Photograph — sandhill crane in flight at sunset — © Jonathan Ross Photography, used with permission.
Williamson County sits directly south of Nashville and is part of HUD’s Nashville metro area, which makes it a high-cost county: FHA and conforming limits are both $1,029,250, nearly double the national baseline. That changes the usual questions. Here the issues are where the jumbo line falls, which of the county’s two school-district tax structures applies, why THDA’s $500,000 price cap rules out most of the market, and the surprising amount of the rural county that is still USDA-eligible.
Valor Mortgage is an independent broker based in Springfield, Tennessee, licensed to originate across the whole state. Christopher Armantrout (NMLS #1210804) has financed Middle Tennessee homes since 2015; Williamson County files run by phone, text and a secure online application, with closing at a local title company — the one you or your agent choose.
Christopher Armantrout — Valor Mortgage
615.671.9178 | christopher@valor.mortgage
724 S Main St, Springfield, TN 37172 | Sun–Thu 8am–5pm | Fri 8am–3pm
2026 Loan Limits in Williamson County
Williamson County is part of HUD’s Nashville-Davidson–Murfreesboro–Franklin metropolitan area. HUD records a median sale price of $895,000 for the metro, which puts every county in it above the high-cost threshold — and because the conforming limit is capped at the same ceiling, FHA and conventional share one number here.
| Program | Williamson County 2026 | National baseline | Notes |
|---|---|---|---|
| FHA | $1,029,250 | $541,287 | High-cost area |
| Conventional / conforming | $1,029,250 | $832,750 | High-cost area |
| VA | No limit | No limit | Entitlement governs |
| USDA | No stated limit | No stated limit | Income and area tests instead |
FHA and conforming figures: HUD FHA Mortgage Limits lookup, Williamson County TN, limit year CY2026, last revised 1 January 2026. Retrieved 9 October 2026. HUD records a median sale price of $895,000 for the Nashville MSA.
The jumbo line is a real variable here
In most of Tennessee the conforming limit is $832,750; in Williamson it is $1,029,250. That extra room keeps many Franklin and Brentwood purchases in conventional territory that would be jumbo almost anywhere else in the state.
Even so, a meaningful share of Brentwood and Franklin homes trade above $1,029,250. Above that line the choice is a jumbo loan, a larger down payment to bring the loan amount under the limit, or VA with full entitlement, which has no limit at all. Where the line falls relative to your price is worth knowing before you set a search range.
Multi-unit limits for Williamson County in 2026, FHA and conforming alike: $1,317,650 duplex, $1,592,700 triplex and $1,979,350 fourplex. The same limits apply in Davidson, Rutherford, Maury and Hickman counties. Marshall County to the south is not in the Nashville metro and drops to the national baseline.
USDA Eligibility in Williamson County
USDA Rural Development financing offers no down payment for qualified buyers, and unlike VA it is not limited to veterans — but the property has to sit inside an eligible area. In a county known for Franklin and Brentwood, the surprise is how much land still qualifies: about 67% of Williamson County’s land area is eligible.
| City / area | USDA eligible? | What the map shows |
|---|---|---|
| Franklin, Brentwood | No | Effectively all of both cities sits inside the ineligible area (98% of Franklin, 100% of Brentwood). |
| Nolensville | No | About 99% of the town is ineligible. |
| Spring Hill | Mostly no | About 90% of the city (Williamson and Maury parts together) is ineligible. |
| Thompson’s Station | Mostly yes | About 96% of the town is eligible — zero-down financing between Franklin and Spring Hill. |
| Fairview | Yes | All 18 sq mi of the city is eligible. |
| Unincorporated county | Mostly | About 99% of the unincorporated west, 96% of the south and 82% of the east is eligible; in the north, toward Brentwood and Nashville, only about 25% is. |
Source: USDA Rural Development, Single Family Housing ineligible-area boundaries (RHS SFH/MFH layer), grid-sampled against U.S. Census Bureau TIGERweb county and place boundaries. Computed 9 October 2026; the sampling inputs and results are retained and available on request.
Eligible area is only half the test
USDA also caps household income. In Williamson County the current Guaranteed-program cap is $133,550 for a household of one to four people and $176,300 for five to eight. In a high-income county that cap rules out more buyers than the map does — run your household against it before you commit to the program.
USDA eligibility is not the same thing as a city line, and it has no relationship to zip codes. Eligibility has to be confirmed by street address before you write an offer. Have Christopher check yours →
Source: USDA Rural Development Income Eligibility calculator, Williamson County TN, Section 502 Guaranteed limits in effect 9 October 2026.
Property Taxes in Williamson County
Tennessee assesses residential property at 25% of appraised value. Williamson’s tax schedule has an extra layer most counties do not: the Franklin Special School District, which covers much of the city of Franklin and some unincorporated land around it and carries its own $0.5873 rate. The county portion of the rate also differs between jurisdictions on the Comptroller’s schedule, so the table below shows each piece rather than a single county number.
Worked example — a $600,000 home
Assessed at $150,000. In the unincorporated county, outside the special school district: $150,000 ÷ 100 × 1.3000 = $1,950.00 a year, $162.50 a month.
In Franklin, inside the special school district: $2.0633 combined = $3,094.95 a year, $257.91 a month. Brentwood, at $1.4900, is $2,235.00 a year.
Whether a Franklin address is inside the special school district matters to the bill, so confirm it for the property. Run your own: (purchase price × 0.25) ÷ 100 × combined rate = annual tax
| Jurisdiction | City rate | County rate | Franklin SSD | Combined | Tax on a $600,000 home |
|---|---|---|---|---|---|
| Unincorporated county | — | $1.3000 | — | $1.3000 | $1,950.00 / yr · $162.50 / mo |
| Unincorporated, inside Franklin SSD | — | $1.2100 | $0.5873 | $1.7973 | $2,695.95 / yr · $224.66 / mo |
| Franklin, inside Franklin SSD | 0.2960 | $1.1800 | $0.5873 | $2.0633 | $3,094.95 / yr · $257.91 / mo |
| Franklin, outside Franklin SSD | 0.2960 | $1.2700 | — | $1.5660 | $2,349.00 / yr · $195.75 / mo |
| Brentwood | 0.1900 | $1.3000 | — | $1.4900 | $2,235.00 / yr · $186.25 / mo |
| Fairview | 0.5904 | $1.3000 | — | $1.8904 | $2,835.60 / yr · $236.30 / mo |
| Nolensville | 0.3400 | $1.3000 | — | $1.6400 | $2,460.00 / yr · $205.00 / mo |
| Spring Hill (Williamson part) | 0.7390 | $1.2700 | — | $2.0090 | $3,013.50 / yr · $251.12 / mo |
| Thompson's Station | 0.1030 | $1.3000 | — | $1.4030 | $2,104.50 / yr · $175.38 / mo |
Rates per $100 of assessed value. Source: Tennessee Comptroller of the Treasury, Property Tax Rates, tax year 2025 — the most recent year the state has published. The county rate outside the special school district fell from $1.8800 in tax year 2024 to $1.3000 in 2025, so older listings and estimates may overstate the tax. Combined rates are the sum of the published components. Retrieved 9 October 2026. Confirm with the Williamson County Trustee and your city before relying on them for a closing figure.
Tennessee has no state income tax, which is part of why a payment that looks tight on paper often works here once real take-home pay is documented.
Down Payment Assistance for Williamson County Buyers
THDA sets assistance limits by county. Williamson’s income caps are among the highest in the state, but two things limit how often THDA fits here: the $500,000 acquisition cost limit, which sits well below most Williamson prices, and the fact that Williamson has no targeted census tracts, so the first-time buyer requirement applies everywhere.
| THDA limit | Williamson / Davidson / Rutherford | Maury | Marshall | Hickman |
|---|---|---|---|---|
| Acquisition cost limit | $500,000 | $500,000 | $500,000 | $500,000 |
| Income limit — 1–2 persons | $139,320 | $124,320 | $102,834 | $94,900 |
| Income limit — 3 or more persons | $162,540 | $145,040 | $118,260 | $110,460 |
| Targeted census tracts | Williamson: none | Some | None | None |
Source: THDA Acquisition Cost & Income Limits by County, Great Choice and HFA Advantage mortgage loan programs, effective 1 August 2026. Retrieved 9 October 2026.
THDA’s Homeownership for the Brave track offers a reduced rate for military, veterans, reservists, National Guard and surviving spouses. For eligible buyers we compare it side by side with a VA loan, which has no loan limit, no down payment and no monthly mortgage insurance — in Williamson, VA is often the strongest zero-down option at Franklin and Brentwood prices.
New Construction, Acreage and Floodplain
Williamson County combines fast-growing subdivisions with horse-country acreage and the Harpeth River valley. Each brings issues that kill closings late when nobody raises them early.
New construction and builder timelines
Much of what is for sale in Spring Hill, Thompson’s Station and Nolensville is new or under construction. Builder contracts, rate locks that have to outlast a build, and appraisals on homes with few finished comparable sales all need planning. A construction loan is the route for a custom build on your own lot.
Acreage, wells and septic
In the west and south of the county — around Fairview and Leiper’s Fork — many homes sit on acreage with wells and septic systems. Value attributable to barns, fencing and excess land may not count toward the loan, and water and septic testing has to be scheduled early.
The Harpeth River floodplain
The Harpeth River and its tributaries run through Franklin and the county, with FEMA special flood hazard areas along them. A home inside one needs flood insurance for any federally backed mortgage. Check the flood map for the address and get a real flood quote before you are under contract.
What a Williamson County Purchase Actually Costs
We are not quoting an interest rate on a web page. Everything around the rate, though, is knowable now.
| Cost component | What to expect in Williamson County |
|---|---|
| Down payment | VA 0% · USDA 0% (outside Franklin, Brentwood and Nolensville, within the income cap) · FHA 3.5% · conventional 3–5% for many first-time buyers, more for jumbo. At Williamson prices, whether the loan stays under $1,029,250 often decides the down payment. |
| Property tax | $162.50 to $257.91 a month on a $600,000 home depending on the city and school district. Use the table above for your specific address. |
| Homeowners and flood insurance | Middle Tennessee carries real wind, hail and tornado exposure, and homes near the Harpeth may need flood insurance as well. Get real quotes early — do not let anyone plug in a placeholder. |
| Mortgage insurance | Handled differently by every program: USDA has an upfront guarantee fee plus an annual fee, FHA has upfront and annual MIP, VA has a one-time funding fee with exemptions, conventional uses PMI that comes off with equity. This line alone can flip which program is cheapest for you. |
| Closing costs | Tennessee recordation and transfer taxes, title work, appraisal, and prepaid escrows. HOA transfer fees are common in newer subdivisions. |
Find Out What Your Address Qualifies For
Jumbo or conforming at your price, USDA eligibility and the income cap, the special school district and city tax, and which program is cheapest for your file — checked for your specific property. Christopher will review it personally.
Neighbouring Counties
Davidson, Rutherford, Maury and Hickman share the Nashville metro and its $1,029,250 limits; Marshall County, to the south, does not, and drops to the national baseline. THDA’s income caps fall sharply across those lines too — to $124,320 in Maury and $102,834 in Marshall for a one or two person household.
Frequently Asked Questions — Williamson County Homebuyers
What is the FHA loan limit in Williamson County, TN for 2026?
$1,029,250 for a one-unit property, and the conforming limit is the same $1,029,250. Williamson County is part of HUD’s Nashville-Davidson–Murfreesboro–Franklin metropolitan area, a designated high-cost area, so both limits sit far above the national baseline of $541,287 FHA and $832,750 conforming. VA loans have no limit with full entitlement.
Is Williamson County eligible for a USDA loan?
More of it than most buyers expect. About 67% of Williamson County’s land area is USDA-eligible. Franklin, Brentwood and Nolensville are effectively ineligible, but Fairview is entirely eligible and about 96% of Thompson’s Station is, along with much of the rural county. Eligibility is set by street address, and USDA also caps household income, so both have to be confirmed for the specific property and household.
What is the property tax rate in Williamson County, Tennessee?
The county rate outside the Franklin Special School District is $1.3000 per $100 of assessed value, and Tennessee assesses homes at 25% of appraised value. Each city adds its own rate, and inside the Franklin Special School District a $0.5873 school-district rate applies. On a $600,000 home that is $1,950.00 a year in the unincorporated county and $3,094.95 in Franklin inside the special school district. Rates shown are the Tennessee Comptroller’s published 2025 figures.
What are the THDA income limits for Williamson County?
As of 1 August 2026, THDA’s Great Choice and HFA Advantage limits for Williamson County are $139,320 for a one or two person household and $162,540 for three or more, with a $500,000 acquisition cost limit. Williamson has no THDA targeted census tracts, so the first-time homebuyer requirement applies everywhere in the county, and the $500,000 price cap is the binding constraint for most Williamson buyers.
Does Valor Mortgage work with buyers in Franklin and Brentwood?
Yes. Valor Mortgage is licensed to originate residential mortgages anywhere in Tennessee, and Williamson County files are handled by phone, text and a secure online application, with closing at a local title company — the one you or your agent choose.
Where These Numbers Come From
Every figure on this page is taken from the agency that publishes it, not from an aggregator. Here is the audit trail.
| Figure | Source | As of |
|---|---|---|
| FHA and conforming limits | HUD FHA Mortgage Limits, Williamson County TN (and neighbouring counties), CY2026 | Revised 1 Jan 2026 |
| USDA eligible areas | USDA Rural Development ineligible-area boundaries, grid-sampled against Census TIGERweb boundaries | Computed 9 October 2026 |
| USDA income limits | USDA Rural Development Income Eligibility calculator, Williamson County | 9 October 2026 |
| County, city and special school district tax rates | Tennessee Comptroller of the Treasury, Property Tax Rates | Tax year 2025 |
| Assessment ratio (25%) | Tennessee Code Ann. § 67-5-801 | Current statute |
| THDA limits | THDA Acquisition Cost & Income Limits by County | Effective 1 Aug 2026 |
| VA — no loan limit | Blue Water Navy Vietnam Veterans Act of 2019 | Eff. 1 Jan 2020 |
Last updated: 9 October 2026. Loan limits are reset each November for the following calendar year. THDA and USDA limits change periodically. Tennessee property tax rates change after reappraisal cycles. We re-check every figure on this page on that schedule.
Valor Mortgage — Locally Owned, Tennessee Licensed
Christopher Armantrout | 724 S Main St, Springfield, TN 37172
Christopher Armantrout NMLS #1210804 | Valor Mortgage, LLC is powered by Encore Lending Group, LLC NMLS #1249911 | Equal Housing Opportunity | Licensed in Tennessee
724 S Main St, Springfield, TN 37172 | 615.671.9178 | christopher@valor.mortgage
All figures on this page are estimates for general information and are not an offer or a commitment to lend. Loan limits, program limits, tax rates and USDA eligibility boundaries are set by the agencies named above and change without notice; every figure must be verified for your specific property and household before you rely on it. This is not a commitment to lend. All loans subject to credit approval, income verification, and property appraisal. Programs subject to change without notice.
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