Home loans across Tennessee, from Nashville and Franklin to Knoxville, Chattanooga and Memphis. Estimate your payment, compare programs and talk it through with Duane.
Licensed in Tennessee
Conventional, FHA, VA and jumbo
Purchase and refinance
Estimate a Tennessee payment
Sample figures, edit freely
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Loan term
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The price, tax and insurance values are samples, not Tennessee averages. Property tax and insurance vary a lot by address, so replace them with real quotes.
Estimate only. Includes principal, interest, tax, insurance and an estimated mortgage insurance charge when the down payment is under 20%. Actual terms depend on credit, loan program and property.
Loan options in Tennessee
Duane compares programs for your scenario and explains the tradeoffs before you commit.
Conventional. Purchase and refinance loans with as little as 3% down for qualifying buyers. Mortgage insurance can come off as your equity grows.
FHA. As little as 3.5% down with qualifying credit, and more flexible credit guidelines. FHA carries an upfront and an annual mortgage insurance premium.
VA. Tennessee has a strong military and veteran community, including buyers near Fort Campbell on the Kentucky border. VA loans can be $0 down for eligible borrowers, with no monthly mortgage insurance. A funding fee usually applies unless exempt.
Jumbo. For loan amounts above the conforming limit in your county. Expect closer review of down payment, reserves and documentation.
Refinance. Lower the rate, shorten the term or take cash out. Compare the break-even point against how long you plan to stay.
Local housing agency
Tennessee Housing Development Agency
The Tennessee Housing Development Agency (THDA) runs first-time buyer and down payment programs through participating lenders. Income limits, price limits and funding change, so ask what is open now.
State recording and transfer taxes. Tennessee charges a state tax when the deed and the mortgage are recorded. Your Loan Estimate and Closing Disclosure show the exact figures.
Property tax is local. Counties and cities set their own rates and reappraise on their own schedules, so check the rate where you plan to buy.
Fast-moving metros. Nashville, Franklin and Murfreesboro can move quickly. A full preapproval with documents reviewed makes an offer easier to trust.
Building is common. Many buyers build in growing counties. Ask early about construction-to-permanent loans and builder incentives.
Title or attorney closing. Closings are handled by a title company or an attorney. Ask for the settlement agent's fee estimate early.
Tennessee FAQ
Does Duane lend across Tennessee?
Yes. Duane is licensed in Tennessee and works with buyers and homeowners statewide, from the Nashville area to East and West Tennessee.
What is THDA?
The Tennessee Housing Development Agency runs first-time buyer and down payment programs through participating lenders. Ask which ones fit your income, price range and county.
Can service members near Fort Campbell use a VA loan?
Yes. Eligible service members and veterans can use a VA loan on either side of the Tennessee and Kentucky line. Duane can review your eligibility and entitlement.
Can I finance new construction?
Yes, in many cases. Options include construction-to-permanent loans and builder-offered incentives. The right choice depends on the builder, timeline and your finances.
Duane Buziak, NMLS #1110647. Licensed in VA, FL, TN, GA, NC, SC, MD, DC, WV, TX and KY. Brokered through Coast2Coast Mortgage, NMLS #376205. Verify licenses at nmlsconsumeraccess.org. For illustration only. Not a loan offer, commitment or rate quote. Equal Housing Opportunity.
