See programs you qualify for
Get Matched Free →By Tyler Thompson · Licensed Real Estate Agent · Updated March 28, 2026
Homebuyer Programs in Smyrna, TN (2026)
Smyrna is one of the fastest-growing cities in Middle Tennessee, located in Rutherford County just southeast of Nashville near the Nissan manufacturing plant that anchors the local economy. With a median home price around $425,000, Smyrna offers a more affordable entry point than many Nashville suburbs while still providing easy interstate access to downtown. The THDA Great Choice Plus program offers up to $15,000 in down payment assistance, and The Housing Fund provides affordable DPA loans up to $35,000 for down payment, prepaids, and closing costs. The Rutherford County Area Habitat for Humanity also builds affordable homes for income-qualifying families in the area. By combining state and nonprofit resources, Smyrna homebuyers can stack significant assistance to reduce their out-of-pocket costs.
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 → |
- 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
- Type:
- Repayable Loan
- Amount:
- Up to 5% of the purchase price, maximum $15,000
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- $6,000 forgivable second mortgage
- First-time only:
- Yes
- 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 → |
- 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
- Type:
- Government Property Sale Program
- Amount:
- 50% discount off the list price of HUD-owned homes
- First-time only:
- Yes
- 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
- 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
- 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
- Type:
- Government-Guaranteed Mortgage
- Amount:
- 100% financing (no down payment required); loan amount up to appraised value
- First-time only:
- No
- 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 |
|---|---|---|---|---|
| Rutherford County Area Habitat for Humanity Homeownership Program | Zero-Interest Loan | Affordable home purchase with below-market mortgage | Yes | View → |
| The Housing Fund Down Payment Assistance | Repayable Loan | Up to $35,000 | Yes | View → |
- Type:
- Zero-Interest Loan
- Amount:
- Affordable home purchase with below-market mortgage
- First-time only:
- Yes
- Type:
- Repayable Loan
- Amount:
- Up to $35,000
- First-time only:
- Yes
How to Apply
Step 1: Check your eligibility. Review income limits for Rutherford County under the THDA Great Choice program. 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 before closing. Contact The Housing Fund at 615-780-7000 for information on approved education providers in the Middle Tennessee area.
Step 3: Contact a local housing partner. Reach out to The Housing Fund at 615-780-7000 to discuss DPA loan options up to $35,000 for down payment, prepaids, and closing costs. If you qualify for affordable homeownership, contact the Rutherford County Area Habitat for Humanity for their application process.
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. Your first mortgage lender must be FHA-approved in Tennessee if using The Housing Fund DPA.
Step 5: Find a home within program price limits. Shop for homes within THDA purchase price limits for Rutherford County and any additional requirements from your DPA program.
Step 6: Submit your application and close. Your lender will coordinate DPA funds from THDA and any additional assistance from The Housing Fund. Expect 30 to 60 days from contract to closing.
Frequently Asked Questions
How much down payment assistance can I get in Smyrna, TN?+−
Do I have to be a first-time homebuyer to qualify?+−
What is the maximum home price I can pay using these programs?+−
What homebuyer education is required?+−
What credit score do I need to buy a home in Smyrna?+−
Are there programs for veterans or first responders in Smyrna?+−
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