See programs you qualify for

By Tyler Thompson · Licensed Real Estate Agent · Updated March 28, 2026

Homebuyer Programs in Bartlett, TN (2026)

Population: 59,000 | Median home price: $350,000 | Est. closing costs: $7,000 - $10,500

Bartlett is a suburban city in Shelby County just northeast of Memphis, consistently ranked among the safest and most family-friendly communities in Tennessee. With a median home price around $350,000, Bartlett offers a middle ground between Memphis affordability and higher-priced Nashville suburbs. Buyers here can access the THDA Great Choice Plus program for up to $15,000 in down payment assistance, the Shelby County Down Payment Assistance Program for up to $6,000 in DPA on homes priced under $300,000, and The Housing Fund for up to $35,000 in affordable DPA loans. Habitat for Humanity of Greater Memphis also builds affordable homes for qualifying families in Shelby County. By stacking state, county, and nonprofit programs, Bartlett homebuyers can significantly reduce their out-of-pocket costs.

County Programs in Shelby County

Program Name	Type	Amount	First-Time Only	Details
Shelby County Down Payment Assistance Program	Repayable Loan	Up to $6,000	No	View →

Shelby County Down Payment Assistance Program

Type:: Repayable Loan
Amount:: Up to $6,000
First-time only:: No

State Programs in Tennessee

Program Name	Type	Amount	First-Time Only	Details
THDA Great Choice Home Loan	Government-Insured Mortgage	30-year fixed-rate first mortgage used with FHA, VA, USDA-RD or conventional financing (up to 96.5% financing on FHA, 100% on VA/USDA-RD); optional Great Choice Plus DPA of 5% of price up to $15,000 (amortizing) or $6,000/$10,000 (deferred, forgivable after 10 years)	Yes	View →
THDA Great Choice Plus - Amortizing Option	Repayable Loan	Up to 5% of the purchase price, maximum $15,000	Yes	View →
THDA Great Choice Plus - Deferred Option	Forgivable Loan	$6,000 forgivable second mortgage	Yes	View →
THDA Homeownership for Heroes	Government-Insured Mortgage	0.50% interest rate reduction on a THDA Great Choice Home Loan (FHA, VA or USDA-RD only); optional Great Choice Plus DPA of up to 5% of price (max $15,000) amortizing, or $6,000/$10,000 deferred and forgivable	Yes	View →

THDA Great Choice Home Loan

Type:: Government-Insured Mortgage
Amount:: 30-year fixed-rate first mortgage used with FHA, VA, USDA-RD or conventional financing (up to 96.5% financing on FHA, 100% on VA/USDA-RD); optional Great Choice Plus DPA of 5% of price up to $15,000 (amortizing) or $6,000/$10,000 (deferred, forgivable after 10 years)
First-time only:: Yes

THDA Great Choice Plus - Amortizing Option

Type:: Repayable Loan
Amount:: Up to 5% of the purchase price, maximum $15,000
First-time only:: Yes

THDA Great Choice Plus - Deferred Option

Type:: Forgivable Loan
Amount:: $6,000 forgivable second mortgage
First-time only:: Yes

THDA Homeownership for Heroes

Type:: Government-Insured Mortgage
Amount:: 0.50% interest rate reduction on a THDA Great Choice Home Loan (FHA, VA or USDA-RD only); optional Great Choice Plus DPA of up to 5% of price (max $15,000) amortizing, or $6,000/$10,000 deferred and forgivable
First-time only:: Yes

Federal Programs

Program Name	Type	Amount	First-Time Only	Details
FHA Loans	Government-Insured Mortgage	Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)	No	View →
Good Neighbor Next Door (HUD)	Government Property Sale Program	50% discount off the list price of HUD-owned homes	Yes	View →
Home Possible Mortgage (Freddie Mac)	Government-Guaranteed Mortgage	Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment	No	View →
HomeReady Mortgage (Fannie Mae)	Government-Guaranteed Mortgage	Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment	No	View →
HUD $100 Down Program	FHA-Financed HUD REO Purchase	Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.	No	View →
USDA Rural Development Loans	Government-Guaranteed Mortgage	100% financing (no down payment required); loan amount up to appraised value	No	View →
VA Loans	Government-Guaranteed Mortgage	No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)	No	View →

FHA Loans

Type:: Government-Insured Mortgage
Amount:: Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)
First-time only:: No

Good Neighbor Next Door (HUD)

Type:: Government Property Sale Program
Amount:: 50% discount off the list price of HUD-owned homes
First-time only:: Yes

Home Possible Mortgage (Freddie Mac)

Type:: Government-Guaranteed Mortgage
Amount:: Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
First-time only:: No

HomeReady Mortgage (Fannie Mae)

Type:: Government-Guaranteed Mortgage
Amount:: Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
First-time only:: No

HUD $100 Down Program

Type:: FHA-Financed HUD REO Purchase
Amount:: Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.
First-time only:: No

USDA Rural Development Loans

Type:: Government-Guaranteed Mortgage
Amount:: 100% financing (no down payment required); loan amount up to appraised value
First-time only:: No

VA Loans

Type:: Government-Guaranteed Mortgage
Amount:: No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)
First-time only:: No

Nonprofit Programs

Program Name	Type	Amount	First-Time Only	Details
Habitat for Humanity of Greater Memphis Homebuyer Program	Zero-Interest Loan	Affordable home purchase with zero-interest mortgage	Yes	View →
The Housing Fund Down Payment Assistance	Repayable Loan	Up to $35,000	Yes	View →

Habitat for Humanity of Greater Memphis Homebuyer Program

Type:: Zero-Interest Loan
Amount:: Affordable home purchase with zero-interest mortgage
First-time only:: Yes

The Housing Fund Down Payment Assistance

Type:: Repayable Loan
Amount:: Up to $35,000
First-time only:: Yes

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14 programs available in Bartlett. See which ones you qualify for.

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How to Apply

Step 1: Check your eligibility. Review income limits for Shelby County under the THDA Great Choice program. The Shelby County DPA program has an income limit of $81,000 for all household sizes and a $300,000 purchase price limit. The Housing Fund serves buyers earning up to 120% of the Area Median Income.

Step 2: Complete homebuyer education. THDA requires a homebuyer education course from a THDA-certified counselor. The Shelby County DPA program also requires a certified Homebuyer Education Class. Contact the Shelby County Department of Housing at (901) 222-7614 for information.

Step 3: Contact a local housing partner. Call the Shelby County Department of Housing at (901) 222-7614 and ask for Down Payment Assistance Loan Counselor Darren Bortters to discuss the county DPA. Reach out to The Housing Fund at 615-780-7000 for DPA loans up to $35,000.

Step 4: Get pre-approved for a mortgage. Work with a THDA-participating lender to get pre-approved for a Great Choice Home Loan with down payment assistance. The Shelby County DPA requires you to qualify for THDA, FHA, VA, or conventional financing.

Step 5: Find a home within program price limits. The Shelby County DPA has a $300,000 purchase price limit. Check THDA purchase price limits for Shelby County at thda.org for the state program limits.

Step 6: Submit your application and close. Your lender will coordinate DPA funds from THDA and any additional assistance from the Shelby County program or The Housing Fund. You must invest a minimum of $500 of your own funds for the county program. Expect 30 to 60 days from contract to closing.

Frequently Asked Questions

How much down payment assistance can I get in Bartlett, TN?+

Bartlett homebuyers can stack multiple programs. The THDA Great Choice Plus program offers up to $15,000 or 5% of the purchase price, plus a $6,000 forgivable second mortgage option. The Shelby County Down Payment Assistance Program provides up to $6,000 as a 3% fixed-rate loan repayable over 15 years for homes priced under $300,000. The Housing Fund offers affordable DPA loans up to $35,000 for down payment, prepaids, and closing costs. Habitat for Humanity of Greater Memphis provides zero-interest mortgages for qualifying families in Shelby County.

Do I have to be a first-time homebuyer to qualify?+

Not for all programs. The THDA Great Choice Home Loan is available to both first-time and repeat buyers. The Shelby County DPA program is also open to repeat buyers who meet income and credit requirements. The Housing Fund DPA is open to repeat buyers in many cases. However, Habitat for Humanity of Greater Memphis requires first-time homebuyer status.

What is the maximum home price I can pay using these programs?+

The Shelby County DPA program has a $300,000 purchase price limit. THDA sets separate purchase price limits by county for their programs, which may be higher. Check current THDA limits for Shelby County at thda.org. With Bartlett's median home price around $350,000, buyers using the county DPA will need to find homes below $300,000, while THDA programs may cover homes at the median price or above.

What homebuyer education is required?+

Both THDA and the Shelby County DPA require completion of a certified homebuyer education class. Contact the Shelby County Department of Housing at (901) 222-7614 for information on approved courses in the Memphis area. Habitat for Humanity of Greater Memphis also requires extensive financial education as part of their program.

What credit score do I need to buy a home in Bartlett?+

THDA Great Choice loans require a minimum credit score of 640 for all borrowers. The Housing Fund requires a minimum of 600 for DPA loans under $10,000 and 620 for loans between $10,000 and $35,000. The Shelby County DPA requires a good credit history but does not publish a specific minimum score. FHA loans generally require a 580 minimum.

Are there programs for veterans or first responders in Bartlett?+

Yes. The THDA Homeownership for Heroes program offers a 0.5% reduced interest rate plus up to $15,000 or 5% of the purchase price in down payment assistance. This is available to veterans, active military, firefighters, EMTs, paramedics, and state and local law enforcement officials. VA loans also provide 0% down payment financing for eligible veterans with no loan limit for those with full entitlement.

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