A VA cash-out refinance in Tennessee follows federal VA rules. Equity, appraisal values and settlement costs in Tennessee drive how much you can actually access.
Estimate your home’s value and payoff. The difference is your potential equity to access.
Read the video script
If you’re a veteran or service member in Tennessee looking at a VA Cash-Out Refinance, this one’s for you. I’m Shirley Mueller — I’ve been doing VA loans since 2003.
A VA cash-out refinance in Tennessee follows federal VA rules. Equity, appraisal values and settlement costs in Tennessee drive how much you can actually access.
1. Run the equity math. 2. Type I or Type II?. 3. Application and income review. 4. VA appraisal. 5. Disclosures and benefit test. 6. Close and fund.
One Tennessee-specific thing to know: Tennessee’s Property Tax Relief program reimburses qualifying disabled veterans for tax on a portion of their home’s value.
Whether you’re near Fort Campbell or anywhere else in Tennessee, call me and I’ll walk you through your real numbers.
Tennessee VA loan facts
| VA residual-income region | South |
|---|---|
| Loan limit with full entitlement | None — no VA cap on how much you can borrow with $0 down |
| 2026 county limit (partial entitlement only) | $832,750 in most Tennessee counties; higher in any designated high-cost county |
| Community-property state | No |
| State income tax on wages | None — more residual income for the same paycheck |
| Major military installations | Fort Campbell · Arnold AFB · NSA Mid-South |
Disabled-veteran property tax relief in Tennessee
Tennessee’s Property Tax Relief program reimburses qualifying disabled veterans for tax on a portion of their home’s value. Property taxes are part of your VA mortgage payment, so this benefit directly lowers what you pay each month and can increase what you qualify for. Rules and amounts change — confirm current details with your Tennessee county tax office or appraisal district.
VA residual income required in Tennessee
VA requires a minimum amount of money left over each month after your housing payment, debts and taxes. For loans of $80,000 or more in the South region:
| Family size | 1 | 2 | 3 | 4 | 5 |
|---|---|---|---|---|---|
| Minimum residual | $441 | $738 | $889 | $1,003 | $1,039 |
Add $80 for each family member beyond five. Meeting residual income by 20% or more can offset a debt-to-income ratio above 41%.
How a VA Cash-Out Refinance works
Type I cash-out refinances a loan into VA without increasing the balance beyond the payoff — the classic example is moving from an FHA loan to a VA loan to drop FHA’s monthly mortgage insurance. Type II means the new loan is larger than the payoff, so you receive cash or pay off other debts. Both are VA cash-out loans with the same funding fee and appraisal rules.
Read the complete VA Cash-Out Refinance guide →
VA funding fee calculator (2026)
Down payment only affects purchase and construction loans. Estimate only — your Loan Estimate is the final word.
What veterans say about working with Shirley
4.9 95 Google reviews“We have had the pleasure of working with Shirley on several home purchases and refinances, and she has consistently proven to be the best professional we've ever partnered with. Shirley's honesty and ability to present the best scenarios tailored to our needs has surpassed our expectations each time. She consistently goes above and beyond in customer service, giving us complete peace of mind about the final outcomes. We cannot recommend Shirley highly enough and she will always be our first choice when considering mortgage companies.”
October 2024 · Google review
“I recently worked with CrossCountry Mortgage and Shirley Mueller for a VA refinance, and I couldn't be happier with the experience! Shirley was incredibly knowledgeable and guided us every step of the way, making the process smooth and stress-free. Her attention to detail and dedication to our needs truly set her apart. Thanks to her efforts, we closed on our refinance seamlessly. I highly recommend Shirley and CrossCountry Mortgage for anyone looking for a reliable mortgage partner!”
September 2024 · Google review
“I recently worked with Shirley Mueller and her team, and I couldn't be happier with the experience. After shopping around with five different lenders, Shirley not only offered me the lowest rate but also provided exceptional service. She was incredibly responsive throughout the entire process, answering all my questions promptly and ensuring that everything went smoothly. I highly recommend Shirley and her team for anyone looking for the best rates and top-notch customer service!”
August 2024 · Google review
Real Google reviews of VALoansTexas.com, shown word for word. Team members named in reviews were part of Shirley’s team at the time. Read more reviews →
VA Cash-Out Refinance questions from Tennessee veterans
Can I get a VA Cash-Out Refinance in Tennessee?
Yes. VA loan programs are federal and available in every state, including Tennessee. A VA cash-out refinance in Tennessee follows federal VA rules. Equity, appraisal values and settlement costs in Tennessee drive how much you can actually access.
What is the VA loan limit in Tennessee for 2026?
There is no VA loan limit for borrowers with full entitlement. If you have partial entitlement, the 2026 county conforming limit applies — $832,750 in most Tennessee counties.
Do disabled veterans get a property tax break in Tennessee?
Tennessee’s Property Tax Relief program reimburses qualifying disabled veterans for tax on a portion of their home’s value.
How much residual income do I need for a VA loan in Tennessee?
Tennessee is in VA’s South region. For loans of $80,000 or more, the minimum is $441 for a one-person household, $1,003 for a family of four, and $1,039 for five, plus $80 per additional member.
Other VA loans in Tennessee
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