USDA income limits · Tennessee

USDA Income Limits in Tennessee 2026: County Caps & How to Qualify

Independent guide · Updated 2026-07-22

USDA caps household income for its zero-down Guaranteed Loan at roughly 115% of area median income. In Tennessee, that means many metro-adjacent counties carry caps higher than the national floor — but the limit always counts every adult in the household, not just the people on the loan.

2026 national floor numbers

USDA publishes income caps by county and household size. The national baseline for 2026 is:

These are floors. Many Tennessee counties — especially those near major metros — have higher limits because their area median income exceeds the national baseline. Always check the limit for your specific county and household size before assuming you qualify or don’t.

How to check your county’s exact cap

1. Go to the USDA Rural Development income & property eligibility site.
2. Select Tennessee and your target county.
3. Choose your household size (count every person who will live in the home).
4. The tool returns the exact Guaranteed Loan income cap for that county and size.

Do this before you fall in love with a listing. The number you see is the maximum gross household income — before taxes, before deductions — though USDA does allow certain adjustments that can bring you under (see below).

Adjusted income: deductions that can get you under the cap

USDA tests against adjusted household income, not raw gross. The program allows deductions for:

• Dependents under 18 — $480 per dependent per year.
• Child-care expenses — reasonable costs for children age 12 and under so a household member can work or attend school.
• Elderly household — if any borrower or co-borrower is 62 or older, the household may deduct up to $400 per year.
• Disability expenses — certain unreimbursed medical and disability-assistance costs for a disabled household member.
• Medical expenses for elderly members — unreimbursed medical expenses exceeding 3% of gross income when a household member is 62+.

These deductions are modest, but they can matter when a household sits a few thousand dollars above the cap. For the full breakdown and examples, see our deep dive on how USDA income limits really work.

USDA markets we cover in Tennessee

We publish detailed USDA buyer guides for 3 high-demand Tennessee markets — covering eligibility boundaries, income-cap context, and how to verify an exact address:

See the full Tennessee USDA state guide →

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