The short version: three numbers decide whether a first-time buyer in Tennessee gets help: the program’s own cap, HUD’s income limit for the metro, and the FHA loan limit for the county. This page puts all three beside what a two-to-four-unit home costs in each Tennessee metro, because a duplex you live in is the one purchase where the rent from the other unit counts toward qualifying.
The statewide program in Tennessee
The full 83-metro survey, with the programs that failed the two-to-four-unit test, is on the down payment assistance page.
Income limits for assistance in Tennessee, by metro
Why the limit moves: HUD sets a median family income for every metro each year and most programs cap eligibility at 80% of it. The published 80% figure is adjusted, so it is not always exactly 80% of the median. The same salary can qualify in one Tennessee metro and miss in the next.
| Metro | Area median income (4 people) | HUD 80% limit (4 people) | HUD 80% limit (1 person) |
|---|---|---|---|
| Knoxville, TN | $103,700 | $82,950 | $58,100 |
| Memphis, TN | $92,700 | $74,150 | $51,950 |
| Nashville, TN | $116,100 | $92,900 | $65,050 |
What a duplex costs in Tennessee, and the income it takes
The part most buyers miss: in Memphis the income needed for the typical duplex, $62,603, sits under the four-person 80% limit of $74,150, so a family buyer there can clear the income test and use the program on the building. The income figure is FHA’s 31% front-end guideline on the typical duplex at 6.71% with 3.5% down, before the 75% rent credit a lender applies to the second unit.
| Metro | Duplex entry price | Typical duplex | Income needed (31%) | Versus the 80% limit (4 people) |
|---|---|---|---|---|
| Knoxville, TN | $316,848 | $499,000 | $160,585 | over |
| Memphis, TN | $160,000 | $173,000 | $62,603 | inside |
| Nashville, TN | $449,000 | $525,000 | $175,838 | over |
FHA loan limits in Tennessee for 2026
An FHA loan, the 3.5%-down loan most first-time buyers use, caps the loan by county and by unit count. The two-, three- and four-unit limits are higher than the single-family limit, which is why a duplex can be financed with the same small down payment at a higher price.
| Metro | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Knoxville, TN | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Memphis, TN | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Nashville, TN | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
Where these numbers come from
- Down payment assistance: state and local program pages, each checked for two-to-four-unit eligibility in the month shown; the 83-metro survey is published as open data.
- Area median income and the 80% limit: HUD FY2026 Income Limits (Section 8), huduser.gov.
- FHA loan limits: HUD CHUMS CY2026 forward limits by county, one- to four-unit columns.
- Duplex prices: the Foothold dataset, active two-to-four-unit listings screened Jun-Aug 2026. Income needed: FHA 31% front-end guideline at 6.71% (Freddie Mac 30-year average), 3.5% down, county tax rate and modeled insurance.
- All of it, as one file: the open data page (CC BY 4.0).
Program terms change without notice and eligibility has more tests than income. Verify on the program page and with a participating lender before you count on any of it.
Questions people ask about buying a first home in Tennessee
Does THDA Great Choice Home Loan / Down Payment Assistance allow a duplex?
THDA Great Choice Home Loan / Down Payment Assistance was usable on a two-to-four-unit home when checked in July 2026: it offers up to $15,000 to eligible owner-occupant buyers, and the building has to be one you live in. Program terms change, so confirm on the program page before you write an offer.
What is the income limit for down payment assistance in Tennessee?
The income limit most Tennessee assistance programs use is HUD’s 80% area median income figure for the metro, which for a four-person household is $74,150 in Memphis and $92,900 in Nashville for FY2026. Smaller households get a lower figure; $51,950 for one person in Memphis.
Which Tennessee metro is cheapest for a duplex?
The cheapest Tennessee metro to buy a duplex in the dataset is Memphis, where the entry price for a two-to-four-unit home that passed the screen is $160,000 and the typical one is $173,000. Entry means the 25th percentile of surviving listings, not the cheapest building on the market.
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