First-time homebuyer help in Shelby County, Tennessee
Shelby County is Tennessee's largest county, home to about 910,000 people. Teachers and first responders here buy with the same THDA rate cut as the rest of the state.
County seatMemphis
Population910,226
Income limit, 3+$118,214
Price limit$500,000
Buying a first home in Shelby County
Memphis is the center of things, but buyers also look in Bartlett, Collierville, Germantown and Millington. All of them fall under one Shelby County income limit, so the city you pick doesn't change your number.
Four public school systems operate here: Memphis-Shelby County Schools, Bartlett City Schools, Collierville Schools and Germantown Municipal School District. A full-time K-12 teacher in any of them, or at a Shelby County private school, fits the teacher rule.
On the public safety side, Memphis Police, the Shelby County Sheriff's Office, Memphis Fire and Shelby County Fire are the big employers. EMTs, paramedics and dispatchers working in the county qualify too.
Low/moderate-income buyers purchasing anywhere in Memphis city limits
Help
Up to 10% of sales price, not to exceed $25,000 (cap applies across City DPA programs, subject to funding)
Income limit
80% AMI
Price limit
Current HUD HOME value limits
Other rules
Property must be inside Memphis city limits and pay Memphis city taxes; apply through an approved DPA lender with the Income Asset Questionnaire; DPA promissory note and deed signed after first mortgage
City page says requirements 'may include' first-time buyer status; per-program amounts and forgiveness terms not posted. Contact 901-636-7300.
Up to $3,500 per county program sheet (undated); a Local Memphis news report says the max rose to $6,000 at 3% for 15 years - not confirmed on an official page
Type
Repayable loan (monthly payments)
County program sheet: 5% fixed, 10-year term. SCDH's PY2026 Action Plan (Jul 1 2026-Jun 30 2027) says it plans to continue a DPA program countywide, funded with state and local funds.
Rise Up - Memphis and West Tennessee (United Housing)
Funding varies
Memphis and West Tennessee
Who
First-time, first-generation homebuyers
Help
$25,000 grant (total pool up to $2 million)
Type
Grant
First-time buyers only
Yes
Other rules
Must use an FHLB Cincinnati member lender
Announced Aug-Oct 2025 (news reports). Official FHLB page could not be rendered; county list and whether funds remain are unverified. Madison County inclusion assumed from 'West Tennessee' wording.
Most down payment programs require a homebuyer education class before closing. These HUD-approved agencies near Shelby County offer homebuyer classes or pre-purchase counseling:
Source: HUD housing counseling agency list. Not every class is accepted by every program.
Not sure which class your program accepts? A loan officer who offers Tennessee programs tells you which class counts, and can start your pre-approval at the same time. Check my eligibility
Who can use the program in Shelby County
Eligible local employers include:
Memphis-Shelby County Schools
Bartlett City Schools
Collierville Schools
Germantown Municipal School District
Memphis Police Department
Shelby County Sheriff's Office
Memphis Fire Department
Shelby County Fire Department
If you serve in Memphis but want to buy in Fayette or Tipton County, those counties have their own limits. See every eligible role.
Shelby County questions
What's the income limit in Memphis?
$102,794 for a household of 1-2 and $118,214 for 3 or more, under THDA's chart effective Aug. 1, 2026.
Do Germantown and Collierville teachers qualify?
Yes. Full-time K-12 teachers at Germantown Municipal, Collierville Schools or any Tennessee public or private school qualify.
