Tennessee Mortgage Calculator
Tennessee has the 10th-lowest effective property tax rate of the 50 states at 0.52% — $1,303 less a year than the 0.91% state average on a $334,000 home. Homeowners insurance averages $2,958 a year, the 17th-highest premium nationally and $238 more than the typical state.
Most Tennessee counties use the $832,750 conforming loan limit for 2026, but 14 high-cost counties — Cannon County ($1,029,250), Cheatham County ($1,029,250), Davidson County ($1,029,250) and others — allow larger conforming loans. Above those amounts you need a jumbo loan.
On a $334,000 home, property tax and insurance add $391 a month in Tennessee, compared with $372 in Mississippi, $390 in Virginia, $406 in Alabama, $413 in Georgia, $444 in North Carolina, $467 in Arkansas, $543 in Kentucky, $579 in Missouri.
Loan Parameters
Total Monthly Payment
$2,578
Principal & Interest + Taxes + Insurance
APR 7.488%
Total Interest
$421,545
Total Cost
$881,024
Advanced Parameters
Private Mortgage Insurance (PMI)
Your down payment is below 20%. PMI is estimated at 0.72% annually and is removed here when your LTV reaches 80%.
Loan Summary
Payoff Date
Sep 2056
Interest / Principal
1.40x
Mortgage Insurance Ends
Feb 2035
50% Equity
Jul 2048
Amortization Schedule
| Period | Payment | Principal | Interest | PMI | Balance | Equity |
|---|---|---|---|---|---|---|
| Year 1 | $24,072 | $3,036 | $21,036 | $2,164 | $297,564 | $36,436 |
| Year 2 | $24,072 | $3,256 | $20,815 | $2,164 | $294,308 | $39,692 |
| Year 3 | $24,072 | $3,493 | $20,579 | $2,164 | $290,815 | $43,185 |
| Year 4 | $24,072 | $3,746 | $20,325 | $2,164 | $287,068 | $46,932 |
| Year 5 | $24,072 | $4,018 | $20,053 | $2,164 | $283,050 | $50,950 |
| Year 6 | $24,072 | $4,310 | $19,761 | $2,164 | $278,740 | $55,260 |
| Year 7 | $24,072 | $4,623 | $19,448 | $2,164 | $274,117 | $59,883 |
| Year 8 | $24,072 | $4,959 | $19,113 | $2,164 | $269,158 | $64,842 |
| Year 9 | $24,072 | $5,319 | $18,753 | $721 | $263,839 | $70,161 |
| Year 10 | $24,072 | $5,705 | $18,366 | — | $258,134 | $75,866 |
| Year 11 | $24,072 | $6,119 | $17,952 | — | $252,014 | $81,986 |
| Year 12 | $24,072 | $6,564 | $17,508 | — | $245,450 | $88,550 |
| Year 13 | $24,072 | $7,040 | $17,031 | — | $238,410 | $95,590 |
| Year 14 | $24,072 | $7,552 | $16,520 | — | $230,859 | $103,141 |
| Year 15 | $24,072 | $8,100 | $15,972 | — | $222,759 | $111,241 |
| Year 16 | $24,072 | $8,688 | $15,384 | — | $214,071 | $119,929 |
| Year 17 | $24,072 | $9,319 | $14,753 | — | $204,752 | $129,248 |
| Year 18 | $24,072 | $9,995 | $14,076 | — | $194,757 | $139,243 |
| Year 19 | $24,072 | $10,721 | $13,350 | — | $184,035 | $149,965 |
| Year 20 | $24,072 | $11,500 | $12,572 | — | $172,536 | $161,464 |
| Year 21 | $24,072 | $12,335 | $11,737 | — | $160,201 | $173,799 |
| Year 22 | $24,072 | $13,230 | $10,841 | — | $146,971 | $187,029 |
| Year 23 | $24,072 | $14,191 | $9,881 | — | $132,780 | $201,220 |
| Year 24 | $24,072 | $15,221 | $8,850 | — | $117,559 | $216,441 |
| Year 25 | $24,072 | $16,327 | $7,745 | — | $101,232 | $232,768 |
| Year 26 | $24,072 | $17,512 | $6,560 | — | $83,720 | $250,280 |
| Year 27 | $24,072 | $18,784 | $5,288 | — | $64,936 | $269,064 |
| Year 28 | $24,072 | $20,147 | $3,924 | — | $44,789 | $289,211 |
| Year 29 | $24,072 | $21,610 | $2,461 | — | $23,179 | $310,821 |
| Year 30 | $24,071 | $23,179 | $892 | — | $0 | $334,000 |
Tennessee mortgage data
- Typical home value
- $334,108
- Zillow ZHVI, August 31, 2026 (U.S. $368,697)
- Effective property tax rate
- 0.52%
- $1,737/yr on a $334,000 home
- Average homeowners insurance
- $2,958/yr
- $247/mo
- 2026 conforming loan limit
- $832,750 – $1,029,250
- 95 counties
- High-cost counties
- 14
- Limit above $832,750
- 2026 FHA loan limit (1-unit)
- $541,287 – $1,029,250
- Varies by county — confirm on HUD
- Current 30-yr / 15-yr fixed average
- 7.03% / 6.42%
- Freddie Mac PMMS, September 24, 2026
How much house can you afford in Tennessee?
Highest price where principal, interest, Tennessee property tax, insurance and PMI stay within 28% of gross income —10% down, 30-year fixed at 7.03%. Other debts lower these numbers.
| Household income | Housing budget / mo | Max home price | Down payment | vs typical home |
|---|---|---|---|---|
| $50,000 | $1,167 | $131,000 | $13,100 | 39% |
| $75,000 | $1,750 | $215,000 | $21,500 | 64% |
| $100,000 | $2,333 | $299,000 | $29,900 | 89% |
| $125,000 | $2,917 | $382,000 | $38,200 | 114% |
| $150,000 | $3,500 | $466,000 | $46,600 | 139% |
| $200,000 | $4,667 | $633,000 | $63,300 | 189% |
| $250,000 | $5,833 | $800,000 | $80,000 | 239% |
Tennessee mortgage payment by loan amount
30-year fixed at 7.03%, 20% down, with Tennessee property tax and insurance on the matching home price.
| Loan amount | P&I | Total / month | Income needed | Loan type |
|---|---|---|---|---|
| $150,000 mortgage | $1,001 | $1,329 | $57,000 | Conforming |
| $175,000 mortgage | $1,168 | $1,509 | $65,000 | Conforming |
| $200,000 mortgage | $1,335 | $1,689 | $73,000 | Conforming |
| $225,000 mortgage | $1,501 | $1,870 | $81,000 | Conforming |
| $250,000 mortgage | $1,668 | $2,050 | $88,000 | Conforming |
| $275,000 mortgage | $1,835 | $2,231 | $96,000 | Conforming |
| $300,000 mortgage | $2,002 | $2,411 | $104,000 | Conforming |
| $325,000 mortgage | $2,169 | $2,591 | $112,000 | Conforming |
| $350,000 mortgage | $2,336 | $2,772 | $119,000 | Conforming |
| $375,000 mortgage | $2,502 | $2,952 | $127,000 | Conforming |
| $400,000 mortgage | $2,669 | $3,132 | $135,000 | Conforming |
| $425,000 mortgage | $2,836 | $3,313 | $142,000 | Conforming |
| $450,000 mortgage | $3,003 | $3,493 | $150,000 | Conforming |
| $475,000 mortgage | $3,170 | $3,674 | $158,000 | Conforming |
| $500,000 mortgage | $3,337 | $3,854 | $166,000 | Conforming |
| $525,000 mortgage | $3,503 | $4,034 | $173,000 | Conforming |
| $550,000 mortgage | $3,670 | $4,215 | $181,000 | Conforming |
| $575,000 mortgage | $3,837 | $4,395 | $189,000 | Conforming |
| $600,000 mortgage | $4,004 | $4,575 | $197,000 | Conforming |
| $625,000 mortgage | $4,171 | $4,756 | $204,000 | Conforming |
| $650,000 mortgage | $4,338 | $4,936 | $212,000 | Conforming |
| $675,000 mortgage | $4,504 | $5,117 | $220,000 | Conforming |
| $700,000 mortgage | $4,671 | $5,297 | $228,000 | Conforming |
| $725,000 mortgage | $4,838 | $5,477 | $235,000 | Conforming |
| $750,000 mortgage | $5,005 | $5,658 | $243,000 | Conforming |
| $775,000 mortgage | $5,172 | $5,838 | $251,000 | Conforming |
| $800,000 mortgage | $5,339 | $6,018 | $258,000 | Conforming |
| $825,000 mortgage | $5,505 | $6,199 | $266,000 | Conforming |
| $850,000 mortgage | $5,672 | $6,379 | $274,000 | Jumbo in most counties |
| $875,000 mortgage | $5,839 | $6,559 | $282,000 | Jumbo in most counties |
| $900,000 mortgage | $6,006 | $6,740 | $289,000 | Jumbo in most counties |
| $925,000 mortgage | $6,173 | $6,920 | $297,000 | Jumbo in most counties |
| $950,000 mortgage | $6,340 | $7,101 | $305,000 | Jumbo in most counties |
| $975,000 mortgage | $6,506 | $7,281 | $313,000 | Jumbo in most counties |
| $1,000,000 mortgage | $6,673 | $7,461 | $320,000 | Jumbo in most counties |
| $1,100,000 mortgage | $7,341 | $8,183 | $351,000 | Jumbo |
| $1,200,000 mortgage | $8,008 | $8,904 | $382,000 | Jumbo |
| $1,300,000 mortgage | $8,675 | $9,626 | $413,000 | Jumbo |
| $1,400,000 mortgage | $9,342 | $10,347 | $444,000 | Jumbo |
| $1,500,000 mortgage | $10,010 | $11,069 | $475,000 | Jumbo |
Loan programs compared in Tennessee
$334,000 home, each program's typical minimum or default down payment, current average 30-year rate.
| Loan type | Down | Loan amount | Upfront fee | Monthly MI | Total / month | APR |
|---|---|---|---|---|---|---|
| Conventional | 10% · $33,400 | $300,600 | — | $180 PMI | $2,578 | 7.488% |
| FHA | 3.5% · $11,690 | $327,950 | UFMIP $5,640 | $150 MIP | $2,729 | 7.761% |
| VA | 0% · $0 | $341,181 | Funding fee $7,181 | $0 | $2,668 | 7.242% |
| JumboLoan is conforming (≤ $832,750) | 20% · $66,800 | $267,200 | — | $0 | $2,174 | 7.030% |
Tennessee high-cost counties (2026)
14 counties have a one-unit conforming limit above the $832,750 baseline. Loans up to these amounts are conforming, not jumbo.
- Cannon County$1,029,250
- Cheatham County$1,029,250
- Davidson County$1,029,250
- Dickson County$1,029,250
- Hickman County$1,029,250
- Macon County$1,029,250
- Maury County$1,029,250
- Robertson County$1,029,250
- Rutherford County$1,029,250
- Smith County$1,029,250
- Sumner County$1,029,250
- Trousdale County$1,029,250
- Williamson County$1,029,250
- Wilson County$1,029,250
Frequently asked questions
What is the monthly mortgage payment on a $334,000 home in Tennessee?
$334,000 is the typical Tennessee home value. With 10% down on a conventional loan, the estimated payment is $2,578 per month ($2,006 principal & interest, $145 property tax, $247 insurance, $180 PMI) at 7.03% for 30 years, including Tennessee's 0.52% effective property tax rate.
What is the 2026 conforming loan limit in Tennessee?
$832,750 in most counties and up to $1,029,250 in 14 high-cost counties, including Cannon County, Cheatham County, Davidson County.
How much income do I need for a $334,000 home in Tennessee?
About $111,000 a year if housing costs stay within 28% of gross income — a common lender guideline. Lenders also look at total debt-to-income, usually capped around 43%–50%.
How much house can I afford in Tennessee on a $100,000 salary?
About $299,000 with 10% down, keeping the payment (including Tennessee property tax, insurance and PMI) within 28% of gross income at 7.03%. The typical Tennessee home ($334,108) needs roughly $111,000 a year.
Explore related calculators
Tennessee calculators by loan type
Nearby states
- Alabama · 0.37% tax, $3,633/yr insurance
- Arkansas · 0.56% tax, $3,733/yr insurance
- Georgia · 0.79% tax, $2,323/yr insurance
- Kentucky · 0.74% tax, $4,042/yr insurance
- Mississippi · 0.58% tax, $2,529/yr insurance
- Missouri · 0.89% tax, $3,979/yr insurance
- North Carolina · 0.66% tax, $3,124/yr insurance
- Virginia · 0.78% tax, $2,074/yr insurance
Data sources & assumptions
- Freddie Mac Primary Mortgage Market Survey (PMMS) — Weekly average as of September 24, 2026
- Zillow Home Value Index (ZHVI), typical home value, all homes — Default home prices; typical value as of August 31, 2026
- FHFA 2026 Conforming Loan Limit Values (one-unit) — 2026 one-unit limits, 56 states & territories
- HUD FHA Mortgage Limits lookup — FHA floor $541,287; high-cost counties follow the conforming limit — confirm on HUD
- Effective statewide property tax rate (Tax Foundation, 2026 projections) — Statewide effective rate; county rates vary
- Average annual homeowners premium, $300K dwelling / $1K deductible (industry survey averages) — Statewide average premium
Estimates exclude lender origination fees, points and closing costs. See our methodology for formulas and limitations.