Home / Buy a home
Home loans for first homes, move-up homes and everything between.
We compare purchase programs across our lender network and walk you through the trade-offs before you write an offer.
Purchase programs we offer.
Program availability and requirements vary by lender and are subject to change. We'll confirm eligibility with your actual numbers.
Conventional
As little as 3% down for qualified buyers. PMI can be removed once you reach 20% equity.
- Fixed and adjustable terms
- Primary, second homes, investment
FHA
Flexible credit guidelines and 3.5% minimum down. Gift funds allowed for the down payment.
- Credit scores from 580 with some lenders
- Assumable by future buyers
VA
For eligible veterans, service members and surviving spouses. No monthly mortgage insurance.
- 0% down for eligible borrowers
- Funding fee may be waived for some
USDA
Zero-down option for moderate-income buyers in eligible rural and suburban areas.
- Income limits apply
- Many Middle Tennessee suburbs qualify
Jumbo
For loan amounts above the conforming limit, with options from 10% down.
- Fixed and ARM options
- Reserve requirements vary
Bank statement
For self-employed buyers who qualify on deposits instead of tax returns.
- 12 or 24 months of statements
- Higher rates than agency loans
What you'll need for pre-approval.
Gather these before your call and we can usually issue a letter within one business day.
- Two most recent pay stubs
- W-2s for the last two years (or tax returns if self-employed)
- Two months of bank and retirement statements
- Photo ID and Social Security number
- Explanation for any large recent deposits
Estimate your payment.
Adjust the price and down payment to see how taxes, insurance and PMI change the monthly total.
Example rate only, not a rate quote or offer. PMI estimated at 0.55% of the loan per year. Your actual payment depends on credit, program, property and lender.
Buying questions.
Pre-qualification is an estimate based on what you tell us. Pre-approval means we've reviewed your credit and documents, so sellers take it more seriously.
Usually 60–90 days, depending on the lender. We can refresh it if your search runs longer.
Often, yes. Depending on your income and equity, options may include qualifying with both payments or a bridge solution through some lenders.
Lender fees, appraisal, title, recording and prepaid items like insurance and tax escrow. You'll see every line on your Loan Estimate within three business days of applying.
Know what you can afford before you fall for a house.
A pre-approval takes about 20 minutes and makes your offer stronger.