Tennessee FHA Loan Limits 2026

View FHA loan limits for all 95 counties in Tennessee. Select a county below to calculate your FHA monthly payment with local limits applied.

Counties

Lowest Limit

$541,287

Highest Limit

$1,029,250

High-Cost Areas

About 2026 FHA limits: The national floor is $541,287 and the ceiling is $1,249,125.Tennessee has 81 standard-limit counties and 14 high-cost areas. Limits are set by HUD based on median home prices.

FHA Loan Limits by County

County	1-Unit	2-Unit	3-Unit	4-Unit	Type
Anderson Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Bedford County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Benton County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Bledsoe County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Blount County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Bradley County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Campbell Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Cannon County	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Carroll County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Carter County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Cheatham Count	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Chester County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Claiborne Coun	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Clay County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Cocke County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Coffee County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Crockett Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Cumberland Cou	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Davidson Count	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Decatur County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Dekalb County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Dickson County	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Dyer County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Fayette County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Fentress Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Franklin Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Gibson County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Giles County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Grainger Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Greene County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Grundy County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Hamblen County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Hamilton Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Hancock County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Hardeman Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Hardin County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Hawkins County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Haywood County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Henderson Coun	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Henry County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Hickman County	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Houston County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Humphreys Coun	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Jackson County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Jefferson Coun	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Johnson County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Knox County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Lake County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Lauderdale Cou	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Lawrence Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Lewis County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Lincoln County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Loudon County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Macon County	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Madison County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Marion County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Marshall Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Maury County	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Mcminn County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Mcnairy County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Meigs County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Monroe County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Montgomery Cou	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Moore County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Morgan County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Obion County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Overton County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Perry County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Pickett County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Polk County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Putnam County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Rhea County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Roane County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Robertson Coun	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Rutherford Cou	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Scott County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Sequatchie Cou	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Sevier County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Shelby County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Smith County	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Stewart County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Sullivan Count	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Sumner County	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Tipton County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Trousdale Coun	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Unicoi County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Union County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Van Buren Coun	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Warren County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Washington Cou	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Wayne County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Weakley County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
White County	$541,287	$693,050	$837,700	$1,041,125	Standard	Calculate
Williamson Cou	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate
Wilson County	$1,029,250	$1,317,650	$1,592,700	$1,979,350	High-Cost	Calculate

Calculate Your FHA Payment in Tennessee

Use the calculator below with Tennessee pre-selected. Choose your county to see the exact FHA limit that applies to you.

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FHA Loan Calculator

Calculate FHA loan payments including upfront and monthly mortgage insurance premiums.

Data last updated: January 2026

FHA Loan Details

State

County

Home Price$400,000

$50,000$2,000,000

Down Payment3.5% ($14,000)

3.5%30%

Credit Score Range

Interest Rate

FHA rates are typically similar to conventional rates

Loan Term

Property Tax Rate (Annual)

Your FHA Loan Estimate

Total Monthly Payment

$3,081.61

Principal, interest, MIP, taxes & insurance

Principal & Interest$2,418.26

Monthly MIP$180.01

Property Tax$366.67

Home Insurance$116.67

Total Monthly$3,081.61

FHA Mortgage Insurance

Upfront MIP (1.75%)$6,755

Monthly MIP (0.55%/yr)$180.01/mo

Upfront MIP is financed into the loan. Monthly MIP is required for the life of the loan (for most FHA loans with less than 10% down).

Base Loan Amount

$386,000

Total Loan Amount

$392,755

Including upfront MIP

FHA vs Conventional Comparison

FHA Monthly Payment$3,081.61

Conventional Monthly*$3,085.18

Difference-$3.57/mo

*Conventional estimate assumes same rate with PMI at 0.7% until 20% equity. Actual rates and PMI may vary.

FHA Loan Benefits

Lower credit score requirements (580+ for 3.5% down)
Low down payment (3.5% minimum)
Down payment can come from gifts or grants
More flexible DTI requirements (up to 57%)

Your estimated FHA payment: $3,081.61/mo

FHA rates vary by lender. Get matched with FHA-approved lenders competing for your business.

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Disclaimer: FHA loan limits and MIP rates are subject to change. This calculator uses 2026 HUD data. Verify eligibility with an FHA-approved lender.

Frequently Asked Questions

What is FHA mortgage insurance premium (MIP)?

FHA MIP consists of two parts: an upfront premium of 1.75% of the loan amount (usually financed into the loan) and an annual premium of 0.55% paid monthly. Unlike conventional PMI, FHA MIP typically lasts the life of the loan for loans with less than 10% down.

What are the 2026 FHA loan limits?

For 2026, FHA loan limits range from $541,287 (floor) to $1,249,125 (ceiling) for single-family homes. The exact limit depends on your county. High-cost areas like San Francisco and New York have limits at the ceiling, while most areas are at or near the floor.

How much is FHA MIP in 2026?

In 2026, FHA MIP is 1.75% upfront (financed into the loan) plus 0.55% annually for most loans. On a $300,000 loan, that is $5,250 upfront and approximately $138 per month in ongoing MIP.

What credit score do I need for an FHA loan?

FHA loans require a minimum credit score of 580 for the 3.5% down payment program. Borrowers with scores between 500-579 may qualify with 10% down. Most lenders prefer 620+ for better rates and easier approval.

Can I remove MIP from my FHA loan?

For FHA loans originated after June 2013 with less than 10% down, MIP lasts the life of the loan. To remove it, you would need to refinance into a conventional loan once you have 20% equity. Loans with 10%+ down have MIP for 11 years.

Related Calculators

Mortgage DTI Closing Costs Down Payment Amortization First-Time Buyer Rent vs Buy

Understanding FHA Loan Limits in Tennessee

FHA loan limits in Tennessee vary by county and are set annually by the U.S. Department of Housing and Urban Development (HUD). For 2026, Tennessee's single-family FHA limits range from $541,287 to $1,029,250.

The variation in limits reflects differences in median home prices across Tennessee's counties. 14 counties are designated as high-cost areas with limits above the national floor of $541,287.

How FHA Limits Affect Your Home Purchase

The FHA loan limit for your county is the maximum mortgage amount you can obtain with an FHA loan. If you need to borrow more than your county's limit, you may need to consider a conventional loan or make a larger down payment. FHA loans require a minimum 3.5% down payment with a credit score of 580 or higher.

Other States

Looking at other states? Return to the FHA Calculator to explore limits in any state and county across the U.S.