There is no single best mortgage — there is the program that fits your numbers. This pillar covers the loan types we originate for Tennessee buyers: conventional, FHA, VA, USDA, and jumbo. Each page sticks to the factual published program parameters — down payment, credit, mortgage insurance, property rules — never a guaranteed approval or a rate offer.
The comparison pages are where most people get unstuck: FHA vs. conventional, what changes when you cross a loan limit, and which program tends to fit which situation. When you want it applied to your real file, a soft-credit pre-qualification matches you to the program that actually fits.
In this guide
Every topic in Loan Programs, each answered on its own page.
FHA loans
The low-down-payment, flexible-credit government-backed loan — how MIP and the 3.5% minimum work.
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Conventional loans
The Fannie/Freddie conforming loan, PMI that can fall off, and who it tends to fit.
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VA loans
The zero-down loan for eligible service members and veterans, and how the COE works.
Read moreUSDA loans in Tennessee
Zero-down financing in USDA-eligible rural areas, with the income and area limits explained.
Read moreJumbo loans
Financing above the county conforming limit, and what underwriting expects on a larger file.
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FHA vs. conventional
A side-by-side on down payment, credit, and mortgage insurance — which wins for which borrower.
Read moreFHA loan requirements in Tennessee
The credit, down-payment, and property standards an FHA file has to meet, TN-specific.
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VA Certificate of Eligibility (COE)
What the COE proves, how to request it, and where it fits in the VA loan process.
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The VA funding fee
What the one-time VA funding fee is, how it is calculated, and who is exempt from paying it.
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Which properties a VA loan can buy
The property types and minimum condition standards a home must meet to qualify for VA financing.
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VA loan benefits for disabled veterans
The funding-fee waiver and other VA loan provisions for veterans with a service-connected disability.
Read moreReady to see your real numbers?
Get pre-qualified in about 10 minutes — a soft credit check to start, no impact to your score, and no obligation.
Michael Hernandez, Branch Manager · Pacific Bay Lending Corp NMLS #192103 · Equal Housing Lender. Homes shown are public listings for illustration of what's available in this range — not an offer to make a loan on, or sell, a specific property. This is not a commitment to lend; all loans subject to credit approval, program guidelines, and underwriting.