Self-employed in Tennessee and ready to buy a first home
Session players, contractors and small-business owners in Tennessee: how lenders read your tax returns, which THDA and local programs fit, and what to gather first.
Reading list
Plain-English homebuying guides for Tennessee teachers and first responders
Straight talk over coffee about buying a first home in Tennessee: choosing a Heroes Plus option, transfer and property taxes, targeted counties, USDA areas near the big cities and how lenders read a teacher's or soldier's pay.
Driving or delivering for an app in Tennessee? Here's how a mortgage works
Drive or deliver for Uber, Lyft, DoorDash, Instacart, Shipt or Amazon Flex in Tennessee? How lenders count app income, which THDA programs fit, and what to save.
Picking your Heroes Plus down payment option
THDA's four Heroes Plus down payment options compared: payments, forgiveness, the 10-year clock, recapture tax and how each one fits a Tennessee first home.
Ten-month paychecks, summer gaps and a THDA loan for teachers
Tennessee K-12 teachers joined Homeownership for Heroes in May 2026. How lenders count a contract salary, summer school, a new August start date and student loans.
Buying near Fort Campbell with a VA loan and Homeownership for Heroes
Soldiers, veterans and spouses buying in Clarksville or Stewart County: how a VA loan pairs with THDA Homeownership for Heroes, funding fees, limits and property taxes.
THDA's targeted counties and the first-time buyer rule
THDA waives its three-year first-time buyer rule in 43 targeted Tennessee counties and in targeted tracts of 21 more. The full list, what it means and who else is exempt.
Nashville, Memphis, Knoxville and Chattanooga: what a first home really costs
THDA income limits, 2025 property tax rates and local down payment help in Nashville, Memphis, Knoxville and Chattanooga, side by side for first-time buyers.
Tennessee's transfer tax and mortgage tax at closing
Tennessee charges a 37-cent transfer tax and an 11.5-cent mortgage tax per $100 at recording, and the law puts both on the buyer. Here's the math on a first home.
Property taxes on a Tennessee first home, and who gets relief
How a Tennessee property tax bill is figured, what goes in your escrow, and the state relief and tax freeze programs for disabled veterans, seniors and disabled homeowners.
No state income tax in Tennessee: what lenders actually count
Tennessee doesn't tax wages, but lenders still qualify you on gross pay. How overtime, second jobs, student loans and nontaxable income count on a THDA loan.
USDA loans just past the city limits
How USDA's zero-down loan works with THDA Homeownership for Heroes, how rural is defined, why two income limits apply, and where to look around Tennessee's metros.
Getting every borrower to 640 for a THDA loan
Why THDA's 640 minimum applies to everyone on a Tennessee loan, how it compares with FHA and local programs, and practical ways to close the gap before you apply.
