Jeramy and Josh were quick to respond to everything, patient with our questions, and walked us through several options side by side.
Shane S. · Spring Hill, TNPurchase
First-time buyers · Franklin & Middle Tennessee
Your first home, without the guesswork.
Everything a first-time buyer in Williamson, Davidson, Rutherford or Maury County should know — the myths, the real steps, the Tennessee down payment help, and the money questions nobody wants to ask out loud. Written for humans, not underwriters.
Is it dumb that I don’t even know where to start? 😅
Not at all — that’s where everyone starts. Tell me your rent and your rough income, and I’ll tell you what a first home in Middle Tennessee could look like. Ten minutes.
Six myths that stop first-time buyers
Most of what you’ve heard is out of date.
“I need 20% down.”
The truth: Conventional loans start at 3% for first-time buyers, FHA at 3.5%, and VA and USDA at $0. Twenty percent only means no mortgage insurance. In Williamson County, 3.5% on a $450,000 home is $15,750 — and THDA can cover most or all of that for qualified buyers.
“I need perfect credit.”
The truth: FHA guidelines start in the 500s with 10% down and 580 with 3.5%; THDA requires 640; most conventional pricing starts around 620. If you’re short, you get a plan with a date on it, not a no.
“I should wait for rates to drop.”
The truth: Nobody can time rates — including us. What you can control is your price, your payment and your equity clock. Buy a home you can afford today; if rates fall meaningfully, refinancing is a phone call. Waiting has a cost too: Middle Tennessee prices and rents haven’t been waiting.
“Getting pre-approved will hurt my credit.”
The truth: One mortgage inquiry typically moves a score a handful of points, and multiple mortgage pulls within a short window count as one. The pre-approval is what makes your offer real in a competitive Franklin market.
“I should find the house first, then worry about the loan.”
The truth: Backwards — and it’s how buyers lose the house. A verified pre-approval tells you your true budget, sets your search, and lets your agent submit an offer the listing side takes seriously. It takes about a day.
“My student loans mean I can’t qualify.”
The truth: Student debt is part of your debt-to-income math, not an automatic disqualifier. Income-driven payments, deferments and the actual monthly figure all get counted differently by FHA versus conventional. That comparison is exactly what Jeramy runs for you.
The path
Six steps from “where do I start?” to keys.
- 1
One conversation
Text Jeramy. Fifteen minutes on where you are, what you’re paying in rent, and what you want your payment to feel like. No forms, no pressure.
- 2
Pre-approval
Income, assets and credit verified through Fairway’s secure application. You get a real budget and a letter that means something to sellers in Franklin.
- 3
Your real budget
Not what you qualify for — what you should spend. Payment, taxes, insurance, HOA and any THDA assistance, side by side.
- 4
Shop with confidence
Your agent and our team stay in sync. New construction? We handle builder timelines, incentives and rate strategies before you sign.
- 5
Under contract
Appraisal, inspection, underwriting. Josh keeps documents moving and you get an update at every milestone — no chasing.
- 6
Clear to close
Final numbers reviewed together, closing scheduled, keys in hand. Then we stay in touch — because the relationship doesn’t end at the table.
Tennessee down payment assistance
THDA can cover most of what’s standing between you and an offer.
The Tennessee Housing Development Agency’s Great Choice Home Loan is a 30-year fixed mortgage for buyers with a 640+ score and income under their county limit. Pair it with Great Choice Plus and the state adds a second loan for your down payment and closing costs. Fairway is on THDA’s active lender list, and The Williams Group works these files every week.
Deferred (no monthly payment)
Up to $6,000 or up to $10,000
Buyers who plan to stay put and want the lowest monthly payment.
Amortizing (monthly payment)
Up to 5% of the sales price, max $15,000
Buyers who need the most help up front and may not stay a full 10 years.
New construction (monthly payment)
Up to $25,000
Buyers purchasing a new build in Spring Hill, Nolensville, Thompson’s Station, Columbia, Murfreesboro and similar growth areas.
THDA Great Choice, Great Choice Plus and Homeownership for Heroes are programs of the Tennessee Housing Development Agency, a state agency. Program terms, income limits, purchase price limits, assistance amounts and interest rates are set by THDA and change without notice; the figures on this site were current as of the date shown and must be confirmed with Jeramy before relying on them. Down payment assistance is available for qualified buyers only — income, purchase price, credit score and homebuyer-education requirements apply. Assistance is a loan, not a grant, and must be repaid under the terms of the second mortgage. Figures current as of August 1, 2026. Fairway Independent Mortgage Corporation is not affiliated with, or acting on behalf of or at the direction of, FHA, VA, USDA, THDA, or any government agency.
We make decent money but rent ate our savings. Are we even a candidate?
You’re the textbook candidate. Income under the county limit + a 640 score = Great Choice. Great Choice Plus handles the down payment. Send me your county and household size and I’ll check the limits right now.
Real clients, real reviews
Five stars.4.91 across 799 verified reviews
Highlights from verified client reviews on Experience.com, Google, Zillow & Facebook.
It was my first time buying and I didn’t know what to expect — they were patient, kind, and answered every question I had.
Dawn S. · Nashville, TNFirst-time buyer
The side-by-side breakdowns of each option sold us. We could see every detail and choose what was best for us.
Margaret L. · Spring Hill, TNFirst-time buyer
Communication with Jeramy and Josh is second to none — every question answered fast, no matter how small.
Joe P. · Phoenix, AZRepeat client
Third time working with this team. They got me exactly what I wanted and made sure I was happy the whole way.
Marvin S. · Mesa, AZThird loan with the team
Great communication, patience, and professionalism from start to finish.
Michael L. · Spring Hill, TNPurchase
The team was ready to work from day one and answered our questions immediately.
Louis H. · Murfreesboro, TNPurchase
Great service and deep knowledge of the loan programs that fit every family’s situation. Referring friends and family.
Kendra T. · Middle TNPurchase
Organized, kind, and efficient — more people should work with Jeramy and his team.
Janice W. · Middle TNRefinance
Efficient, professional, and extremely helpful through the entire process.
Jim C. · Middle TNPurchase
Jeramy and Josh were quick to respond to everything, patient with our questions, and walked us through several options side by side.
Shane S. · Spring Hill, TNPurchase
It was my first time buying and I didn’t know what to expect — they were patient, kind, and answered every question I had.
Dawn S. · Nashville, TNFirst-time buyer
The side-by-side breakdowns of each option sold us. We could see every detail and choose what was best for us.
Margaret L. · Spring Hill, TNFirst-time buyer
Communication with Jeramy and Josh is second to none — every question answered fast, no matter how small.
Joe P. · Phoenix, AZRepeat client
Third time working with this team. They got me exactly what I wanted and made sure I was happy the whole way.
Marvin S. · Mesa, AZThird loan with the team
Great communication, patience, and professionalism from start to finish.
Michael L. · Spring Hill, TNPurchase
The team was ready to work from day one and answered our questions immediately.
Louis H. · Murfreesboro, TNPurchase
Great service and deep knowledge of the loan programs that fit every family’s situation. Referring friends and family.
Kendra T. · Middle TNPurchase
Organized, kind, and efficient — more people should work with Jeramy and his team.
Janice W. · Middle TNRefinance
Efficient, professional, and extremely helpful through the entire process.
Jim C. · Middle TNPurchase
Money questions, answered
The stuff everyone wonders and nobody asks.
How much money do I actually need to buy a first home in Franklin or Nashville?
Plan on a down payment (3%–3.5% for most first-timers, $0 for VA/USDA) plus closing costs of roughly 2%–4% of the price, minus any seller credits, builder incentives or THDA assistance. On a $400,000 home that can range from under $10,000 to $30,000 depending on the structure. Jeramy shows you the full cash-to-close before you offer.
Can I use THDA down payment assistance in Williamson County?
Yes, for qualified buyers. As of August 1, 2026, Williamson County’s THDA limits are $500,000 purchase price and $139,320 (1–2 people) or $162,540 (3+) household income, with a 640 minimum credit score and a homebuyer education class. Great Choice Plus then adds up to $15,000 — or $25,000 on new construction — as a second mortgage.
What credit score do I need to buy a house in Tennessee?
It depends on the program: FHA from 580 with 3.5% down, THDA at 640, conventional around 620 with better pricing above 740. The Williams Group compares your options across all of them rather than forcing one.
Should I buy new construction or an existing home?
Both are common in Middle Tennessee. New builds bring incentives, warranties and longer timelines; existing homes bring established neighborhoods and faster closings. The financing differs too — THDA even has a dedicated $25,000 new-construction assistance option. We run both scenarios.
How long does it take to close on a first home?
Typically 30–45 days from an accepted offer for an existing home; new construction depends on the build schedule. Pre-approval itself takes about a day once documents are in.
First home? Start with one text.
Tell Jeramy where you are — renting in Nashville, relocating to Franklin, eyeing a new build in Spring Hill — and get a real answer on what’s possible. No forms, no obligation.