Home loans in Tennessee and Kentucky
Know your number. Then go find the house.
Move the sliders and see a budget that leaves room for life.
John Weaver
Loan Officer, Edge Home Finance
Your home budget
- Principal and interest
- Taxes and insurance (est.)
- Mortgage insurance (est.)
An estimate, not a loan offer or pre-approval. Comfortable means the house payment is under 28% of income and all debts under 36%. Taxes and insurance are estimated at 1.1% of the price a year; mortgage insurance is estimated when less than 20% is down.
National averages
Rates, with the part that matters: your payment.
Your own rate depends on your credit, down payment and loan. Ask John for yours.
Ask for my rateSame home, two ways to pay
Principal and interest
Total interest
Weekly national averages from loan applications submitted to Freddie Mac (borrowers with good to excellent credit, 20% down, purchase loans). Source: Freddie Mac Primary Mortgage Market Survey (PMMS), week of October 15, 2026. National averages, not a quote or an offer of credit.
Find your loan
Who are you buying as?
Tap the one that sounds like you.
Low down
First-time buyer
- FHA loans, insured by the federal government, come with easier credit qualifying.
- Ask John which low down payment options fit you.
Conventional · FHA
Source: HUD: FHA loans. Programs and eligibility vary.
Talk to John about thisEarned benefit
Military and veteran
- VA loans can need no down payment and no monthly mortgage insurance.
- A one-time VA funding fee applies unless you are exempt.
VA
Source: VA purchase loans and funding fee. Programs and eligibility vary.
Talk to John about thisEligible areas
Rural and small town
- USDA loans can need no down payment in eligible areas.
- Income limits apply. Check the address on USDA’s map.
USDA
Source: USDA Rural Development home loans. Programs and eligibility vary.
Talk to John about thisOne loan
Fixer-upper
- An FHA 203(k) loan puts the price of the home and the cost of repairs into one mortgage.
- A limited 203(k) covers smaller repairs; a standard 203(k) covers bigger renovations.
203(k) renovation
Source: HUD: 203(k) rehabilitation loans. Programs and eligibility vary.
Talk to John about this2 years
Self-employed
- Lenders usually ask for two years of tax returns.
- In some cases, one year of tax returns can be enough.
Conventional · FHA
Source: Fannie Mae Selling Guide: self-employed income. Programs and eligibility vary.
Talk to John about thisRate or cash
Refinancing
- Rate-and-term changes your rate or how long you pay.
- Cash-out gives you cash from your equity, with a bigger loan.
Rate-and-term · Cash-out
Source: CFPB: should I refinance?. Programs and eligibility vary.
Talk to John about thisThe path to closing
Five steps. No black box.
You
Share your income, savings and debts. A few questions to start.
John
Checks your options and sends a pre-approval letter your agent can use.
You
Tour homes with your agent, inside your comfortable budget.
John
Answers payment questions on any house you’re considering.
You
Your offer is accepted. Choose your lock.
John
Locks your rate for a set period while you close.
You
Send the few documents asked for. Keep your finances steady.
John
Works the file with underwriting and updates you and your agent.
You
Review your Closing Disclosure, sign, get the keys.
John
Walks you through every number before you sign.
Until you have the keys
What not to do.
Tap a card
Sources: CFPB: get your money situation in order · FTC: co-signing a loan · Fannie Mae Selling Guide: verbal verification of employment · Fannie Mae Selling Guide: large deposits.
Your loan officer
A person, not a portal.
John Weaver is a loan officer with Edge Home Finance, licensed in Tennessee and Kentucky. He works with buyers and homeowners on 30-year and 15-year fixed, adjustable-rate, FHA, VA, USDA, jumbo, 203(k) renovation and reverse mortgages.
- TN & KYLicensed states
- 18080His NMLS ID
- 891464Edge Home Finance NMLS ID
Source: John Weaver, Edge Home Finance, read October 18, 2026.
Tennessee know-how
- 0%
State income tax on wages
Tennessee taxes no earned income, which helps your monthly budget.
Source: Tennessee Department of Revenue
- 25%
Of appraised value is taxed
Homes are assessed at 25%. Your county and city set the rate.
For real estate agents
Send your buyers with confidence.
- Pre-approval letters for your buyers’ offers
- Updates to you and your buyer at every milestone
- Clear answers on payment and closing costs
Before you apply
Gather these, and you’re ready.
Everything’s ready. You’re in great shape.
Sources: CFPB: create a loan application packet · VA: Certificate of Eligibility. Kept on this device only.