Tennessee down payment help
with no income limits
Tennessee’s DPA programs turn away buyers who earn above their income caps every day. HOPER doesn’t have income limits. Get up to $13,000 toward your FHA home purchase — no income test, no repayment, no second lien.
Available across Tennessee including:
See If You Qualify for HOPER
Takes 60 seconds. No credit pull. We’ll call you within 5 minutes.
How much could you receive
on your Tennessee home?
Enter your estimated purchase price and see your HOPER funds instantly.
* Maximum $13,000. Actual amount subject to program eligibility.
Every Tennessee down payment program
— compared
THDA income limits vary by county — in Davidson, Williamson, and Rutherford counties limits are around $90,000-$105,000, leaving many Nashville-area buyers in the gap. Here is the full picture including what HOPER does differently.
| Program | Max Assistance | Income Limit | Repayment | Who Gets Left Out |
|---|---|---|---|---|
| THDA Great Choice Plus | Up to 5% of purchase price | Yes — income restricted | Yes — income capped | Deferred second lien |
| THDA Hardest Hit Fund | Up to $15,000 | Yes — income restricted | Yes — AMI restricted | Forgivable |
| Metro Nashville DPA | Up to $10,000 | Yes — income restricted | Yes — 80% AMI | Deferred loan |
| Shelby County DPA | Varies | Yes — income restricted | Yes — income restricted | Second lien |
| ✦ HOPER via CloseReady | Up to $13,000 (3.5%) | No income limit | Never — $0 repayment | Nobody — all FHA buyers welcome |
HOPER is available across
all of Tennessee
No geographic restrictions — if you are buying with an FHA loan anywhere in Tennessee, you may qualify for HOPER.
Median FHA home price: $340,000–$550,000. Tennessee buyers in this market can leverage HOPER funds to close the down payment gap without taking on additional debt or liens.
Median FHA home price: $150,000–$270,000. Tennessee buyers in this market can leverage HOPER funds to close the down payment gap without taking on additional debt or liens.
Median FHA home price: $220,000–$380,000. Tennessee buyers in this market can leverage HOPER funds to close the down payment gap without taking on additional debt or liens.
Median FHA home price: $240,000–$400,000. Tennessee buyers in this market can leverage HOPER funds to close the down payment gap without taking on additional debt or liens.
Median FHA home price: $260,000–$420,000. Tennessee buyers in this market can leverage HOPER funds to close the down payment gap without taking on additional debt or liens.
Median FHA home price: $130,000–$230,000. Tennessee buyers in this market can leverage HOPER funds to close the down payment gap without taking on additional debt or liens.
Tennessee Homebuyer Assistance in 2025
Tennessee’s Nashville Boom and the Down Payment Gap
Tennessee has been one of the biggest beneficiaries of the Sun Belt migration wave — particularly Nashville, which has seen home prices surge over 60% since 2019. What was once an affordable mid-size city now has FHA buyers needing $12,000–$15,000 just to close on a median-priced home.
THDA’s Great Choice Plus program helps buyers in many Tennessee markets, but Nashville’s rapid appreciation has outpaced its income limits. A household earning $90,000 in Davidson County is too wealthy for most THDA programs but still significantly short on closing funds.
How HOPER Works for Tennessee FHA Buyers
HOPER provides up to 3.5% of the purchase price (maximum $13,000) as research participant compensation through Attainable Housing Advocates. There is no repayment requirement and no second lien placed on your Tennessee home. Funds can be applied toward your down payment, closing costs, a rate buydown, or qualified debt payoff.
Tennessee has a significant manufactured housing market particularly in rural East and West Tennessee. HOPER supports FHA manufactured home loans statewide.
Tennessee homebuyer questions
answered
Is there down payment assistance in Tennessee with no income limit?
Yes. HOPER, available through CloseReady, has no income limits. Tennessee’s state DPA programs have income caps — but HOPER is open to any FHA-eligible buyer in Tennessee regardless of income.
How much down payment help can I get in Tennessee?
Through HOPER, Tennessee buyers can receive up to 3.5% of their purchase price with a maximum of $13,000. There are no income limits and no repayment required.
Is HOPER available statewide in Tennessee?
Yes. HOPER is available statewide across Tennessee with no geographic restrictions. All Tennessee counties are eligible.
Do I have to repay HOPER funds in Tennessee?
Never. HOPER funds are research compensation — not a loan. There is no repayment requirement and no second lien placed on your Tennessee home.
Can I use HOPER if I earn too much for Tennessee’s DPA programs?
Yes. HOPER has no income limit. If you have been turned away from Tennessee DPA programs for earning too much, you may still qualify for HOPER.
Tennessee buyers — your home is closer than you think.
Check your HOPER eligibility free. No income test. No credit pull. We call you in 5 minutes.
Check My Tennessee Eligibility — Free →Available statewide across all Tennessee counties