2026 limits · 95 counties
Tennessee 2026 loan limits for duplexes, triplexes and fourplexes
In Tennessee, the 2026 FHA limit for a fourplex runs from $1,041,125 to $1,979,350. 81 of 95 counties sit at the national floor; the highest is 14 counties. The conforming limit, which caps a conventional loan Fannie Mae or Freddie Mac can buy, is $1,601,750 for a fourplex in most of the state and up to $1,979,350 in 14 high-cost counties.
$693,050 to $1,317,650FHA, 2 units
$1,041,125 to $1,979,350FHA, 4 units
14counties above FHA's floor
$1,979,350highest conforming limit, 4 units
Every county in Tennessee
The limit caps the base loan, not the price. FHA's upfront premium can be added on top without counting against it. "High-cost" marks a county whose FHA limit is above the national floor.
| County | FHA 2026 | Conforming 2026 | ||||
|---|---|---|---|---|---|---|
| 2 units | 3 units | 4 units | 2 units | 3 units | 4 units | |
| Anderson County Knoxville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Bedford County Shelbyville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Benton County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Bledsoe County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Blount County Knoxville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Bradley County Cleveland, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Campbell County Knoxville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cannon County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Carroll County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Carter County Johnson City, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cheatham County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Chester County Jackson, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Claiborne County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Clay County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cocke County Newport, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Coffee County Tullahoma-Manchester, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Crockett County Jackson, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cumberland County Crossville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Davidson County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Decatur County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Dekalb County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Dickson County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Dyer County Dyersburg, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Fayette County Memphis, TN-MS-AR | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Fentress County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Franklin County Winchester, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Gibson County Jackson, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Giles County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Grainger County Knoxville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Greene County Greeneville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Grundy County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hamblen County Morristown, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hamilton County Chattanooga, TN-GA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hancock County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hardeman County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hardin County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hawkins County Kingsport-Bristol, TN-VA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Haywood County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Henderson County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Henry County Paris, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hickman County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Houston County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Humphreys County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Jackson County Cookeville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Jefferson County Morristown, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Johnson County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Knox County Knoxville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lake County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lauderdale County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lawrence County Lawrenceburg, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lewis County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lincoln County Fayetteville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Loudon County Knoxville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Macon County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Madison County Jackson, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Marion County Chattanooga, TN-GA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Marshall County Lewisburg, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Maury County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| McMinn County Athens, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| McNairy County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Meigs County Athens, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Monroe County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Montgomery County Clarksville, TN-KY | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Moore County Tullahoma-Manchester, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Morgan County Knoxville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Obion County Union City, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Overton County Cookeville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Perry County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Pickett County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Polk County Cleveland, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Putnam County Cookeville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Rhea County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Roane County Knoxville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Robertson County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Rutherford County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Scott County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sequatchie County Chattanooga, TN-GA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sevier County Sevierville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Shelby County Memphis, TN-MS-AR | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Smith County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Stewart County Clarksville, TN-KY | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sullivan County Kingsport-Bristol, TN-VA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sumner County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Tipton County Memphis, TN-MS-AR | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Trousdale County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Unicoi County Johnson City, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Union County Knoxville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Van Buren County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Warren County McMinnville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Washington County Johnson City, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Wayne County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Weakley County Martin, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| White County Cookeville, TN | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Williamson County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
| Wilson County high-cost Nashville-Davidson--Murfreesboro--Franklin, TN | $1,317,650 | $1,592,700 | $1,979,350 | $1,317,650 | $1,592,700 | $1,979,350 |
How much building fits under the limit
With FHA's minimum 3.5% down, the base loan is 96.5% of the price. So the most you can pay and stay inside the limit is the limit divided by 0.965.
| Where | Duplex | Triplex | Fourplex |
|---|---|---|---|
| 81 counties at the floor | $718,186 | $868,082 | $1,078,886 |
| Cannon County | $1,365,440 | $1,650,466 | $2,051,139 |
Put more than 3.5% down and the ceiling on price rises with it. Price is also only half of it: on a three- or four-unit building, FHA's self-sufficiency test often binds before the loan limit does. The calculator runs both against a county you pick.
VA and conventional in Tennessee
Conventional loans use the conforming column. On a 2-4 unit home you live in, Freddie Mac's published maximum is 95% loan-to-value for a mortgage its automated system accepts, but 85% (two units) and 80% (three or four) for a "super conforming" loan above the baseline, and the same 85% and 80% for a manually underwritten one.
A veteran with full VA entitlement has no county limit. If some entitlement is still tied up in another loan, VA ties the guaranty to the one-unit conforming limit even for a fourplex: $832,750 to $1,029,250 in Tennessee. The guaranty is 25% of that figure minus the entitlement already used.
Other states: all states and the county lookup.