Loan programs
Every loan option for Nashville and Middle Tennessee
Keith Goeringer (NMLS #488023) is licensed in 49 states and works with dozens of lenders to find the right loan for your situation. First home, HELOC, rental, or a move-up in Williamson County. Conventional, FHA, VA, USDA, THDA, HELOC, jumbo, bank-statement, DSCR.
First-time buyers
FHA
Get into a home with as little as 3.5% down and a flexible credit score. The most popular loan for Nashville first-time buyers.
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Veterans & military
VA
Zero down payment for veterans, active duty, and surviving spouses. One of the best mortgage benefits available.
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Suburban buyers
USDA
No money down for buyers in Murfreesboro, Smyrna, Lebanon, and other Middle Tennessee communities outside Nashville's core.
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Strong-credit buyers
Conventional
The workhorse loan. Often the lowest cost if your credit and down payment are strong. PMI can usually cancel.
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Homeowners
HELOC / Home equity
A revolving line of credit secured by a home you already own. Draw as needed. The first mortgage can stay in place. Not a reverse mortgage.
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Tennessee buyers
THDA / Down Payment Assistance
Tennessee Great Choice, Great Choice Plus down payment help up to $15,000, and Homeownership for Heroes. 640 credit floor. Income and price caps apply.
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Higher-priced homes
Jumbo
For loan amounts above the 2026 FHFA conforming limit ($832,750 baseline) in Franklin, Brentwood, and beyond.
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Self-employed
Bank statement
Self-employed, 1099, and business-owner files that qualify from 12–24 months of deposits instead of tax-return net income.
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Investors
DSCR / Investment
Qualify from the property's rent, not just W-2 income. Built for investors.
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Tennessee programs
Can you use a THDA loan in Franklin?
Yes, if the file fits. THDA Great Choice is a 30-year fixed loan for moderate-income Tennesseans, usually FHA or USDA, with a published 640 credit floor. Williamson County is not a targeted county. Repeat buyers in Franklin usually need the three-year first-time rule, military status, or a different product. Confirm income and price caps on THDA.org.
Great Choice
30-year fixed. Principal residence. FHA, USDA, VA (Heroes), or Freddie Mac HFA Advantage. Education required.
Great Choice Plus
Second loan for down payment and closing costs. Deferred $6,000 or $10,000 at 0%, or amortizing up to 5% of price, max $15,000.
Homeownership for Heroes
0.50% rate cut on Great Choice for veterans, firefighters, EMTs, law enforcement, and K-12 teachers (added May 2026).
The 640 trap
Everyone on the application needs 640. A collection that reports before closing can kill the file. We will tell you if FHA is safer.
Can you use a THDA loan in Franklin, TN?
Yes, if the file meets Great Choice rules. Williamson County is not a THDA targeted county, so repeat buyers in Franklin usually need the three-year first-time test or military eligibility. Confirm income and price caps on THDA.org.
What credit score does THDA require?
THDA publishes a 640 minimum for everyone on the application. Files sitting on that number are risky because a late collection can fail a re-pull before closing.
Does Keith Goeringer originate home equity lines of credit (HELOC)?
Yes. Keith Goeringer is a Loan Originator at Barrett Financial Group, NMLS #488023, and originates HELOCs for homeowners in Franklin, Williamson County, and Middle Tennessee. A HELOC is a revolving line secured by your home, not a reverse mortgage. Call or text (615) 955-0461.
Not sure which box you are?
That is the plan. Two minutes, then we price the actual products that fit, including the ones a big-box lender will not mention.
Get my free affordability checkProgram rules, down-payment minimums, and overlays change. This is general education, not a commitment to lend. Eligibility depends on the borrower, the property, and investor guidelines. Confirm current terms with Keith Goeringer or the official agency (FHA, VA, USDA, THDA, CFPB).