No stored Google rating available.
Tennessee Housing Development Agency (THDA) is a state housing authority offering fixed-rate mortgages, down payment assistance, and homeownership programs for first-time buyers and qualified Tennesseans.
Data compiled from public sources
Tennessee Housing Development Agency (THDA) is a state housing finance agency established to expand affordable homeownership opportunities across Tennessee. As a government-backed organization, THDA operates under a public mission to serve qualified residents rather than generate private profits. The agency has funded over $12.5 billion in mortgages and serves multiple consumer segments including first-time homebuyers, military veterans, and essential workers.
THDA offers Great Choice Loans, a 30-year fixed-rate mortgage program designed specifically for first-time homebuyers. The agency provides down payment assistance up to $15,000 or 5% of purchase price, helping reduce upfront barriers to homeownership. Homeownership for Heroes is a listed loan product for veterans, active military, firefighters, EMTs, paramedics, and law enforcement officials. THDA also administers rental assistance programs including Section 8 housing vouchers (HCV), operates the Low Income Housing Tax Credit (LIHTC) program, and provides multifamily tax-exempt bond financing to developers building affordable housing. The agency connects borrowers with THDA-approved lenders and real estate professionals through their network.
THDA distinguishes itself as a non-profit state agency rather than a commercial lender, meaning it prioritizes public benefit over investor returns. The organization provides free housing education resources, HUD counseling services, and support for underserved populations. Their focus on targeted geographic areas and specific borrower groups (first-time buyers, veterans, essential workers) reflects a mission-driven approach. The agency also serves renters through comprehensive rental assistance programs and works with landlords, property managers, and housing developers on affordable housing initiatives.
As a government agency, THDA's primary limitation is geographic restriction—programs are available only to Tennessee residents and borrowers who meet provider criteria. The organization is not a direct lender but rather facilitates loans through approved partner lenders, meaning borrowers must work with THDA-certified lenders. While THDA offers competitive fixed-rate products, borrowers should compare rates across multiple THDA-approved lenders. The agency's focus on first-time homebuyers and specific professional categories may exclude some borrower profiles.
This is state-level context for Mortgages & Home Loans consumers in Nashville, TN. It does not confirm that Tennessee Housing Development Agency or this specific location is licensed.
State regulator
Tennessee Department of Financial Institutions
Consumer protection
Tennessee mortgages are governed by Tenn. Code Ann. § 35-5-101 et seq. Foreclosures are non-judicial (power of sale) when property contains a power of sale clause in the deed of trust; judicial foreclosure available as alternative. Lenders must comply with federal Truth in Lending Act (TILA), Real Estate Settlement Procedures Act (RESPA), and Fair Lending laws. Mortgage lenders and loan servicers must be licensed by Tennessee Department of Financial Institutions.
Source: CreditDoc state-law summary and listed public regulator resources. Verify licensing directly with the listed state regulator before relying on a provider.
Tennessee Housing Development Agency offers 12 services including Great Choice Loans (30-year fixed-rate mortgages for first-time homebuyers), Homeownership for Heroes loan program for veterans and first responders, Down payment assistance up to $15,000 or 5% of purchase price, First-time homebuyer education and counseling, Section 8 Housing Choice Voucher (HCV) administration and rental assistance, and 7 more.
Tennessee Housing Development Agency has profile signals associated with First-time homebuyers in Tennessee seeking down payment assistance and favorable fixed-rate terms, Veterans, active military, firefighters, EMTs, paramedics, and law enforcement officials in Tennessee, Low-to-moderate income Tennesseans purchasing homes in targeted geographic areas, Tennessee renters seeking Section 8 housing vouchers or rental assistance programs.
Key strengths: Government-backed agency focused on public benefit rather than profit maximization; Down payment assistance up to $15,000 or 5% of purchase price reduces upfront costs; 30-year fixed-rate mortgages provide payment stability and long-term predictability. Areas to consider: Available only to Tennessee residents—geographic restriction limits accessibility; THDA is not a direct lender; borrowers must work through approved partner lenders, adding process complexity.
In the Mortgages & Home Loans category, comparable providers include Brendan Donelson's Smart Start - Nashville Mortgage Lender, CoreLend Financial, First Choice Lending Services, LLC. Each company has different strengths, so compare services, pricing, and consumer complaint records before deciding what to do next.
CreditDoc Profile Note
THDA is profile signals for Tennessee residents seeking government-backed, mission-driven mortgage lending with down payment assistance, particularly first-time homebuyers and veterans. The main caveat is that THDA operates only in Tennessee and requires working through approved partner lenders rather than direct lending, so borrowers must compare rates across their approved network.
Brendan Donelson's Smart Start is a mortgage lender licensed in 49 states, offering customized home financing for first-time buyers, relocating clients, new construction, and refinancing.
Google rating from 45 reviews
Profile signals: First-time homebuyers seeking guidance on financial readiness and mortgage options, Relocating professionals moving to or within the 49 licensed states
CoreLend Financial is a hard money lender serving Memphis and Birmingham investors with fast bridge loans, fix-and-flip financing, and construction funding up to 100% loan-to-value.
Google rating from 51 reviews
Profile signals: Real estate investors pursuing fix-and-flip or rehab-and-sell strategies in Memphis and Birmingham, Buy-and-hold investors needing bridge financing or construction loans for rental property development
Mortgage broker operating in Tennessee, Kentucky, and Georgia offering customized home loans, refinances, and pre-approvals with rate claims to verify and technology-driven service.
Google rating from 323 reviews
Profile signals: Tennessee, Kentucky, and Georgia homebuyers seeking customized mortgage terms beyond standard bank offerings, Repeat customers seeking refinance options, as company emphasizes long-term relationships for second and third mortgages
Answer 3 quick questions to review category, service, and profile context.
1. What's your primary financial goal?
A plain-English breakdown of every credit score range — what each number actually means for your loans, cards, and daily life, plus exactly what to do about yours.
Read guide →A plain-English breakdown of what credit products, loans, and cards you can realistically get at every credit score level — from deep subprime to excellent.
Read guide →Learn exactly how to check your credit score for free using legitimate sources, understand the difference between soft and hard inquiries, and know your rights under federal law.
Read guide →New to credit and lending? Here are the key terms used on this page, explained in plain language with real-number examples.
The total yearly cost of borrowing money, including the interest rate plus any fees the lender charges. Think of it as the 'true price tag' on a loan.
Lenders are required to show APR by law (Truth in Lending Act) because the interest rate alone can hide fees. Comparing APR across lenders is the most reliable way to find the lower-cost loan.
Example
You borrow $10,000 at 6% interest for 3 years, but there's a $300 origination fee. The interest rate is 6%, but the APR is 6.9% because it includes that fee. You'd pay $304/month and $946 total in interest.
An interest rate that stays the same for the entire life of the loan. Your monthly payment never changes.
Fixed rates protect you from market changes. If rates go up, your payment stays the same. The tradeoff: fixed rates are usually slightly higher than starting variable rates.
Example
You get a 30-year mortgage at 6.5% fixed. Whether rates rise to 9% or drop to 4% over the next 30 years, your payment stays at $1,264/month on a $200,000 loan.
The percentage a lender charges you for borrowing their money, calculated on the amount you still owe. It's the lender's profit for taking the risk of lending to you.
Even a 1% difference in interest rate can cost you thousands over a loan's life. Lower rates mean less money out of your pocket.
Example
On a $20,000 car loan for 5 years: at 5% you pay $2,645 in interest. At 8% you pay $4,332. That 3% difference costs you $1,687 extra.
An interest rate that can go up or down over time, usually tied to a benchmark like the prime rate. Your monthly payment changes when the rate changes.
Variable rates often start lower than fixed rates to attract borrowers, but they can increase significantly. Many people who got hurt in the 2008 crisis had adjustable-rate mortgages.
Example
You start with a 5/1 ARM mortgage at 5.5%. For the first 5 years you pay $1,136/month on $200,000. Then the rate adjusts to 7.5%, and your payment jumps to $1,398/month.
The process of paying off a loan through regular payments that cover both principal and interest. Early payments are mostly interest; later payments are mostly principal.
Understanding amortization explains why paying extra early in a loan saves the most money — you're reducing the principal that interest is calculated on.
Example
Month 1 of a $200,000 mortgage at 6%: your $1,199 payment splits as $1,000 interest + $199 principal. By month 300: only $47 goes to interest and $1,152 goes to principal.
How long you have to repay the loan, measured in months or years. A shorter term means higher monthly payments but less total interest paid.
Longer terms feel more affordable monthly but cost much more overall. A 30-year mortgage costs almost double in interest compared to a 15-year mortgage on the same amount.
Example
Borrowing $200,000 at 6.5%: A 15-year term costs $1,742/month ($113,561 total interest). A 30-year term costs $1,264/month ($255,088 total interest). You save $141,527 with the shorter term.
A fee some lenders charge if you pay off your loan early. The lender loses the interest they expected to earn, so they penalize you for leaving early.
Always ask about prepayment penalties before signing. They can trap you in a high-rate loan even if you find a better deal to refinance into.
Example
Your mortgage has a 2% prepayment penalty for the first 3 years. If you refinance after year 2 on a $200,000 balance, you'd owe a $4,000 penalty fee.
Replacing your current loan with a new one, usually at a lower interest rate or with different terms. The new loan pays off the old one.
Refinancing can save thousands if rates drop or your credit improves. But watch for fees — a $3,000 refinancing cost needs to be offset by monthly savings.
Example
You have a $180,000 mortgage at 7.5% ($1,259/month). You refinance to 6% ($1,079/month), saving $180/month. With $3,000 in closing costs, you break even in 17 months.
The process where a lender evaluates your finances — income, debts, credit history, assets — to decide whether to approve your loan and at what rate.
Understanding what underwriters look for helps you prepare a stronger application. They check your DTI ratio, employment stability, credit score, and the asset's value.
Example
You apply for a mortgage. The underwriter reviews your pay stubs (income), bank statements (savings), credit report (history), and orders an appraisal (home value). This takes 2-4 weeks.
The fees paid when finalizing a home purchase or refinance — typically 2-5% of the loan amount. They include appraisal, title insurance, attorney fees, and lender fees.
Closing costs can add $6,000-$15,000 to a home purchase that buyers don't always budget for. Some can be negotiated or rolled into the loan.
Example
You buy a $300,000 home. Closing costs at 3% = $9,000. That includes: appraisal $500, title insurance $1,500, attorney $800, origination fee $3,000, taxes/escrow $3,200.
Upfront fees you pay to the lender at closing to buy a lower interest rate. One point = 1% of the loan amount and typically reduces your rate by 0.25%.
Points make sense if you plan to stay in the home long enough for the monthly savings to exceed the upfront cost. That breakeven point is usually 4-6 years.
Example
On a $250,000 mortgage at 6.5%: you pay 1 point ($2,500) to get 6.25%. Monthly payment drops from $1,580 to $1,539 — saving $41/month. Breakeven in 61 months (5 years).
The percentage of your monthly gross income that goes toward paying debts. Lenders use it to judge whether you can afford another loan payment.
Most lenders want DTI below 36% for personal loans and below 43% for mortgages. Above that, you're considered overextended and likely to be denied.
Example
You earn $5,000/month gross. Your debts: $1,200 mortgage + $300 car + $200 student loans = $1,700/month. DTI = 34%. A new $400/month loan would push you to 42% — risky for lenders.
An account managed by your mortgage lender that holds money for property taxes and homeowners insurance. A portion of each mortgage payment goes into escrow, and the lender pays these bills for you.
Escrow ensures taxes and insurance are always paid on time (protecting the lender's investment). Your monthly payment may go up if taxes or insurance increase.
Example
Your mortgage payment is $1,400: $1,050 principal+interest + $250 property taxes + $100 insurance. The $350 for taxes/insurance goes into escrow. The lender pays your tax bill in December from escrow.
A government-insured mortgage that allows lower down payments (as low as 3.5%) and lower credit score requirements (580+). The FHA insures the loan, reducing risk for lenders.
FHA loans make homeownership accessible for first-time buyers and those with imperfect credit. The tradeoff: borrowers are required to pay Mortgage Insurance Premium (MIP) for the life of the loan.
Example
You have a 620 credit score and $10,500 saved. On a $300,000 home: FHA lets you put 3.5% down ($10,500) vs. conventional requiring 5-20% down ($15,000-$60,000).
The ratio of your loan amount to the property's appraised value, expressed as a percentage. It tells the lender how much of the home's value they're financing.
LTV above 80% usually requires Private Mortgage Insurance (PMI), which adds $100-300/month. Lower LTV can mean lower lender risk and different rate context.
Example
Home value: $300,000. Down payment: $60,000. Loan: $240,000. LTV = 80%. You avoid PMI. If you only put $30,000 down (90% LTV), you'd pay PMI until you reach 80%.
Replacing your current mortgage with a new one, usually to get a lower rate, change the loan term, or pull cash out of your home equity.
A 1% rate reduction on a $250,000 mortgage saves ~$150/month ($54,000 over 30 years). But closing costs of 2-5% mean it can be useful to stay long enough to break even.
Example
You have a $300,000 mortgage at 7.5% ($2,098/month). Rates drop to 6%. Refinancing costs $8,000 in closing. New payment: $1,799/month. Monthly savings: $299. Breakeven: 27 months.
Insurance that protects the LENDER (not you) if you default on a mortgage with less than 20% down payment. You pay the premium, but it only covers the lender's loss.
PMI typically costs 0.5-1.5% of the loan per year and adds nothing to your equity. Once you reach 20% equity, you can request it be removed.
Example
On a $250,000 loan with 10% down, PMI at 0.8% = $2,000/year ($167/month). After 5 years, your home's value rises and your equity reaches 20%. You request PMI removal and save $167/month.
A mortgage backed by the Department of Veterans Affairs for eligible military members, veterans, and surviving spouses. Key benefits: no down payment required and no PMI.
VA loans are among the mortgage options with notable listed benefits — 0% down, no PMI, and rate claims to verify. They're earned through military service and can be used multiple times.
Example
A veteran buys a $350,000 home with a VA loan: $0 down, no PMI, 5.8% rate ($2,054/month). A comparable conventional loan with 5% down would require $17,500 down plus $175/month PMI.
Want to learn more? Read our Financial Wellness Guides for in-depth explanations and practical advice.
Affiliate Disclosure: CreditDoc may earn a commission when you click links to Tennessee Housing Development Agency and other services. These commissions help us maintain our free research. Compensation does not determine whether a provider can be covered; visible star ratings use stored Google review ratings when available. Learn more.