Photograph — duck gliding across golden morning water — © Jonathan Ross Photography, used with permission.
Wilson County runs east from Nashville along I-40, with Mt. Juliet on the Davidson County line and Lebanon, the county seat, in the middle. It is part of HUD’s Nashville metro area, which makes it a high-cost county: FHA and conforming limits are both $1,029,250. Two things matter more to most Wilson buyers than that ceiling. Lebanon and nearly all of Mt. Juliet are inside USDA’s ineligible area, yet about 88% of the county’s land is USDA-eligible. And a Lebanon address can carry a special school district rate that changes the tax bill. This page sets out the limits, USDA, the tax stack and THDA.
Buying in Lebanon itself? See our Lebanon page →
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; Wilson 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 Wilson County
Wilson 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. Because the conforming limit is capped at the same ceiling, FHA and conventional loans share one number here.
| Program | Wilson 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, Wilson 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.
What the high limit means in practice
With a $1,029,250 FHA limit, almost no Wilson County purchase hits the ceiling. FHA’s 3.5% down and flexible credit rules work across nearly the whole market, from older Lebanon homes to new construction in Mt. Juliet.
The county line matters more than the ceiling. Smith and Trousdale counties to the east and north are also in the Nashville metro, but DeKalb County to the southeast is not: it drops to the national baseline of $541,287 FHA and $832,750 conforming.
Multi-unit limits for Wilson 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, Sumner, Smith and Trousdale counties.
USDA Eligibility in Wilson County
USDA Rural Development financing offers no down payment for qualified buyers, and unlike VA it is not limited to veterans. The property does have to sit inside an eligible area. In Wilson County the rule of thumb is unusually clean: Lebanon and Mt. Juliet are out, almost everything else is in, about 88% of the county’s land area.
| City / community | USDA eligible? | What the map shows |
|---|---|---|
| Lebanon | No | About 96% of the city sits inside the ineligible area. |
| Mt. Juliet | Mostly no | About 93% of the city is ineligible. |
| Watertown | Yes | Entirely eligible. |
| Gladeville, Green Hill, Norene, Statesville, Tuckers Crossroads | Yes | Effectively all eligible (Census-defined community boundaries). Green Hill sits just north of Mt. Juliet and is still eligible. |
| Rural Hill | Mostly yes | About 94% eligible. |
| Unincorporated county | Yes | At least 98% eligible in every direction from Lebanon. |
Source: USDA Rural Development, Single Family Housing ineligible-area boundaries (RHS SFH/MFH layer), grid-sampled against U.S. Census Bureau TIGERweb county, city and census-designated-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 Wilson County the current Guaranteed-program cap is $133,550 for a household of one to four people and $176,300 for five to eight. Both tests have to pass, so check your household income against the cap before you commit to the program.
USDA eligibility does not follow city lines or zip codes. A Lebanon or Mt. Juliet mailing address can sit outside the city and inside the eligible area. Eligibility has to be confirmed by street address before you write an offer. Have Christopher check yours →
Source: USDA Rural Development Income Eligibility calculator, Wilson County TN, Section 502 Guaranteed limits in effect 9 October 2026.
Property Taxes in Wilson County
Tennessee assesses residential property at 25% of appraised value. Wilson County levies $1.9089 per $100 of assessed value everywhere in the county. Cities add their own rate on top, and in and around Lebanon there is a third layer: the Lebanon Special School District, at $0.2973.
The Lebanon Special School District line
The Lebanon SSD runs its own schools for the younger grades and levies its own tax. Its boundary does not match the city limit. Part of Lebanon sits in the Wilson County Schools area instead, and some unincorporated land around the city is inside the district. Two Lebanon homes can therefore carry $2.8917 and $2.5944, a difference of $297.30 a year on a $400,000 home.
The tax bill and the school assignment both follow the parcel, not the mailing address. Check the parcel record with the Wilson County Property Assessor before you write an offer.
Worked example — a $400,000 home
Assessed at $100,000. In the unincorporated county: $100,000 ÷ 100 × 1.9089 = $1,908.90 a year, $159.08 a month.
Inside Lebanon and the Lebanon SSD: $2.8917 combined = $2,891.70 a year, $240.98 a month. In Mt. Juliet: $2.1989 = $2,198.90 a year.
Outside the cities you may get both the lower tax bill and the zero-down USDA option. Run your own: (purchase price × 0.25) ÷ 100 × combined rate = annual tax
| Jurisdiction | City rate | County rate | Lebanon SSD | Combined | Tax on a $400,000 home |
|---|---|---|---|---|---|
| Unincorporated county | — | $1.9089 | — | $1.9089 | $1,908.90 / yr · $159.08 / mo |
| Unincorporated, inside the Lebanon SSD | — | $1.9089 | $0.2973 | $2.2062 | $2,206.20 / yr · $183.85 / mo |
| Lebanon — Lebanon SSD | 0.6855 | $1.9089 | $0.2973 | $2.8917 | $2,891.70 / yr · $240.98 / mo |
| Lebanon — Wilson County Schools | 0.6855 | $1.9089 | — | $2.5944 | $2,594.40 / yr · $216.20 / mo |
| Mt. Juliet | 0.2900 | $1.9089 | — | $2.1989 | $2,198.90 / yr · $183.24 / mo |
| Watertown | 0.6027 | $1.9089 | — | $2.5116 | $2,511.60 / yr · $209.30 / 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. Combined rates are the sum of the published components. The county rate is unchanged from tax year 2024; Mt. Juliet’s city rate rose from $0.1100 to $0.2900. Retrieved 9 October 2026. Confirm with the Wilson 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 Wilson County Buyers
THDA sets assistance limits by county. Wilson County has the highest income caps THDA publishes, the same as Davidson, Rutherford and Sumner. It has no targeted census tracts, though, so the first-time homebuyer requirement applies everywhere in the county.
| THDA limit | Wilson / Trousdale | Smith | DeKalb |
|---|---|---|---|
| Acquisition cost limit | $500,000 | $500,000 | $500,000 |
| Income limit — 1–2 persons | $139,320 | $103,080 | $113,880 |
| Income limit — 3 or more persons | $162,540 | $120,260 | $132,860 |
| Targeted | Wilson: no · Trousdale: countywide | No | Countywide |
Source: THDA Acquisition Cost & Income Limits by County, Great Choice and HFA Advantage mortgage loan programs, effective 1 August 2026. Retrieved 9 October 2026.
First-time buyer rule and the $500,000 cap
Great Choice is generally for first-time buyers, meaning no ownership interest in a principal residence in the last three years. Targeted areas waive that rule. None of Wilson County is targeted, but Trousdale County to the north and DeKalb County to the southeast both are, countywide.
The $500,000 acquisition cost limit is the other test. The purchase price has to come in under it, and much of the Mt. Juliet market does not, so check your price range before you plan on Great Choice.
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 and no monthly mortgage insurance. Unlike USDA, VA also works at a Lebanon or Mt. Juliet address.
New Construction, Cedar Glades, Septic and the Lakes
Wilson County’s growth, its shallow limestone and its two lakes each bring issues that can stall a closing late if nobody raises them early.
New construction and HOAs
Much of what is for sale in Mt. Juliet, Lebanon and along the I-40 corridor is new or recently built. Builder contracts, rate locks that have to outlast a build, appraisals with few finished comparable sales, and HOA documents all need planning. A construction loan is the route for a custom build on your own lot.
Cedar glades, rock and septic
Much of Wilson County sits on thin soil over limestone, the cedar-glade country around Lebanon. Sinkholes are a known feature of the area. Outside the sewer lines a home runs on a septic system, and shallow rock can limit where a system fits or whether a lot will perc. On land or a rural home, get the septic permit or soil report early, and raise any depression or drainage issue before you are under contract.
Old Hickory Lake and Percy Priest Lake
Old Hickory Lake runs along the county’s northern edge and Percy Priest Lake reaches its southwest corner, and both have FEMA special flood hazard areas along their shorelines and creeks. 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. Docks and shoreline use near the lakes are governed by the Army Corps of Engineers, not the seller.
What a Wilson County Purchase Actually Costs
We don’t quote interest rates on a web page. Everything around the rate, though, is knowable now.
| Cost component | What to expect in Wilson County |
|---|---|
| Down payment | USDA 0% (outside Lebanon and Mt. Juliet, within the income cap) · VA 0% · FHA 3.5% · conventional 3–5% for many first-time buyers. The address decides part of this, per the USDA section above. |
| Property tax | $159.08 to $240.98 a month on a $400,000 home, depending on the city and whether the parcel is inside the Lebanon SSD. Use the table above for your specific property. |
| Homeowners and flood insurance | Middle Tennessee carries real wind, hail and tornado exposure, and homes near the lakes or creeks may need flood insurance as well. Get real quotes early, not a placeholder figure. |
| 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; rural purchases may add a survey and a septic inspection. |
Find Out What Your Address Qualifies For
USDA eligibility and the income cap, the city and school-district tax line, THDA limits and which program is cheapest for your file — checked for your specific property. Christopher will review it personally.
Neighbouring Counties
Davidson, Rutherford, Sumner, Smith and Trousdale share the Nashville metro and its $1,029,250 limits, and THDA treats Trousdale as targeted countywide. DeKalb, to the southeast, sits outside the metro at the national baseline of $541,287 FHA, but THDA targets it countywide, with caps of $113,880 for a one or two person household.
Frequently Asked Questions — Wilson County Homebuyers
What is the FHA loan limit in Wilson County, TN for 2026?
$1,029,250 for a one-unit property, and the conforming limit is the same $1,029,250. Wilson 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 that applies in DeKalb County to the southeast. VA loans have no limit with full entitlement.
Is Wilson County eligible for a USDA loan?
Most of it. Roughly 88% of Wilson County’s land area is USDA-eligible. Lebanon is effectively ineligible and Mt. Juliet almost entirely so, but Watertown is eligible, and so is nearly all of the unincorporated county — Gladeville, Green Hill, Norene, Statesville and Tuckers Crossroads included. Eligibility is set by street address and USDA also caps household income, so both have to be confirmed.
What is the property tax rate in Wilson County, Tennessee?
The county rate is $1.9089 per $100 of assessed value and Tennessee assesses homes at 25% of appraised value. Inside the Lebanon Special School District add $0.2973; inside Lebanon add the city’s $0.6855 as well, for $2.8917 combined. Mt. Juliet comes to $2.1989 and Watertown $2.5116. On a $400,000 home that is $1,908.90 a year in the unincorporated county and $2,891.70 in Lebanon inside the district. Rates shown are the Tennessee Comptroller’s published 2025 figures.
What are the THDA income limits for Wilson County?
As of 1 August 2026, THDA’s Great Choice and HFA Advantage limits for Wilson 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. Wilson has no targeted census tracts, so the first-time homebuyer requirement applies everywhere in the county; Trousdale County, to the north, is targeted countywide with the same caps.
Does Valor Mortgage work with buyers in Lebanon and Mt. Juliet?
Yes. Valor Mortgage is licensed to originate residential mortgages anywhere in Tennessee, and Wilson 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 comes straight 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, Wilson County TN (and neighbouring counties), CY2026 | Revised 1 Jan 2026 |
| USDA eligible areas | USDA Rural Development ineligible-area boundaries, grid-sampled against Census TIGERweb city and census-designated-place boundaries | Computed 9 October 2026 |
| USDA income limits | USDA Rural Development Income Eligibility calculator, Wilson 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.
NMLS Consumer Access