If you’re buying a home in Tennessee in 2026, it’s important to understand the current conforming loan limits. These limits, set by the Federal Housing Finance Agency (FHFA), affect how much you can borrow with a conforming loan backed by Fannie Mae or Freddie Mac. Staying within these limits can open the door to easier qualification and more competitive interest rates.
In this guide, we’ll break down the 2026 Tennessee conforming loan limits, explain how they’re set, and show you what they mean for your homebuying journey.
2026 Conforming Loan Limits for Tennessee
For 2026, the FHFA has increased the baseline conforming loan limit for a single-family home to $832,750. In certain high-cost counties, the conforming loan limit can rise as high as $1,249,125. These limits apply to conventional loans that are eligible for purchase by Fannie Mae and Freddie Mac.
Counties with higher median home prices qualify for the higher threshold. Buyers in select areas with elevated housing costs, such as Williamson County, may benefit from the increased high-cost conforming loan limit.
| County | 1 Unit | 2 Units | 3 Units | 4 Units |
|---|---|---|---|---|
| ANDERSON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| BEDFORD | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| BENTON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| BLEDSOE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| BLOUNT | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| BRADLEY | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| CAMPBELL | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| CANNON | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| CARROLL | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| CARTER | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| CHEATHAM | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| CHESTER | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| CLAIBORNE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| CLAY | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| COCKE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| COFFEE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| CROCKETT | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| CUMBERLAND | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| DAVIDSON | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| DECATUR | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| DEKALB | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| DICKSON | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| DYER | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| FAYETTE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| FENTRESS | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| FRANKLIN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| GIBSON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| GILES | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| GRAINGER | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| GREENE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| GRUNDY | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HAMBLEN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HAMILTON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HANCOCK | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HARDEMAN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HARDIN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HAWKINS | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HAYWOOD | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HENDERSON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HENRY | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HICKMAN | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| HOUSTON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| HUMPHREYS | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| JACKSON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| JEFFERSON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| JOHNSON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| KNOX | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| LAKE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| LAUDERDALE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| LAWRENCE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| LEWIS | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| LINCOLN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| LOUDON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MCMINN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MCNAIRY | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MACON | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| MADISON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MARION | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MARSHALL | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MAURY | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| MEIGS | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MONROE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MONTGOMERY | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MOORE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| MORGAN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| OBION | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| OVERTON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| PERRY | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| PICKETT | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| POLK | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| PUTNAM | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| RHEA | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| ROANE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| ROBERTSON | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| RUTHERFORD | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| SCOTT | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| SEQUATCHIE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| SEVIER | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| SHELBY | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| SMITH | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| STEWART | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| SULLIVAN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| SUMNER | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| TIPTON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| TROUSDALE | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| UNICOI | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| UNION | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| VAN BUREN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| WARREN | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| WASHINGTON | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| WAYNE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| WEAKLEY | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| WHITE | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| WILLIAMSON | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
| WILSON | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
Breakdown of 2026 Conforming Loan Limits
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Standard (Baseline) Limit: $832,750
-
High-Cost Areas: Up to $1,249,125
This means that if you’re purchasing in a standard-cost county like Shelby or Knox, the maximum conforming loan amount is $832,750. In designated high-cost counties, borrowers may qualify for conforming loans up to $1,249,125, depending on county-specific limits.
How Are Loan Limits Determined?
The FHFA sets conforming loan limits annually based on changes in average U.S. home prices. The Housing and Economic Recovery Act (HERA) of 2008 established the formula used to calculate these limits.
Under this process, FHFA evaluates whether 115% of a county’s median home value exceeds the national baseline limit. If it does, that county may qualify for a higher conforming loan limit, capped at 150% of the baseline.
This approach ensures loan limits keep pace with housing market trends while providing added flexibility for buyers in higher-priced areas. In Tennessee, only counties that exceed the required home price threshold qualify for the higher limit.
View mortgage rates for
April 19, 2026
Why Do Loan Limits Matter?
Loan limits set the maximum amount you can borrow with a conforming loan, which is a mortgage eligible for purchase by government-sponsored entities like Fannie Mae and Freddie Mac. These limits directly influence the type of loan you can obtain and the costs associated with it.
Benefits of Staying Within Loan Limits:
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Lower Interest Rates: Conforming loans usually offer more competitive interest rates compared to jumbo loans, which can result in significant long-term savings.
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Easier Qualification: Because conforming loans carry less risk for lenders, they often allow lower minimum credit scores and higher allowable debt-to-income (DTI) ratios.
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Lower Down Payment Options: Many conforming loan programs allow down payments as low as 3% to 5%, while jumbo loans typically require 20% or more.
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Access to Assistance Programs: Staying within loan limits can make you eligible for certain state or federal assistance programs that may not be available for jumbo loans.
Implications of Exceeding Loan Limits:
If your loan amount exceeds the conforming loan limit for your county, you’ll need to apply for a jumbo loan, which is not backed by Fannie Mae or Freddie Mac. Jumbo loans generally involve:
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Stricter Qualification Standards: Higher credit score requirements, lower allowable DTI ratios, and more extensive financial documentation.
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Higher Interest Rates and Fees: Due to increased lender risk, jumbo loans often carry higher rates and additional fees.
Understanding loan limits helps you plan your home purchase more effectively and choose financing options that best align with your financial goals.
Frequently Asked Questions
Do conforming loan limits vary for multi-unit properties in Tennessee?
Yes. Loan limits increase with the number of units. Duplexes, triplexes, and four-unit properties have higher conforming loan limits than single-family homes. Be sure to review the limits specific to your property type.
How do conforming loan limits affect refinancing options?
Conforming loan limits apply to refinance transactions as well. To qualify for conventional refinance programs with competitive rates and streamlined approval, your refinance loan amount generally must stay within the conforming loan limits for your county.
Are FHA and VA loan limits different from FHFA conforming limits in Tennessee?
Yes. FHA and VA loans follow separate loan limit guidelines that may differ from FHFA conforming loan limits and can vary by county. These program-specific limits affect the maximum loan amounts available under FHA or VA financing.
Questions About Getting a Mortgage in Tennessee?
Knowing the 2026 loan limits in your county can help you secure better loan terms and simplify the approval process. If you’re planning to buy a home in Tennessee, let JVM Lending’s experts guide you every step of the way.
Contact us today, we’re available seven days a week to help you find the right mortgage for your needs.
