Choose your Tennessee VA loan
VA Construction Loan
One application, one closing, zero down — from bare lot to move-in.
Tennessee guide →VA Renovation Loan
Buy the fixer-upper — and finance the repairs — with one VA loan.
Tennessee guide →VA Purchase Loan
The most powerful home-buying benefit in America — explained plainly.
Tennessee guide →VA Refinance
Two VA refinances, two very different jobs. Pick the right one.
Tennessee guide →VA IRRRL
Lower your VA rate with less paperwork — if the math works.
Tennessee guide →VA Cash-Out Refinance
Refinance any loan into VA — and turn equity into cash.
Tennessee guide →VA Assumable Loan
Keep the seller’s rate. Here is how assumptions really work.
Tennessee guide →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%.
Tennessee VA loan FAQ
Who is eligible for a VA loan in Tennessee?
The same people as everywhere: most veterans, active-duty service members, Guard and Reserve members with qualifying service, and certain surviving spouses. Tennessee residency is not required — the home must simply be your primary residence.
What is the VA loan limit in Tennessee?
None with full entitlement. With partial entitlement, the 2026 county limit applies ($832,750 in most Tennessee counties).
Do Tennessee disabled veterans pay property tax?
Tennessee’s Property Tax Relief program reimburses qualifying disabled veterans for tax on a portion of their home’s value.
Can I build a new home in Tennessee with a VA loan?
Yes. A VA one-time-close construction loan can finance the lot and build with $0 down, using an experienced builder — VA no longer requires a VA builder ID.
