Who is a mortgage loan originator serving Franklin and Middle Tennessee?

Keith Goeringer is a Loan Originator at Barrett Financial Group, NMLS #488023, serving buyers in Franklin, Williamson County, and Middle Tennessee. Call or text (615) 955-0461 or email keith@keithgo.com.

What are the income limits for a USDA loan in Middle Tennessee?

They vary by county and household size, and USDA updates them. We run the official worksheet for the property county. Do not use a blog table as your approval. Confirm on rd.usda.gov.

How do I know if a property is in a USDA-eligible area?

Use USDA's property eligibility map with the exact address, or send the address to Keith. City limits and 'feels rural' are not the test.

Can I use a USDA loan to buy a manufactured home?

Sometimes, if the home and the site meet USDA standards. Many manufactured listings will not. We check the property before you write earnest money.

Are there any upfront fees with a USDA loan?

Yes. USDA charges a guarantee fee, typically financed, plus an annual fee. Confirm the current percentages on USDA Rural Development. There is still no down payment on a typical guaranteed purchase.

How long does it take to close on a USDA loan?

If the address is eligible and the file is complete, it can close on a similar timeline to FHA. Rural Development involvement can add days. Do not promise a 6-day close on a USDA file until we see the map and the income worksheet.

Suburban buyers$0 down

USDA Loans: Zero Down in Middle Tennessee

A USDA guaranteed loan is a $0-down primary-residence mortgage for eligible rural and suburban areas. Income has to fit USDA limits. The house has to sit in a USDA-eligible census tract. Many Middle Tennessee suburbs qualify even if they do not look like a farm.

See if USDA fits (615) 955-0461

Who qualifies

Credit is usually 640 or higher on lender overlays. USDA itself is more flexible. We will tell you the overlay on your file.
Household income must fall within USDA limits for that area and household size.
The property must be in a USDA-eligible area. Check the address. Do not guess from the city name.
You will live in the home as your primary residence.

How it works

1
We check income, credit, and household size against current USDA limits.
2
We confirm the specific address on USDA's eligibility map.
3
If both fit, we underwrite. Zero down is common on guaranteed loans.
4
You close and move in.

People hear USDA and picture a tractor. That is not how the map works in Middle Tennessee. Parts of Murfreesboro, Lebanon, Smyrna, Columbia, and Spring Hill are eligible. Some Williamson County addresses outside the Franklin and Brentwood core qualify. Some do not. The census tract decides, not the marketing copy on the listing.

Zero down on a house with a yard and a school zone is the reason this program exists. You still pay a USDA guarantee fee, upfront and annual. The published pitch is that those fees are often lower than FHA MIP. Confirm the current USDA Rural Development fee on rd.usda.gov. Do not shop a payment we have not quoted.

Income limits are the other gate

USDA caps household income, not only the borrower's W-2. Adults in the house can count. Overtime, bonuses, and a second job can push you over. That is the file that looks perfect until we add the roommate's income. We run the USDA income worksheet before you fall in love with an address.

Limits change. They are not the same in every county. Montgomery County and Maury County will not match Davidson. Confirm the current chart for the property county.

You do not have to be a first-time buyer

USDA guaranteed loans do not require first-time status. You do have to sell or otherwise not own a suitable primary residence, and you have to occupy this one. Repeat buyers who never used USDA are often surprised they still fit.

Manufactured homes and close times

Some manufactured homes work if they meet USDA and property standards. Many do not. Send the VIN, the foundation, and the title status before you write.

Once the property is eligible, a USDA file can close on a normal timeline. If Rural Development has to review the file, add time. We will tell you which lane you are in.

How it compares to FHA

Feature	USDA	FHA
Down payment	0% on typical guaranteed files	3.5% minimum
Credit (typical overlay)	Often 640+	HUD 580 floor for 3.5% down
Where you can buy	USDA-eligible areas only	Anywhere inside FHA county limits
Income	Household income must fit USDA limits	No USDA-style income cap

Common myths

USDA is only for farms and super-rural land.
The map includes plenty of suburbs a short drive from Nashville. We check the address. The word 'rural' in the program name is doing too much work.
You have to be a first-time buyer.
No. Occupancy and income and the map matter. First-time status is a THDA conversation, not a USDA rule.
USDA rates are high.
USDA guaranteed loans often price in line with other government loans. Compare the quoted rate, the guarantee fee, and the $0 down. Do not compare a rumor.

Sources and what to verify

This is general mortgage education, not a commitment to lend. Rates, programs, overlays, and eligibility depend on the borrower, the property, and investor guidelines. Confirm current terms with Keith Goeringer or the official agency (HUD, VA, USDA, FHFA, THDA, CFPB). NMLS #488023. Barrett Financial Group.

Questions about USDA?

Keith Goeringer will tell you what you qualify for and what it will cost. No call center.