FHA Loan Calculator — Tennessee
On the typical Tennessee home ($334,000), 3.5% down leaves a $322,310 base loan. The 1.75% upfront premium ($5,640) is financed, for a $327,950 loan, and annual MIP of 0.55% adds $150 a month for the life of the loan. Tennessee FHA limits run $541,287–$1,029,250 by county.
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.
Loan Parameters
Total Monthly Payment
$2,729
Principal & Interest + Taxes + Insurance
APR 7.761%
Total Interest
$459,903
Total Cost
$964,678
Advanced Parameters
FHA Mortgage Insurance Premium (MIP)
Annual MIP of 0.55% is billed monthly on the average balance of each loan year. With less than 10% down it lasts for the life of the loan; with 10% or more down it ends after 11 years. A 1.75% upfront premium is also added to the loan.
Loan Summary
Payoff Date
Sep 2056
Interest / Principal
1.40x
Mortgage Insurance Ends
Full term
50% Equity
Jul 2048
Amortization Schedule
| Period | Payment | Principal | Interest | MIP | Balance | Equity |
|---|---|---|---|---|---|---|
| Year 1 | $26,262 | $3,312 | $22,950 | $1,795 | $324,638 | $9,362 |
| Year 2 | $26,262 | $3,553 | $22,709 | $1,777 | $321,086 | $12,914 |
| Year 3 | $26,262 | $3,811 | $22,451 | $1,756 | $317,275 | $16,725 |
| Year 4 | $26,262 | $4,087 | $22,174 | $1,735 | $313,188 | $20,812 |
| Year 5 | $26,262 | $4,384 | $21,878 | $1,712 | $308,804 | $25,196 |
| Year 6 | $26,262 | $4,702 | $21,559 | $1,687 | $304,102 | $29,898 |
| Year 7 | $26,262 | $5,044 | $21,218 | $1,660 | $299,058 | $34,942 |
| Year 8 | $26,262 | $5,410 | $20,852 | $1,631 | $293,648 | $40,352 |
| Year 9 | $26,262 | $5,803 | $20,459 | $1,601 | $287,845 | $46,155 |
| Year 10 | $26,262 | $6,224 | $20,038 | $1,568 | $281,621 | $52,379 |
| Year 11 | $26,262 | $6,676 | $19,586 | $1,532 | $274,945 | $59,055 |
| Year 12 | $26,262 | $7,161 | $19,101 | $1,494 | $267,784 | $66,216 |
| Year 13 | $26,262 | $7,681 | $18,581 | $1,454 | $260,103 | $73,897 |
| Year 14 | $26,262 | $8,238 | $18,023 | $1,410 | $251,865 | $82,135 |
| Year 15 | $26,262 | $8,837 | $17,425 | $1,363 | $243,028 | $90,972 |
| Year 16 | $26,262 | $9,478 | $16,783 | $1,313 | $233,550 | $100,450 |
| Year 17 | $26,262 | $10,167 | $16,095 | $1,259 | $223,383 | $110,617 |
| Year 18 | $26,262 | $10,905 | $15,357 | $1,201 | $212,479 | $121,521 |
| Year 19 | $26,262 | $11,696 | $14,565 | $1,140 | $200,782 | $133,218 |
| Year 20 | $26,262 | $12,546 | $13,716 | $1,073 | $188,236 | $145,764 |
| Year 21 | $26,262 | $13,457 | $12,805 | $1,002 | $174,780 | $159,220 |
| Year 22 | $26,262 | $14,434 | $11,828 | $925 | $160,346 | $173,654 |
| Year 23 | $26,262 | $15,482 | $10,780 | $843 | $144,864 | $189,136 |
| Year 24 | $26,262 | $16,606 | $9,656 | $755 | $128,258 | $205,742 |
| Year 25 | $26,262 | $17,812 | $8,450 | $661 | $110,446 | $223,554 |
| Year 26 | $26,262 | $19,105 | $7,157 | $560 | $91,341 | $242,659 |
| Year 27 | $26,262 | $20,492 | $5,769 | $451 | $70,849 | $263,151 |
| Year 28 | $26,262 | $21,980 | $4,281 | $335 | $48,869 | $285,131 |
| Year 29 | $26,262 | $23,576 | $2,685 | $210 | $25,293 | $308,707 |
| Year 30 | $26,266 | $25,293 | $974 | $76 | $0 | $334,000 |
FHA Loan numbers for Tennessee
- Typical Tennessee home value
- $334,000
- 3.5% down ($11,690) · Zillow, August 31, 2026
- Loan amount
- $327,950
- Includes $5,640 financed UFMIP
- Estimated monthly payment
- $2,729
- APR 7.761%
- Tennessee property tax
- 0.52%
- $145/mo
- Homeowners insurance
- $2,958/yr
- $247/mo
- Upfront MIP (1.75%)
- $5,640
- Financed into the loan
- Annual MIP
- 0.55%
- $150/mo in year 1 · life of loan
- Tennessee FHA loan limit
- $541,287 – $1,029,250
- One-unit, by county
How much house can you afford in Tennessee with an fha loan?
Highest price where principal, interest, Tennessee property tax, insurance and FHA mortgage insurance (1.75% upfront premium financed, 0.55% annual MIP) stay within 28% of gross income —3.5% 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 |
|---|---|---|---|---|
| $40,000 | $933 | $92,000 | $3,220 | 28% |
| $50,000 | $1,167 | $123,000 | $4,305 | 37% |
| $60,000 | $1,400 | $155,000 | $5,425 | 46% |
| $75,000 | $1,750 | $202,000 | $7,070 | 60% |
| $100,000 | $2,333 | $280,000 | $9,800 | 84% |
| $125,000 | $2,917 | $359,000 | $12,565 | 107% |
| $150,000 | $3,500 | $437,000 | $15,295 | 131% |
FHA vs other loan types 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 payment on a $334,000 home with an fha loan in Tennessee?
Estimated $2,729 per month ($2,188 principal & interest, $145 property tax, $247 insurance, $150 FHA mortgage insurance) at 7.03% for 30 years, with 3.5% down. APR 7.761%.
What is the FHA loan limit in Tennessee for 2026?
Between $541,287 and $1,029,250 depending on the county for a one-unit home. $541,287 is the national FHA floor; counties with higher home prices get higher limits. Check your exact county on HUD's FHA mortgage limits lookup.
Explore related calculators
Compare in Tennessee
FHA Loan calculator in nearby states
- FHA Loan calculator — Alabama ($2,071/mo)
- FHA Loan calculator — Arkansas ($2,006/mo)
- FHA Loan calculator — Georgia ($2,729/mo)
- FHA Loan calculator — Kentucky ($2,112/mo)
- FHA Loan calculator — Mississippi ($1,693/mo)
- FHA Loan calculator — Missouri ($2,406/mo)
- FHA Loan calculator — North Carolina ($2,790/mo)
- FHA Loan calculator — Virginia ($3,348/mo)
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
- HUD Mortgagee Letter 2023-05 (annual MIP schedule)
- HUD — FHA single family housing policy handbook 4000.1
Estimates exclude lender origination fees, points and closing costs. See our methodology for formulas and limitations.