THDA help for Tennessee buyers · As of 10-28-2026
What an overlay means
Two lenders can look at the same buyer and answer differently. An overlay is often why.
Checked against THDA's own page text
- THDA's minimum credit score is 640. As of 10-28-2026.
In plain words: a general explanation, not a rule sheet. THDA's own pages decide.
Two sets of rules
A loan has the rules of its program (THDA) and, for an FHA loan, the rules of its loan type (FHA). The lender that makes the loan can then add rules of its own on top. Those extras are called overlays.
Why it matters
A program minimum is a floor, not a promise. A lender's overlay can ask for more than the program does, and the result can differ from lender to lender.
Two questions to ask each lender
What is your own minimum score for this loan? Do you add any rules of your own? Ask the same two questions of every lender you talk to.
What this page holds back
Any figure marked "As of" was checked at thda.org on that day. The price limit, the county income limits and other amounts are not printed here until a person has checked them. They change, and they depend on your county and household.
Limits vary by county and change. Ask a THDA-approved lender. THDA's own limits page.
Check where you stand
- Which loan fits: Great Choice or Freddie Mac HFA Advantage? (4 questions, about 2 minutes)
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