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Down payment assistance income limits in Tennessee

48 down payment assistance programs in Tennessee publish an income limit, a purchase price cap, or both.

Every figure below is the limit the administering agency publishes. Limits are revised as area incomes and local prices move, so confirm current figures with the agency before relying on them.

Area median income by county

HUD's published four-person area median income for each Tennessee county. A program that sets its limit at a percentage of area median income applies that percentage to the figure for the county where the home is, adjusted for household size.

HUD four-person area median income by county in Tennessee
CountyPublished4-person median
Anderson2026$103,700
Bedford2026$85,400
Benton2026$70,100
Bledsoe2026$65,300
Blount2026$103,700
Bradley2026$91,700
Campbell2026$69,000
Cannon2026$116,100
Carroll2026$74,500
Carter2026$76,800
Cheatham2026$116,100
Chester2026$79,500
Claiborne2026$70,900
Clay2026$60,300
Cocke2026$61,300
Coffee2026$75,800
Crockett2026$80,300
Cumberland2026$78,200
Davidson2026$116,100
Decatur2026$64,700
Dekalb2026$70,400
Dickson2026$116,100
Dyer2026$73,000
Fayette2026$92,700
Fentress2026$68,300
Franklin2026$83,300
Gibson2026$77,100
Giles2026$90,000
Grainger2026$68,800
Greene2026$80,700
Grundy2026$56,400
Hamblen2026$80,100
Hamilton2026$97,400
Hancock2026$54,800
Hardeman2026$71,200
Hardin2026$63,800
Hawkins2026$81,800
Haywood2026$64,800
Henderson2026$74,600
Henry2026$70,500
Hickman2026$78,900
Houston2026$82,900
Humphreys2026$83,600
Jackson2026$75,400
Jefferson2026$80,100
Johnson2026$71,800
Knox2026$103,700
Lake2026$44,300
Lauderdale2026$69,000
Lawrence2026$77,200
Lewis2026$87,300
Lincoln2026$88,100
Loudon2026$103,700
Macon2026$77,500
Madison2026$79,500
Marion2026$97,400
Marshall2026$95,500
Maury2026$109,500
Mcminn2026$79,200
Mcnairy2026$69,700
Meigs2026$84,000
Monroe2026$79,900
Montgomery2026$93,800
Moore2026$91,500
Morgan2026$82,500
Obion2026$77,200
Overton2026$74,000
Perry2026$71,300
Pickett2026$65,300
Polk2026$91,700
Putnam2026$89,500
Rhea2026$66,400
Roane2026$94,100
Robertson2026$116,100
Rutherford2026$116,100
Scott2026$59,600
Sequatchie2026$97,400
Sevier2026$85,000
Shelby2026$92,700
Smith2026$85,900
Stewart2026$90,200
Sullivan2026$81,800
Sumner2026$116,100
Tipton2026$92,700
Trousdale2026$116,100
Unicoi2026$76,800
Union2026$103,700
Van Buren2026$71,500
Warren2026$70,200
Washington2026$76,800
Wayne2026$70,700
Weakley2026$73,000
White2026$74,400
Williamson2026$116,100
Wilson2026$116,100

Published limits by program

Published income limits and purchase price caps by program in Tennessee
ProgramIncome limitPrice cap
Affordable Homeownership ProgramBristol|Johnson City|Kingsport · Carter|Greene|Hawkins|Johnson|Sullivan|Unicoi|Washington80% of area median incomeHousehold income at or below 80% AMI per HUD HOME for Tri-Cities (Kingsport-Bristol-Bristol) MSA. 2025 limits: $39,500 (1p) to $75,350 (8p) (verify current schedule).$261,000
Affordable Housing AssistanceMurfreesboro · Rutherford80% of area median incomeHousehold income at or below 80% AMI per HUD HOME for Nashville-Davidson-Murfreesboro-Franklin MSA. 2025 limits: $51,700 (1p) to $97,500 (8p).$350,000
City Down Payment AssistanceChattanooga · Hamilton80% of area median incomeHousehold income at or below 80% AMI per HUD HOME for Chattanooga MSA; verify household-size table with CNE.—
City of Chattanooga Down Payment Assistance ProgramChattanooga · Hamilton120% of area median incomeFY2026 max income (effective June 1, 2026), 120% AMI Chattanooga TN-GA MSA: 1p $81,800; 2p $93,500; 3p $105,200; 4p $116,900; 5p $126,250; 6p $135,600.$400,000
City of Cleveland CDBG Down Payment Assistance ProgramCleveland · Bradley80% of area median incomeHousehold income must not exceed 80% of Area Median Income (HUD LMI definition) for Bradley County; extremely low-income and low-income households prioritized—
City of Knoxville Down-Payment Assistance ProgramKnoxville · KnoxSee programLow-income limits by household size (HUD-determined; specific figures not confirmed from primary source).—
Citywide DPA (CWDPA)Memphis · Shelby80% of area median incomeHousehold income at or below 80% AMI per HUD HOME limits for Memphis MSA. 2025 limits range $45,400 (1-person) to $75,200 (8-person).$300,000
Clarksville First-Time Homebuyers Down Payment Assistance ProgramClarksville · Montgomery80% of area median incomeNo more than 80% of area median income (HUD-determined; chart posted as image on city page).—
Clinch-Powell Shift to Ownership - Second Shift Loan & DPANewport · CockeSee programLow-to-moderate income households; stable income and ability to pay fair rent required as entry criteria; contact Clinch-Powell for income thresholds—
CNE Down Payment AssistanceChattanooga · Hamilton80% of area median incomeHousehold income at or below 80% AMI per HUD HOME for Chattanooga MSA. Specific household-size table updated annually; verify with CNE.—
CNE Down Payment Assistance (Regional)Chattanooga · HamiltonSee programQualification dependent on household size and income; contact CNE for current limits—
Down Payment AssistanceStatewide · Statewide150% of area median incomeThe Housing Fund's published 50%-150% AMI scaling table for Tennessee MSAs/counties. Range approximately $38,450 (50% AMI smaller HH) to $169,350 (150% AMI larger HH in higher-cost counties). Specific limits vary by county and household size; verify with The Housing Fund.—
Down Payment Assistance ProgramShelby County · Shelby120% of area median incomeHousehold income limits per Shelby County DPA program design; range $98,314 to $113,061 reflects upper household-size brackets (covering up to 120% AMI Memphis MSA in some tiers). Verify current schedule with Shelby County Department of Housing.$400,000
Downpayment Assistance ProgramKnoxville · Knox80% of area median incomeHousehold income at or below 80% AMI per HUD HOME for Knoxville MSA. 2025 limits: $48,400 (1p) to $91,250 (8p).$300,000
FHLB Cincinnati Welcome Home Program (TN)Statewide · Statewide80% of area median incomeTotal income for all occupants must be at or below 80% of the Mortgage Revenue Bond (MRB) income limit for the county and state where the property is located—
First-Time Homebuyer ProgramClarksville · Montgomery80% of area median incomeHousehold income at or below 80% AMI per HUD HOME for Clarksville-Hopkinsville MSA. 2025 limits: $33,720 (1p), $38,560 (2p), $43,360 (3p), $48,160 (4p), $52,000 (5p), $55,840 (6p), $59,680 (7p), $84,750 (8p) (verify current schedule with NCS).$282,000
Freddie Mac HFA Advantage - AmortizingStatewide · Statewide$89,760THDA HFA Advantage income limits vary by county and household size; range approximately $60,160 (smaller HH/lower-cost county) to $89,760 (larger HH/higher-cost county). Statewide ceiling published in THDA Originating Agents Guide; updated annually.$400,000
Freddie Mac HFA Advantage - DeferredStatewide · Statewide$89,760THDA HFA Advantage income limits vary by county and household size, ranging $60,160 to $89,760 (verify county-specific schedule at thda.org).$400,000
Great Choice Plus - AmortizingStatewide · Statewide$160,720THDA Great Choice income limits vary by county and household size, ranging $92,300 (smaller HH/lower-cost county) to $160,720 (larger HH/higher-cost county or targeted areas). Updated annually; verify county-specific schedule.$400,000
Great Choice Plus - DeferredStatewide · Statewide$160,720THDA Great Choice income limits vary by county and household size, ranging $92,300 to $160,720; updated annually.$400,000
Habitat for Humanity of Greater Chattanooga Affordable Homeownership MortgageChattanooga · Hamilton80% of area median income2026 income guidelines per HUD for Hamilton County; must meet Habitat income band; contact habichatt.org for current limits—
Habitat for Humanity of Greater Memphis Affordable Homeownership MortgageMemphis · Shelby80% of area median incomeMust earn less than 80% AMI for Shelby County. 2026 income guidelines (gross annual): 1-person $33,500-$51,950; 2-person $33,500-$59,350; 3-person $33,500-$66,750; 4-person $35,000-$74,150; 5-person $36,000-$80,100; 6-person $36,000-$86,050; 7-person $36,000-$91,950; 8-person $36,000-$97,900. Minimum income also applies. Guidelines updated annually per HUD.—
Habitat for Humanity of Greater Nashville Affordable Homeownership MortgageNashville · Davidson80% of area median income50%-80% of Area Median Income (AMI) for county of purchase (Davidson, Cheatham, Dickson, Robertson, or Wilson County)—
HomeWorks Community Lending Down Payment Assistance (Eastern Eight CDC)Johnson City · Washington80% of area median incomeSubject to 80% Area Median Income limits for all persons on the loan (follows first mortgage income requirements)—
Hope Credit Union Affordable Home Program (TN)Memphis · Shelby120% of area median incomeUp to 120% AMI in non-target areas; no income limits in designated target areas$425,000
KCDC Homeownership Program (Section 8 Housing Choice Voucher Homeownership)Knoxville · KnoxSee programMinimum income of $14,500 annual earned income (elderly/disabled exceptions). Standard HUD HCV income eligibility; at least one year of HCV participation. Disabled exempt from minimum income/employment.—
Knoxville Area Habitat for Humanity Affordable Homeownership MortgageKnoxville · Knox80% of area median income50%-80% of Area Median Income (AMI) for Knox County—
Memphis Homebuyer Incentive Program Shelby County Schools (MSCS)Memphis · ShelbySee programNo income limit.$350,000
Memphis Homebuyer Program Incentive Citizens (HIPC)Memphis · Shelby200% of area median incomeMax income 200% of Shelby County AMI (2023 HUD, eff 6/1/2023): 1 $110,060; 2 $116,640; 3 $123,120; 4 $129,600; 5 $134,800; 6 $140,000; 7 $145,200; 8 $150,340. (Shelby 4-person median $81,000.)$350,000
Memphis Homebuyer Program Incentive Firemen (HIPF)Memphis · ShelbySee programNo income limit.$350,000
Memphis Homebuyer Program Incentive Police (HIPP)Memphis · ShelbySee programNo income limit.$350,000
Memphis Housing Authority (MHA)Memphis · Shelby80% of area median incomeHousehold income at or below 80% AMI Memphis MSA - 2025 limits $45,400 (1p) to $75,200 (8p).$300,000
New Level CDC Matching Savings PlanNashville · Davidson80% of area median incomeHousehold income at or below 80% of Area Median Income.—
Northeast Tennessee Virginia HOME Consortium Affordable Home-Ownership ProgramSullivanSee programLow- and moderate-income households (HOME income limits; specific table not published on this page).—
Oak Ridge Housing Authority Homebuyer Assistance ProgramOak Ridge · AndersonSee programTHDA HOME low-to-moderate income limits, generally at or below 80% AMI by household size. Specific dollar limits not on the flyer; confirm with ORHA.—
RISE Foundation Save Up (Matched-Savings IDA for Homeownership)Memphis · ShelbySee programNo published AMI percentage limit. Targeted to low-to-moderate wage earners; must be employed and either maintain an MHA Section 8 HCV or be EITC-eligible.—
Rise Up Program (Memphis & West Tennessee)Memphis · Shelby120% of area median incomeHousehold income at or below 120% of the HUD income limit for the buyer's county (Memphis and West Tennessee). Exact 4-person dollar figure not published.—
Section 8 Homeownership Program (SHAPE)Memphis · Shelby80% of area median incomeHousehold income at or below 80% AMI Memphis MSA ($45,400-$75,200). Minimum income test per 24 CFR 982.625.$300,000
Shelby County Down Payment Assistance ProgramShelbySee programHousehold income limits by family size: up to 2 persons min $26,100 max $98,314; 3 or more persons min $26,100 max $113,061.$300,000
Targeted Area DPA (TADPA)Memphis · Shelby80% of area median incomeHousehold income at or below 80% AMI Memphis MSA - 2025 limits $45,400 (1p) to $75,200 (8p).$300,000
Tennessee Downpayment Partnership (AHR)Nashville · Davidson80% of area median incomeBorrower income with household size at or below 80% HUD income limits (2025 limits for Davidson County/Nashville MSA). 4-person dollar figure not stated.—
THDA Great Choice115% of area median income$400,000
THDA Homeownership for HeroesNashville · DavidsonSee programFollows standard THDA Great Choice income and acquisition-cost limits by county and household size; not restated on the Heroes flyer.—
THDA New Start Loan ProgramStatewide · Statewide$80,360Tier I income limits (1-2 person / 3+ person) and Tier II limits vary by county. Sample: Davidson/Sumner/Williamson/Wilson counties - Tier I: $68,880 (1-2) / $74,620 (3+); Tier II: $80,360 (all). Sample baseline counties - Tier I: $55,380 (1-2) / $59,995 (3+); Tier II: $64,610 (all). Any borrower whose income meets Tier I limits must use Tier I (0%). Borrowers exceeding Tier I but below Tier II ceiling use Tier II (3%). Full county-by-county limits in THDA New Start Program Guide (January 2026).$200,000
The Housing Fund Community Land TrustNashville · Davidson80% of area median incomeAnnual income at or below 80% of the Nashville Area Median Income (table shown as image on page, by household size).—
The Housing Fund Down Payment AssistanceMadison · Davidson120% of area median incomeUp to 120% of HUD AMI for the applicable TN county (2025 HUD AMI, updated April 2025). Three tiers: 80%, 100%, 120% AMI. County tables published as image/XLSX; 4-person dollar figure not parseable.—
The Housing Fund Shared Equity Homeownership120% of area median incomeHousehold income at or below 120% of the county Area Median Income (varies by Tennessee county; see THF income-guidelines page).—
United Housing Cherry MortgageMemphis · ShelbySee programNo published income limits; owner-occupied primary residence required—

Questions, answered

What are the income limits for down payment assistance in Tennessee?

48 down payment assistance programs in Tennessee publish an income limit, a purchase price cap, or both. 30 express the limit as a percentage of the area median income for the county where the home is, and 18 publish a flat dollar figure instead.

Why does the same program have different income limits in different counties?

Because most limits are set as a percentage of area median income, which HUD publishes per county and revises annually. A program with one published percentage therefore admits a different dollar figure in each county, and the figure is further adjusted for household size.

Is a published limit the same as being approved?

No. An income limit is one eligibility rule among several — credit requirements, purchase price caps, occupancy rules and homebuyer education all apply separately, and the first-mortgage lender underwrites on its own terms. Always confirm current figures with the administering agency.

Is Hey Prescott a lender?

No. Hey Prescott is an educational directory of down payment assistance programs. We list programs and link to official sources; we do not make loans or give individualized lending advice.

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