What is the USDA loan income limit in Tennessee?

In most Tennessee counties the USDA Guaranteed Loan moderate-income limit is $119,850 for a 1-4 person household and $158,250 for a 5-8 person household, from the FY 2025 USDA table effective 06/18/2025 and still in effect for 2026. Higher-cost metro counties can have higher limits, so confirm the exact county row in USDA's income-limit PDF.

Which areas of Tennessee are USDA eligible?

East Tennessee's Appalachian counties and the rural West and Middle Tennessee farm country beyond the major metros are largely USDA-eligible. The largest urbanized cities — Nashville, Memphis and Knoxville — and their immediate suburbs are excluded from the USDA Section 502 Guaranteed Loan eligible-area map, while the surrounding smaller communities generally remain eligible. Always confirm a specific address, because boundaries can run mid-street.

Is the USDA income limit the most I can borrow in Tennessee?

No. The income limit only screens whether your household is eligible for the program. The loan amount is set separately by a USDA-approved lender using repayment income and the 29% PITI / 41% total-debt ratio guidelines; USDA sets no maximum loan amount.

USDA by state

USDA loan income limits and eligible areas in Tennessee

Tennessee USDA Section 502 Guaranteed Loan income limits, the eligible-area context for its rural communities, and the official USDA sources behind both — then run the live address and income precheck.

Income limits verified 2026-06-18

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Tennessee income limit

In most Tennessee counties the USDA Guaranteed Loan moderate-income limit is $119,850 for a 1-4 person household and $158,250 for a 5-8 person household (FY 2025 USDA table, effective 06/18/2025, still in effect for 2026).

Eligible areas in Tennessee

East Tennessee's Appalachian counties and the rural West and Middle Tennessee farm country beyond the major metros are largely USDA-eligible. The urbanized cores of Nashville, Memphis and Knoxville are excluded from the USDA map; their surrounding rural communities generally remain eligible.

Deep dive

A USDA Guaranteed Loan in Tennessee turns on two separate USDA tests: whether the property sits in a USDA-eligible rural area, and whether household income is within the county income limit. Both must hold before a lender underwrites the file.

Tennessee income limits by household size

USDA HB-1-3555 Appendix 5 sets the moderate-income limit per county and household-size band. Across most Tennessee counties the floor is $119,850 (1-4 people) and $158,250(5-8 people). For households above eight, USDA adds 8% of the four-person limit per additional person. The figure is adjusted annual household income after USDA's allowable deductions, not gross pay.

Tennessee high-cost county exceptions

Some Tennessee metro counties carry limits above the floor. For example, Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area is $132,050 (1-4) / $174,350 (5-8). Confirm the exact county row in USDA's official income-limit PDF.

Checking a Tennessee address

USDA eligibility is address-level, not ZIP-level: one ZIP can straddle eligible and ineligible ground, and boundaries often run mid-street near Nashville and other urbanized edges. Enter a complete Tennesseestreet address in the live precheck to geocode the point and test it against USDA Rural Development's ineligible-area layer.

After the precheck

Save the Tennessee address, county, household size, income, and check date. A USDA-approved lender and the Tennessee USDA Rural Development state office confirm the official county row and final eligibility. Income eligibility is not a loan amount — the lender sets that with the 29% PITI / 41% total-debt ratios.

Common questions

USDA loans in Tennessee — answers to the questions buyers ask

What is the USDA loan income limit in Tennessee?: In most Tennessee counties the USDA Guaranteed Loan moderate-income limit is $119,850 for a 1-4 person household and $158,250 for a 5-8 person household, from the FY 2025 USDA table effective 06/18/2025 and still in effect for 2026. Higher-cost metro counties can have higher limits, so confirm the exact county row in USDA's income-limit PDF.
Which areas of Tennessee are USDA eligible?: East Tennessee's Appalachian counties and the rural West and Middle Tennessee farm country beyond the major metros are largely USDA-eligible. The largest urbanized cities — Nashville, Memphis and Knoxville — and their immediate suburbs are excluded from the USDA Section 502 Guaranteed Loan eligible-area map, while the surrounding smaller communities generally remain eligible. Always confirm a specific address, because boundaries can run mid-street.
Is the USDA income limit the most I can borrow in Tennessee?: No. The income limit only screens whether your household is eligible for the program. The loan amount is set separately by a USDA-approved lender using repayment income and the 29% PITI / 41% total-debt ratio guidelines; USDA sets no maximum loan amount.

Primary sources

Verified USDA sources for Tennessee

USDA Single Family Housing income limits (HB-1-3555 Appendix 5, FY 2025) — TennesseeDate retrieved: 2026-06-18
USDA Rural Development Eligibility portal (property area)Date retrieved: 2026-06-19
USDA Rural Development state offices (find the Tennessee office)Date retrieved: 2026-06-19
USDA Single Family Housing Guaranteed Loan ProgramDate retrieved: 2026-06-19

Related checks

Pair the Tennessee income figures with the address and income workflows, then compare neighboring states.

USDA income limits by county USDA property eligibility by address USDA income eligibility map USDA loans in Texas USDA loans in Utah All states

Sources

USDA area layerreadyVerified 2026-06-18 Census geocoderaddress inputVerified 2026-06-18 USDA income limitsFY 2025 snapshotUSDA FY 2025 income limits (effective 06/18/2025), still in effect for 2026; Verified 2026-06-18

This is an independent planning aid, not a USDA determination. USDA Rural Development indicates whether an address sits in an eligible area as of the check date; USDA and a USDA-approved lender make the final property and income eligibility decision in Tennessee.