Great Choice Home Loan Program
Offers 30-year fixed-rate mortgages and optional down payment assistance for first-time homebuyers across Tennessee.
Verify program detailsState homebuying guide
Tennessee Mortgage Calculator Guide
When I use a statewide mortgage page, I treat the first result as a reference point, not a promise. In Tennessee, the statewide home-value benchmark gives us a consistent place to begin, while the city pages show why the same down payment and interest rate can still produce different monthly totals. The current benchmark is $334,100, and this guide covers 48 city calculators. That sequence keeps the first estimate simple without hiding the local details that can change a real monthly payment.
- State benchmark
- $334,100
- City calculators
- 48
Need more than a statewide benchmark?
Use the complete mortgage payment and affordability calculator to enter your own purchase price, income, debts, loan program, closing costs, and extra-payment plan.
Down-payment comparison
What 5%, 10%, and 20% down could look like in Tennessee
These examples use the $334,100 statewide benchmark, a 6.75% 30-year fixed planning rate, the 0.59% midpoint property-tax assumption, and 0.35% annually for homeowners insurance. PMI is illustrated at 1% annually below 20% down.
| Down payment | Cash down | Loan amount | Principal & interest | Property tax | Insurance & PMI | Estimated monthly payment |
|---|---|---|---|---|---|---|
| 5% | $16,705 | $317,395 | $2,059 | $164 | $376 | $2,599 |
| 10% | $33,410 | $300,690 | $1,950 | $164 | $376 | $2,490 |
| 20% | $66,820 | $267,280 | $1,734 | $164 | $97 | $1,995 |
The examples do not include HOA dues, closing costs, discount points, lender fees, flood insurance, or property-specific insurance adjustments. Change the city calculator inputs before using a result for a budget.
Local variation
Why one Tennessee estimate should not represent every city
The available city-page tax assumptions run from 0.31% for Gatlinburg to 1.09% for Memphis, with a midpoint of 0.59% used in the statewide examples. That spread is a reminder to verify the parcel, assessment, exemptions, and taxing district before relying on a monthly number. Gatlinburg and Nashville and Memphis are useful starting points for seeing how the planning assumptions vary inside Tennessee.
These are effective-rate planning assumptions from 2024 public data, published in this system in 2026. Actual tax bills depend on assessed value, exemptions, levies, and the property's taxing districts.
Cash-to-close research
Homebuyer assistance in Tennessee
The state-level research list currently contains 5 programs. Great Choice Home Loan Program and The Housing Fund Down Payment Assistance are included as a place to begin, not as a promise of approval. Funding, income limits, first-time-buyer definitions, participating lenders, and eligible locations can change, so I would confirm the current rules before counting assistance as cash available at closing.
The Housing Fund Down Payment Assistance
Provides affordable loans up to $35,000 for down payment, prepaid expenses, and closing costs to eligible homebuyers.
Verify program detailsUSDA Single Family Housing Repair Loans & Grants
Offers loans up to $40,000 and grants up to $10,000 for very-low-income homeowners to repair, improve, or modernize their homes.
Verify program detailsTHDA Great Choice Plus
Two DPA options paired with a Great Choice Home Loan: a $6,000 forgivable second mortgage (0% interest) or up to 5% of sales price (max $15,000) amortized over 30 years at first‑mortgage rate. Can cover down payment and/or closing costs.
Verify program detailsA practical review
Before relying on a Tennessee payment estimate
01
Replace the statewide Tennessee benchmark with the price of the homes actually being considered.
02
Open the relevant city calculator and verify the property-tax assumption against the parcel or local assessor.
03
Get a property-specific homeowners-insurance estimate and add HOA dues when they apply.
04
Compare several interest rates and down payments instead of budgeting from one optimistic scenario.
05
Confirm assistance rules with the official program source before reducing estimated cash to close.
Local calculators
Mortgage calculators across Tennessee
Move from the statewide benchmark to the city that matches the actual search area. Each page carries its local tax geography, home-value benchmark, and nearby comparisons.
48 city pages
Common questions
Planning a mortgage in Tennessee
How much is an estimated mortgage payment in Tennessee?
Using the current $334,100 statewide home-value benchmark, 20% down, a 6.75% 30-year planning rate, the 0.59% midpoint property-tax assumption, and a 0.35% insurance assumption, the estimated monthly payment is $1,995. Actual property, loan, tax, and insurance details can differ.
Does the Tennessee mortgage estimate include property taxes?
Yes. The statewide examples use a 0.59% midpoint from the available city-page assumptions. A property-specific estimate should use the actual parcel, assessment, exemptions, and local taxing districts.
How much down payment should I compare in Tennessee?
The page compares 5%, 10%, and 20% down. A smaller down payment reduces upfront cash but can increase the loan balance and may add mortgage insurance. Program and loan requirements vary.
Where should I verify Tennessee homebuyer assistance?
Start with each linked official program source. Verify current funding, income limits, purchase-price limits, property rules, participating lenders, and first-time-buyer definitions before relying on assistance.
Planning rate
6.75%
Tax midpoint
0.59%
Benchmark period
August 2026
Continue planning
Connect this estimate to the rest of your budget
Use the next calculator only when that part of your financial picture affects the decision you are making here.