2019 FHA Loan Limits in Tennessee
In Tennessee, the 2019 FHA loan limit for a single-family home ranges from $314,827 in most of the state to $534,750 around Nashville.
Housing prices have steadily climbed across Tennessee. As a result, more homebuyers have taken out Federal Housing Administration (FHA) loans, which allow buyers with lower credit scores and less money for a down payment to achieve homeownership.
A 2016 FHA report showed a 4% increase in FHA loans in Tennessee from 2014 to 2015. The report, which is the most recent featuring this data, found that 25% of home loans made in Tennessee in 2015 were FHA loans. That figure represents 29,568 homes for a total of $4.8 billion. In 2018, 2.68% of FHA loans made nationwide originated in Tennessee.
Housing prices across the state range widely, so FHA loan limits do, too. The National Association of Realtors (NAR) estimates the price of a typical home nationwide was $235,000 during the third quarter of 2018. The median home price in the world-famous music city of Nashville exceeds that, at $264,000, according to NAR. (The broader metropolitan area around Nashville is even more expensive; the FHA lists the median sale price at $465,000 for the 14-county area.) However, in Memphis (also known for its music and, of course, Elvis Presley’s Graceland estate), the median home price is well below the national figure, at $174,000. Knoxville comes in at $192,100.
Tennessee FHA loan limits by county
| FHA Loan Limits in Tennessee | |||||
| County Name | One-Family | Two-Family | Three-Family | Four-Family | Median Sale Price |
| Anderson | $331,760 | $424,800 | $513,450 | $638,100 | $194,000 |
| Bedford | $331,760 | $424,800 | $513,450 | $638,100 | $153,000 |
| Benton | $331,760 | $424,800 | $513,450 | $638,100 | $41,000 |
| Bledsoe | $331,760 | $424,800 | $513,450 | $638,100 | $31,000 |
| Blount | $331,760 | $424,800 | $513,450 | $638,100 | $194,000 |
| Bradley | $331,760 | $424,800 | $513,450 | $638,100 | $154,000 |
| Campbell | $331,760 | $424,800 | $513,450 | $638,100 | $194,000 |
| Cannon | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Carroll | $331,760 | $424,800 | $513,450 | $638,100 | $53,000 |
| Carter | $331,760 | $424,800 | $513,450 | $638,100 | $158,000 |
| Cheatham | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Chester | $331,760 | $424,800 | $513,450 | $638,100 | $125,000 |
| Claiborne | $331,760 | $424,800 | $513,450 | $638,100 | $80,000 |
| Clay | $331,760 | $424,800 | $513,450 | $638,100 | $48,000 |
| Cocke | $331,760 | $424,800 | $513,450 | $638,100 | $60,000 |
| Coffee | $331,760 | $424,800 | $513,450 | $638,100 | $140,000 |
| Crockett | $331,760 | $424,800 | $513,450 | $638,100 | $125,000 |
| Cumberland | $331,760 | $424,800 | $513,450 | $638,100 | $110,000 |
| Davidson | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Decatur | $331,760 | $424,800 | $513,450 | $638,100 | $41,000 |
| Dekalb | $331,760 | $424,800 | $513,450 | $638,100 | $95,000 |
| Dickson | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Dyer | $331,760 | $424,800 | $513,450 | $638,100 | $85,000 |
| Fayette | $331,760 | $424,800 | $513,450 | $638,100 | $219,000 |
| Fentress | $331,760 | $424,800 | $513,450 | $638,100 | $60,000 |
| Franklin | $331,760 | $424,800 | $513,450 | $638,100 | $140,000 |
| Gibson | $331,760 | $424,800 | $513,450 | $638,100 | $125,000 |
| Giles | $331,760 | $424,800 | $513,450 | $638,100 | $85,000 |
| Grainger | $331,760 | $424,800 | $513,450 | $638,100 | $133,000 |
| Greene | $331,760 | $424,800 | $513,450 | $638,100 | $96,000 |
| Grundy | $331,760 | $424,800 | $513,450 | $638,100 | $40,000 |
| Hamblen | $331,760 | $424,800 | $513,450 | $638,100 | $133,000 |
| Hamilton | $331,760 | $424,800 | $513,450 | $638,100 | $195,000 |
| Hancock | $331,760 | $424,800 | $513,450 | $638,100 | $33,000 |
| Hardeman | $331,760 | $424,800 | $513,450 | $638,100 | $37,000 |
| Hardin | $331,760 | $424,800 | $513,450 | $638,100 | $59,000 |
| Hawkins | $331,760 | $424,800 | $513,450 | $638,100 | $153,000 |
| Haywood | $331,760 | $424,800 | $513,450 | $638,100 | $69,000 |
| Henderson | $331,760 | $424,800 | $513,450 | $638,100 | $76,000 |
| Henry | $331,760 | $424,800 | $513,450 | $638,100 | $64,000 |
| Hickman | $331,760 | $424,800 | $513,450 | $638,100 | $90,000 |
| Houston | $331,760 | $424,800 | $513,450 | $638,100 | $53,000 |
| Humphreys | $331,760 | $424,800 | $513,450 | $638,100 | $80,000 |
| Jackson | $331,760 | $424,800 | $513,450 | $638,100 | $148,000 |
| Jefferson | $331,760 | $424,800 | $513,450 | $638,100 | $133,000 |
| Johnson | $331,760 | $424,800 | $513,450 | $638,100 | $55,000 |
| Knox | $331,760 | $424,800 | $513,450 | $638,100 | $194,000 |
| Lake | $331,760 | $424,800 | $513,450 | $638,100 | $29,000 |
| Lauderdale | $331,760 | $424,800 | $513,450 | $638,100 | $53,000 |
| Lawrence | $331,760 | $424,800 | $513,450 | $638,100 | $78,000 |
| Lewis | $331,760 | $424,800 | $513,450 | $638,100 | $53,000 |
| Lincoln | $331,760 | $424,800 | $513,450 | $638,100 | $104,000 |
| Loudon | $331,760 | $424,800 | $513,450 | $638,100 | $194,000 |
| Mcminn | $331,760 | $424,800 | $513,450 | $638,100 | $110,000 |
| Mcnairy | $331,760 | $424,800 | $513,450 | $638,100 | $55,000 |
| Macon | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Madison | $331,760 | $424,800 | $513,450 | $638,100 | $125,000 |
| Marion | $331,760 | $424,800 | $513,450 | $638,100 | $195,000 |
| Marshall | $331,760 | $424,800 | $513,450 | $638,100 | $155,000 |
| Maury | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Meigs | $331,760 | $424,800 | $513,450 | $638,100 | $65,000 |
| Monroe | $331,760 | $424,800 | $513,450 | $638,100 | $90,000 |
| Montgomery | $331,760 | $424,800 | $513,450 | $638,100 | $182,000 |
| Moore | $331,760 | $424,800 | $513,450 | $638,100 | $140,000 |
| Morgan | $331,760 | $424,800 | $513,450 | $638,100 | $194,000 |
| Obion | $331,760 | $424,800 | $513,450 | $638,100 | $69,000 |
| Overton | $331,760 | $424,800 | $513,450 | $638,100 | $148,000 |
| Perry | $331,760 | $424,800 | $513,450 | $638,100 | $40,000 |
| Pickett | $331,760 | $424,800 | $513,450 | $638,100 | $59,000 |
| Polk | $331,760 | $424,800 | $513,450 | $638,100 | $154,000 |
| Putnam | $331,760 | $424,800 | $513,450 | $638,100 | $148,000 |
| Rhea | $331,760 | $424,800 | $513,450 | $638,100 | $103,000 |
| Roane | $331,760 | $424,800 | $513,450 | $638,100 | $194,000 |
| Robertson | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Rutherford | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Scott | $331,760 | $424,800 | $513,450 | $638,100 | $48,000 |
| Sequatchie | $331,760 | $424,800 | $513,450 | $638,100 | $195,000 |
| Sevier | $331,760 | $424,800 | $513,450 | $638,100 | $170,000 |
| Shelby | $331,760 | $424,800 | $513,450 | $638,100 | $219,000 |
| Smith | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Stewart | $331,760 | $424,800 | $513,450 | $638,100 | $182,000 |
| Sullivan | $331,760 | $424,800 | $513,450 | $638,100 | $153,000 |
| Sumner | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Tipton | $331,760 | $424,800 | $513,450 | $638,100 | $219,000 |
| Trousdale | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Unicoi | $331,760 | $424,800 | $513,450 | $638,100 | $158,000 |
| Union | $331,760 | $424,800 | $513,450 | $638,100 | $194,000 |
| Van Buren | $331,760 | $424,800 | $513,450 | $638,100 | $56,000 |
| Warren | $331,760 | $424,800 | $513,450 | $638,100 | $95,000 |
| Washington | $331,760 | $424,800 | $513,450 | $638,100 | $158,000 |
| Wayne | $331,760 | $424,800 | $513,450 | $638,100 | $37,000 |
| Weakley | $331,760 | $424,800 | $513,450 | $638,100 | $70,000 |
| White | $331,760 | $424,800 | $513,450 | $638,100 | $95,000 |
| Williamson | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
| Wilson | $563,500 | $721,400 | $872,000 | $1,083,650 | $490,000 |
How are FHA loan limits determined?
The U.S. Department of Housing and Urban Development (HUD) sets FHA loan limits based on the conforming loan limit — or how large of a mortgage Fannie Mae and Freddie Mac will purchase. In 2019, that limit is $484,350.
The FHA “floor” is the largest mortgage the agency will insure in most of the country and is set at $314,827 for 2019. The FHA “ceiling” applies to high-cost areas and is set at 150% of the conforming loan limit, or $726,525. Outside of a few exceptions, this is the highest mortgage the agency will insure for a single-family home. In other areas, loan limits fall somewhere between the FHA floor and ceiling.
Here are the 2019 standard FHA limits for all property types:
- One-unit: $314,827
- Two-unit: $403,125
- Three-unit: $487,250
- Four-unit: $605,525
Here are the 2019 standard FHA limits for high-cost areas:
- One-unit: $726,525
- Two-unit: $930,300
- Three-unit: $1,124,475
- Four-unit: $1,397,400
Do you qualify for an FHA loan in Tennessee?
Alongside understanding FHA loan limits, it’s important to be aware that FHA housing loans are subject to federal guidelines including credit score and down payment requirements. Learn more about how to qualify for an FHA home loan in Tennessee by checking out LendingTree’s FHA hub.
