# Jumbo Loans in Tennessee: 2026 Limits and Requirements Canonical URL: https://valor.mortgage/jumbo-loans/ Page title: Jumbo Loans in Tennessee: 2026 Limits | Valor Mortgage When a loan becomes jumbo in your county, what high-balance conforming means in the Nashville metro, and what jumbo lenders look for. [Apply Now](https://app.valor.mortgage/) By [Christopher Armantrout](https://valor.mortgage/about-us/), Licensed Mortgage Loan Originator · NMLS [#1210804](https://www.nmlsconsumeraccess.org/EntityDetails.aspx/INDIVIDUAL/1210804) Last updated October 26, 2026 Limits checked against FHFA 2026 conforming loan limits · October 2026 Quick answer A jumbo loan is a mortgage larger than the conforming loan limit, so Fannie Mae and Freddie Mac can’t buy it. In Tennessee for 2026 that means a loan above $832,750 in most counties, or above $1,029,250 in the Nashville metro. Each lender sets its own jumbo rules. Many look for 10%–20% down, a credit score around 700 or higher, and several months of cash reserves after closing. Limits on this page were verified in October 2026, using 2026 FHFA conforming limits. Jumbo terms are set by individual lenders and investors and may change. At a glance: jumbo loans in Tennessee - **When a loan is jumbo:** above $832,750 in most counties; above $1,029,250 in the Nashville metro - **High-balance:** Nashville-metro loans from $832,751 to $1,029,250 are still conforming - **Down payment:** often 10%–20%, set by the lender - **Credit and reserves:** often about 700+ and 6–12 months of payments in reserve - **Appraisal:** a second appraisal is common on larger loans - **Compared with conforming:** no agency limit; stricter, lender-specific underwriting ## When is a loan considered jumbo in Tennessee? When the loan amount, not the price, is above your county’s conforming limit. The Federal Housing Finance Agency (FHFA) sets those limits every year. | Area | 2026 conforming limit, 1 unit | Jumbo starts at | |---|---|---| | Nashville metro: Davidson, Robertson, Sumner, Williamson, Wilson, Rutherford, Cheatham and other metro counties | $1,029,250 | $1,029,251 | | Rest of Tennessee, including Knox, Hamilton, Shelby, Montgomery and Madison | $832,750 | $832,751 | Source: [FHFA 2026 conforming loan limits](https://www.fhfa.gov/news/news-release/fhfa-announces-conforming-loan-limit-values-for-2026). Limits are higher for 2–4 unit properties. 2027 limits are typically announced in late November. ## What is a high-balance conforming loan? In high-cost areas such as the Nashville metro, FHFA allows conforming loans above the $832,750 baseline, up to the local limit of $1,029,250. These “high-balance” loans follow Fannie Mae and Freddie Mac rules, so a Williamson or Davidson County buyer borrowing $950,000 may not need a jumbo loan at all. The same $950,000 loan in Knox County would be jumbo. High-balance loans can carry different pricing than standard conforming loans. Program terms are subject to Fannie Mae, Freddie Mac and lender guidelines and may change. ## What do you need to qualify for a jumbo loan? There is no single jumbo rulebook. Each lender or investor sets its own guidelines, and because Valor Mortgage, LLC shops loans across wholesale lenders, requirements can vary from one lender to the next. Common ranges: | Requirement | Common range | |---|---| | Down payment | 10%–20% on a primary home; some lenders allow less, larger loans often need more | | Credit score | About 700+; some programs from 680 | | Debt-to-income | Often 43% or lower | | Cash reserves | 6–12 months of housing payments after closing, more for larger loans or investment property | | Income documentation | Full documentation, usually two years of tax returns; bank-statement options exist for the self-employed | | Mortgage insurance | Usually none; lenders manage risk with larger down payments instead | General market ranges, not the terms of any one lender. Jumbo terms and eligibility are subject to lender and investor guidelines and may change. ## Do jumbo loans need two appraisals? Sometimes. Many jumbo lenders require a second, independent appraisal above a set loan amount, often around $1.5 million to $2 million, or when the first report raises questions. The lender orders both, and the borrower usually pays for both. Expect a full interior appraisal on every jumbo loan; appraisal waivers available on some conforming loans generally don’t apply. See the [home appraisal guide](https://valor.mortgage/appraisal/). ## How does a jumbo loan compare with a conforming loan? | Feature | Jumbo | Conforming (incl. high-balance) | |---|---|---| | Loan size | Above the county limit | Up to $832,750, or $1,029,250 in the Nashville metro | | Who sets the rules | Each lender or investor | Fannie Mae and Freddie Mac | | Minimum down | Often 10%–20% | 3%–5% on a 1-unit primary home | | Credit | Often about 700+ | About 620+ | | Reserves | Often 6–12 months | Often none to a few months | | Rate options | Fixed and adjustable | Fixed and adjustable | Sources: FHFA 2026 limits; Fannie Mae Selling Guide. Jumbo pricing is set by each lender and may be higher or lower than conforming pricing depending on market conditions, loan size and borrower profile. Terms are subject to agency and lender guidelines and may change. ## When does a $1.2 million home in Williamson County need a jumbo loan? | Down payment | Cash down | Loan amount | Loan type | |---|---|---|---| | 10% | $120,000 | $1,080,000 | Jumbo (above $1,029,250) | | 15% | $180,000 | $1,020,000 | High-balance conforming | | 20% | $240,000 | $960,000 | High-balance conforming | Illustrative example only. Actual interest rates and APRs vary based on loan program, borrower qualifications, property, market conditions and other factors. Closing costs, prepaid taxes and insurance are not included. Based on the 2026 Nashville-metro conforming limit of $1,029,250; outside the metro, any loan above $832,750 is jumbo. ## What are the catches with a jumbo loan? - Guidelines differ by lender, so a file one lender declines may fit another. - Reserve requirements can tie up a large amount of cash after closing; some lenders count retirement accounts at a discount. - Self-employed income gets close scrutiny, often with two years of personal and business returns. - Recent large deposits need a paper trail. - No FHA, VA or USDA backing means less flexibility after a bankruptcy or foreclosure. ## Jumbo loan FAQ ### What is the jumbo loan limit in Tennessee for 2026? Jumbo loans have no upper limit set by an agency; the lender sets the maximum. A loan becomes jumbo once it is above the conforming limit: $832,750 in most Tennessee counties, or $1,029,250 in the Nashville metro, including Davidson, Williamson, Rutherford, Wilson, Sumner and Robertson. ### How much do you need to put down on a jumbo loan? It depends on the lender and loan size. Many jumbo lenders look for 10% to 20% down on a primary home, and larger loans or investment properties often need more. Some programs allow less with strong credit and reserves. Terms are subject to lender and investor guidelines and may change. ### Can you get an adjustable-rate jumbo loan? Yes. Jumbo loans come in fixed-rate and adjustable-rate versions, such as a 7/6 or 10/6 ARM that holds the rate for 7 or 10 years before adjusting every six months. An ARM may fit if you expect to sell or refinance before the fixed period ends. ### Can self-employed borrowers get a jumbo loan? Yes. Most jumbo lenders use two years of personal and business tax returns. If your returns understate your income because of write-offs, non-QM options such as [bank-statement loans](https://valor.mortgage/bank-statement-loans/) can qualify you on deposits instead, usually with a larger down payment. Terms vary by lender. ### Is there an FHA or VA jumbo loan? FHA loans can’t exceed the county FHA limit, $1,029,250 in the Nashville metro for 2026. VA has no loan limit for borrowers with full entitlement, so an eligible veteran may finance a high-priced home with a VA loan instead of a jumbo, subject to income and lender approval. ## Where these figures come from | Figure | Source | As of | |---|---|---| | 2026 conforming and high-cost limits | [FHFA, 2026 conforming loan limit values](https://www.fhfa.gov/news/news-release/fhfa-announces-conforming-loan-limit-values-for-2026) | Calendar year 2026 | | Limits by county | [FHFA conforming loan limit data](https://www.fhfa.gov/data/conforming-loan-limit) | Calendar year 2026 | | What a jumbo loan is | [CFPB, Ask CFPB](https://www.consumerfinance.gov/ask-cfpb/what-is-a-jumbo-loan-en-116/) | Retrieved Oct 26, 2026 | | FHA limits | [HUD FHA Mortgage Limits lookup](https://entp.hud.gov/idapp/html/hicostlook.cfm) | Calendar year 2026 | | VA loan limits | [VA.gov, loan limits](https://www.va.gov/housing-assistance/home-loans/loan-limits/) | Retrieved Oct 26, 2026 | ## Related guides - [Conventional](https://valor.mortgage/conventional-loans/), [FHA](https://valor.mortgage/fha-loans/), [VA](https://valor.mortgage/va-loans/) and [USDA](https://valor.mortgage/usda-loan/) loan pages. - [Non-QM](https://valor.mortgage/non-qm-loans/) and [bank-statement loans](https://valor.mortgage/bank-statement-loans/) for self-employed buyers. - [Williamson County mortgage guide](https://valor.mortgage/mortgage-loans-williamson-county-tn/). - [15-year vs. 30-year mortgage](https://valor.mortgage/15-year-mortgage-vs-30-year-mortgage/). - [About Christopher Armantrout](https://valor.mortgage/about-us/), the licensed originator who wrote this page. [Call me at (615) 671-9178](tel:+16156719178). I’ll tell you whether your loan amount is jumbo or high-balance conforming in your county, and which lenders’ jumbo guidelines fit your down payment and reserves. If it’s after hours, [grab a time on my calendar](https://valor.mortgage/book-your-appointment/), or [start an application](https://valor.mortgage/purchase/) and I’ll review it and reach out with a plan. About the author [Christopher Armantrout](https://valor.mortgage/about-us/) Owner & Senior Loan Officer, Valor Mortgage NMLS #1210804 Christopher is a licensed Mortgage Loan Originator in the State of Tennessee and has been originating home loans since 2015. He founded Valor Mortgage in Springfield in 2019 and works with veterans, first-time buyers, self-employed borrowers, and families across Robertson County and Middle Tennessee. [More about Christopher](https://valor.mortgage/about-us/) [Verify this license on NMLS](https://www.nmlsconsumeraccess.org/EntityDetails.aspx/INDIVIDUAL/1210804) **Valor Mortgage, LLC** · Christopher Armantrout, Mortgage Loan Originator, NMLS #1210804 · Valor Mortgage, LLC is powered by Encore Lending Group, LLC, NMLS #1249911 · Licensed in Tennessee · Equal Housing Opportunity 724 S Main St, Springfield, TN 37172 · (615) 671-9178 · christopher@valor.mortgage · [NMLS Consumer Access](https://www.nmlsconsumeraccess.org/EntityDetails.aspx/INDIVIDUAL/1210804) The dollar figures on this page are illustrative examples for general information only and are not an offer, a rate quote, or a commitment to lend. Actual interest rates and APRs vary based on loan program, borrower qualifications, property, market conditions and other factors. Program fees, limits and terms are set by the agencies named above and change without notice; all loans are subject to credit approval, income verification and property appraisal. Not all applicants will qualify. --- ## Contact Valor Mortgage - Christopher Armantrout, Senior Loan Officer, NMLS #1210804 - Phone: [(615) 671-9178](tel:+16156719178) - Email: [christopher@valor.mortgage](mailto:christopher@valor.mortgage) - Office: 724 S Main St, Springfield, TN 37172 - [Book an appointment](https://valor.mortgage/book-your-appointment/) · [Apply online](https://valor.mortgage/home-application/) · [Contact page](https://valor.mortgage/contact-us/) Valor Mortgage, LLC is powered by Encore Lending Group, LLC, NMLS #1249911 ([NMLS Consumer Access](https://www.nmlsconsumeraccess.org/EntityDetails.aspx/COMPANY/1249911)). Christopher Armantrout, Loan Officer, NMLS #1210804. Licensed in Tennessee. Equal Housing Opportunity. All loan programs, rates, terms, and conditions are subject to change without notice. Loan approval is based on borrower qualification, credit review, income verification, and property eligibility. Not all applicants will qualify. Not a commitment to lend.