Service Area
Nashville is a big, varied market, and that is the point. A first-time buyer in Donelson, a condo buyer downtown, a family moving to Bellevue, an investor buying a duplex in East Nashville, and a homeowner refinancing in Green Hills do not need the same loan, even when they are all in Davidson County. As a loan officer with Heathrow Mortgage, I work as a broker, which means I can compare programs across wholesale lenders instead of fitting every borrower into one bank's menu.
For Nashville buyers, the questions tend to be practical. How much house can you afford at today's payment? What does the down payment really look like once closing costs are included? Does an FHA loan, a conventional loan, or a VA loan fit best? If you are self-employed, can bank statements help document your income? If you are buying an investment property, does a DSCR loan make sense, and what does the lender need to see? Those are the questions we answer before you write an offer, so the offer you write is one you can actually close on.
The neighborhoods drive the loan conversation here as much as the borrower does. East Nashville and Inglewood have older bungalows, renovated cottages, and duplexes that draw both owner-occupants and investors. Donelson and Hermitage tend to offer more traditional single-family homes for first-time and move-up buyers. Bellevue, out along Highway 70, has established subdivisions and newer townhomes for buyers who want to stay in Davidson County with more space. Green Hills, Forest Hills, and the streets around Lipscomb and Belmont sit at higher price points where jumbo financing comes up. Downtown and Midtown are condo markets, and condo financing has its own review of the building, its reserves, and its share of renters.
Property type matters in Nashville in a way it may not in a newer suburb. A non-warrantable condo, a home with an accessory unit, a duplex bought with rental income in mind, or a property intended for short-term rental use each sends the loan down a different path. Short-term rental rules in Nashville also depend on permits and zoning, which is separate from the loan itself. Sorting the property question at pre-approval, rather than after an offer is accepted, is the single most useful step a Nashville buyer or investor can take.
For Davidson and Williamson County homes, the 2026 one-unit limit referenced on this site for FHA and jumbo planning is $1,029,250. Most Nashville purchases fall well under that line and are handled with conventional, FHA, or VA financing, while higher-priced purchases in areas like Green Hills and Forest Hills may cross into jumbo territory. Knowing which side of that line your loan amount sits on helps narrow the program conversation early.
Nashville borrowers are the most varied group I work with. There are first-time buyers using Tennessee down payment assistance where they qualify, health care and university employees buying close to work, musicians and other self-employed borrowers with income from several sources, relocators arriving from more expensive markets, and investors who have made real estate a steady part of their income for years. Because the borrower types are so different, a Nashville pre-approval should never be a form letter exercise. It should name the property type, the documentation path, and the likely obstacles before any offer goes in.
Nashville programs I work with most often include conventional, FHA, and VA purchase loans, first-time buyer options including Tennessee down payment assistance programs where you qualify, jumbo loans, refinance loans and home equity lines of credit for current homeowners, investment property and DSCR loans, self-employed and bank statement programs, and condo financing including situations that need a closer look at the building. FHA loans allow a down payment of 3.5 percent for borrowers who qualify, conventional loans can allow as little as 3 percent down for borrowers who qualify, and VA loans often require no down payment for eligible veterans and service members. Those are starting points for a conversation, not a promise of approval or of any particular rate or terms.
We start with a conversation about your goal, your budget, and the kind of property you want, before any application paperwork. From there I will tell you plainly what documents are needed, what your payment and cash to close look like under the programs you may qualify for, and what could change those numbers. If you are buying in Nashville in Davidson County, that first conversation should also cover the property details on this page that apply to your search, because the property and the borrower are reviewed together by every lender.
You will have one point of contact from application to closing. I stay on the file, I will tell you where things stand without you having to chase an update, and I will tell you honestly when the right answer is to wait, fix an issue, or choose a different program. Buy the house because the deal works today, not because of a maybe. If rates ease down the road, a refinance may be worth a look at that time.
A conversation and a pre-approval. We review income, assets, credit, and debts, then give you a price range and a letter you can use when you make an offer. In Nashville it also helps to talk through property type at this stage, because a condo, a duplex, and a single-family home can each lead to a different loan path.
Yes. First-time buyer programs, down payment assistance, and the tradeoffs between FHA and conventional loans are a regular part of this work. The right choice depends on your credit, your down payment, and how long you plan to stay in the home, and we will compare the full payment rather than just the down payment amount.
In many cases, yes, depending on the building and the loan program. Some condos need extra review, for example if the building has special rules, pending litigation, or a high share of rentals. That review is worth doing before you are under contract, because a building that does not fit one program may still fit another.
Yes. Investment property loans and DSCR loans are a regular focus, including duplexes, long-term rentals, and short-term rental situations where the property's income matters to the loan. We will also talk honestly about how Nashville permit rules sit outside the loan decision and need their own check.
Earlier than you think. A pre-approval before you travel to tour gives you a realistic range to shop in, and remote closings and electronic document handling mean much of the process can be done before you arrive. Starting early also leaves time to sort out self-employment or bonus income documentation if that applies to you.
Loan programs:
Answers and guides:
Call (615) 495-6594, email travis@heathrowmtg.com, Travis Jost, loan officer, NMLS #2191646, Heathrow Mortgage NMLS #1849599, office 1850 General George Patton Dr Ste B209, Franklin, TN 37067.
This page is for general information only. It is not mortgage advice, and it is not a promise of any future rate, approval, or loan terms.
