Start here
What is THDA?
THDA is the state agency that helps Tennesseans buy a home, including help with the down payment.
THDA help for Tennessee buyers · As of 10-28-2026
THDA help for Tennessee buyers
Free guides and quizzes · no accountThe Tennessee Housing Development Agency (THDA) is the state agency that helps Tennesseans buy a home, including help with the down payment. These pages explain the rules in plain English, one topic at a time. AskResi is not a lender.
Start with the 2-minute one
Three taps on THDA's 3-year rule. It is the question most buyers have first.
Take the first-time buyer checkGreat Choice Home Loan, explained
640 is the minimum credit score THDA publishes for its loans.
Down payment help in four sizes
$25,000 is the most down payment help THDA lists, for new or proposed construction.
The first-time buyer rule and the 3-year test
3 years: the look-back in THDA's first-time buyer rule.
Targeted areas
43 Tennessee counties are on THDA's list of targeted counties.
In brief
- Homeownership Heroes: who countsA THDA program for people in certain public-service jobs. THDA keeps the list of which jobs count.
- Credit, income and property rules640 is the minimum credit score THDA publishes.
- The homebuyer courseA THDA-approved course is a step on the way to the help, so plan for it early.
- How a THDA loan works, step by stepFrom a first question to the keys: the quiz, the class, a THDA-approved lender, an offer, closing.
- Glossary: THDA, DPA, targeted area and moreTHDA, DPA, HFA and targeted area: the four words most buyers hear first.
- THDA questions, answeredThe question most buyers ask first: do I have to have never owned a home? Not always.
- For real estate agents: sharing THDA help with buyersThe 2-minute first-time buyer quiz is the best first link to send a buyer.
Quizzes
One question at a time. The result says "may fit", "may not fit" or "ask a lender", never more.
Start here
Who you are
Money
- Income fit: what a lender looks atThree taps on how household size and kind of income shape the answer.
- Credit readinessThree taps on where your credit stands against THDA's minimum.
- No credit score? Is there a path?Three taps on what a lender may ask when there is no score.
- Student loans: will they get in the way?Three taps on how student loan payments can count when you apply.
- Debt-to-income reality checkThree taps on how your monthly debts compare with your income, in bands.
- Cash-to-close gapThree taps on how far savings may go, and where down payment help may fit. Not a quote.
- Which down payment option fits?Four taps to see which kind of down payment help may be worth asking about.
The home
- Does the home fit?Price and property type, one tap at a time. No account needed.
- New construction checkThree taps on whether a new or proposed home may open up extra help.
- Duplex, triplex or fourplex: live in oneThree taps on buying a 2 to 4 unit building and living in one unit.
- Manufactured or modular homeThree or four taps on the extra rules for modular and manufactured homes.
- Land and acreageThree taps on how much land comes with the home and why a lender asks.
- Will I really live there?Four taps on the rule that a THDA home is a home you live in.
Which loan
Ready?
Know your costs
- Housing cost burden checkThree taps on how much of your income goes to housing, in bands.
- The savings gapThree taps on how long a savings gap may take to close, and where down payment help fits. Not a quote.
- Rent or buy in TennesseeThree taps on how your plans may tilt the choice. Education, not advice.
- First home mindsetFour taps on must-haves and nice-to-haves, and why a first home can be a starter.
Your rights and help
Programs and rules, explained
- What an overlay meansTwo lenders can look at the same buyer and answer differently. An overlay is often why.
- Compliance review and your closing dateA THDA loan has one more check than many loans, and it belongs in your timeline.
Rules at a glance
- THDA rules in picturesThree pictures: THDA's checklist, the first-time buyer rule and the down payment help by option. Each one has a sentence, a drawing and the same facts in a list underneath.
- Slide showSix slides: "Could THDA help me buy?" Swipe, tap Next, or use the arrow keys.
- THDA this weekOne short quiz a week, every THDA quiz and the rules explained. Educational only.
More explained
- Down payment help: the options, side by sideGreat Choice Plus pairs a THDA first mortgage with down payment help. THDA lists three kinds, and they work differently. Here is what THDA's own page says, with the day we checked it.
- Great Choice or Freddie Mac HFA Advantage?Two loans a THDA-approved lender may offer. They have different rules, so the same buyer can fit one and not the other. This page lines up what to ask. It does not rank them.
- Live in one unit of a duplex, triplex or fourplexA building with 2 to 4 units may fit a THDA loan when you live in one unit. The other units may bring in rent. Here is how to think about it before you talk to a lender.
- Manufactured and modular homes on a THDA loanModular and manufactured homes are not the same thing, and a THDA loan treats them differently. Every line on this page is marked verify: confirm it with THDA and Freddie Mac guidelines and a THDA-approved lender before you rely on it.
- Homebuyer education: what it is and when to take itA homebuyer course teaches the steps of buying and owning a home. Some THDA help asks you to finish one first, so it belongs early in your plan.
- For real estate agents: sharing THDA help with buyersBuyers ask agents about THDA first. These pages are plain-language education you can send, put on a screen or print, open to every buyer.
- County limits tableThe price limit and the household income limits by county, as loaded from THDA's county table. Look up your county, then ask a THDA-approved lender to confirm it.
Slide decks
One idea a slide. Read them here, save a slide as a post image, or put a deck on an open house screen.
- Great Choice or Freddie Mac HFA Advantage?Five slides on the two loans a THDA-approved lender may compare for you.
- If you move or want to rent it outFive slides on what to ask before you close, if your plans may change.
- Duplex, triplex or fourplex: live in one unitFive slides on buying a small building and living in one unit.
- Manufactured and modular homesFive slides on factory-built homes. Every slide is marked verify.
- Your rights as a buyerFive slides of general information on fair housing. Not legal advice.
Find a lender and a class
Only a THDA-approved lender can tell you where you stand, and a THDA-approved course is how you meet the homebuyer education step. Both live on THDA's own site. We do not rank lenders or take a fee.
Want the Gazette?
The Resi Gazette is the free daily paper for East Tennessee. Say which describes you and add your email; nothing arrives until you confirm.
Get it delivered, free.
The Resi Gazette is free to read here any day. Delivered to your inbox every morning is the subscription — also free. We never sell your information.