By Ziv Shay | Updated April 2026
Calculate mortgage payments with Tennessee-specific rates, taxes, and first-time homebuyer programs [2026]
To buy a median home in Tennessee at $340,000, you'd need $89,384/year (based on the 28% housing-cost rule with 20% down).
The median household in Tennessee would need $29,689 more annual income to comfortably afford the median home at current rates.
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These programs may have income limits, purchase price caps, and other eligibility requirements. Contact each program directly for current availability and terms. Many Tennessee homebuyer programs can be combined with FHA, VA, or USDA loans for maximum benefit.
The Tennessee housing market in 2026 reflects a combination of national trends and local economic factors that shape what homebuyers can expect when purchasing property in the Tennessee. With a median home price of $340,000 and a median household income of $59,695, Tennessee presents affordability challenges for many middle-income families. The current average 30-year fixed mortgage rate in Tennessee is 6.77%, which factors into the total cost of homeownership alongside the state's effective property tax rate of 0.71%.
Tennessee's effective property tax rate of 0.71% is near the national average of approximately 1.07%. On the median home valued at $340,000, a homeowner would pay approximately $2,414 per year, or $201 per month in property taxes. These relatively moderate property taxes help keep total housing costs manageable, making Tennessee attractive for homebuyers focused on long-term affordability.
Mortgage rates in Tennessee average 6.77% for a 30-year fixed loan in 2026, though individual rates depend heavily on credit score, down payment size, and loan type. Buyers with excellent credit (760+) can expect rates approximately 0.25-0.50% below the state average, while those with scores below 680 may see rates 0.50-1.0% higher. Shopping multiple lenders is critical in Tennessee's competitive mortgage market. The FHA loan limit in most Tennessee counties is $472,030, which covers the median home price in most areas of the state.
Using the standard 28% housing-cost rule, a Tennessee household would need an income of $89,384 per year to comfortably afford the median-priced home at $340,000 with 20% down. Since the median household income in Tennessee is $59,695, there is an affordability gap of $29,689. This means the typical household may need to consider smaller homes, different locations, or down payment assistance programs to achieve homeownership. The total monthly payment of $2,086 includes principal, interest, property taxes, and insurance but does not account for HOA fees, maintenance, or utility costs which typically add 1-2% of the home value annually.
Tennessee offers several down payment assistance programs designed to help first-time homebuyers overcome the barrier of saving for a down payment and closing costs. THDA Great Choice Home Loan Program. These programs can make homeownership accessible even when saving 20% of $340,000 ($68,000) would take years. FHA loans requiring only 3.5% down ($11,900) and conventional loans with 3-5% down are popular alternatives, though they require private mortgage insurance. Prospective buyers should also explore USDA loans for rural areas and VA loans for eligible veterans, both of which offer 0% down payment options.
Tennessee's housing market presents moderate conditions for real estate investment with balanced carrying costs. The price-to-income ratio of 5.7x suggests a moderately valued market that balances appreciation potential with cash flow opportunities. Before purchasing in Tennessee, buyers should consider both the immediate monthly costs and long-term factors including historical appreciation rates, population growth trends, job market stability, and planned infrastructure developments that could affect property values.
The average 30-year fixed mortgage rate in Tennessee is approximately 6.77% as of 2026. Rates vary based on credit score, down payment, and lender. Borrowers with credit scores above 760 typically receive rates 0.25-0.50% below average, while 15-year fixed rates are typically 0.50-0.75% lower than 30-year rates. Always compare quotes from at least 3 lenders to get the best Tennessee mortgage rate.
Tennessee has an effective property tax rate of 0.71%, which is near the national average. On the median home price of $340,000, this equals approximately $2,414 per year or $201 per month. Property tax rates can vary by county and municipality within Tennessee.
To buy the median-priced home in Tennessee at $340,000 with 20% down at the current rate of 6.77%, you would need an annual income of approximately $89,384 to keep housing costs at 28% of gross income. With a smaller down payment, the required income increases due to higher loan amounts and PMI costs.
Tennessee offers several assistance programs: THDA Great Choice Home Loan Program. THDA Great Choice Plus - up to $7,500 DPA. THDA Homeownership for the Brave - veterans DPA. Most programs have income limits and require homebuyer education. Contact your state housing finance agency for current eligibility requirements and application procedures.
Tennessee has a price-to-income ratio of 5.7x, with housing costs consuming approximately 41.9% of the median household income. Tennessee is among the less affordable states, and many buyers may need assistance programs or dual incomes to qualify. Key factors include the moderate property tax rate and available first-time buyer assistance.
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