On Tennessee's median-priced home (about $392,100), 3% down is roughly $11,763. Putting 20% down lets you skip private mortgage insurance, but most first-time buyers put down far less.
Who counts as a first-time buyer
For most programs, a first-time buyer is anyone who has not owned a primary residence in the last three years, so many repeat buyers qualify again. Tennessee programs often add income and purchase-price limits, which is another reason to confirm the details with Tennessee Housing Development Agency (THDA).
Other ways to save in Tennessee
Buyer commission rebates are not available to most buyers in Tennessee, so beyond Tennessee Housing Development Agency (THDA) assistance, your best levers are comparing lenders on rate and fees, shopping title and settlement services, and asking the seller for a closing-cost concession. See our Tennessee closing-costs guide for the full picture.
Frequently asked questions
What first-time home buyer programs are available in Tennessee?
Tennessee Housing Development Agency (THDA) is the state's housing finance agency and the main source of first-time buyer help in Tennessee, typically including below-market-rate mortgages and down-payment or closing-cost assistance. Programs and amounts change, so check the agency for what is open now.
How much down payment do you need in Tennessee?
As little as 3% on a conventional loan, 3.5% on an FHA loan, and 0% on VA or USDA loans. On Tennessee's median-priced home (about $392,100), 3% is roughly $11,763. You do not need 20% down, though 20% lets you avoid mortgage insurance.
Who counts as a first-time home buyer?
For most programs, a first-time buyer is anyone who has not owned a primary residence in the last three years. Some Tennessee programs also have income and purchase-price limits, so check with Tennessee Housing Development Agency (THDA).
Can I combine assistance with a buyer rebate in Tennessee?
Tennessee does not permit buyer commission rebates, so first-time buyers here should focus on Tennessee Housing Development Agency (THDA) assistance programs and negotiating the buyer's-agent commission instead.
Official sources
Read the full guide to the cash you need to buy →
This is general information, not financial advice. Program details, limits, and loan terms change; confirm the current rules with Tennessee Housing Development Agency (THDA) and your lender before you rely on them.
See first-time buyer programs in all states