What is the 2026 conforming loan limit in Franklin, TN?

$1,029,250 for a one-unit home in Williamson County, the same as the FHA limit. Larger loans are jumbo.

What are property taxes in Franklin?

Inside the Franklin Special School District the 2025 combined rate was about $2.06 per $100 of assessed value, and homes are assessed at 25% of appraised value. Rates outside the FSSD differ.

Do I need a jumbo loan in Franklin?

Only if your loan is above $1,029,250. Many Franklin purchases fit under that with 10% to 20% down.

Is Nick Grisanti licensed to lend in Franklin?

Yes. Nick is licensed as a Mortgage Loan Originator in Tennessee (TN #2719729), and loans are originated through C2 Financial Corporation, NMLS #135622.

Williamson County · Tennessee

Mortgages in Franklin.

Nick Grisanti

Mortgage Loan Originator · NMLS #2719729FL #LO138662 · OH #MLO-OH.2719729 · TN #2719729 · TX SML licensedC2 Financial Corporation · NMLS #135622

Purchase, jumbo, refinance and home equity loans in Franklin and Williamson County, from 100+ wholesale lenders through C2 Financial Corporation.

$1,029,2502026 FHA limit, Williamson County
100+Wholesale lenders

Step 1 of 4

What can we help you with?

A few details

Credit score, roughly

When are you hoping to close?

Main income type

First home you've bought?

Monthly debt payments (car, student, cards)

Served in the military? (optional)

How will it be rented?

How do you know the rent?

Expected gross rent per month

Prepayment penalty you could accept

How would you document income?

Renovation budget

Value after renovation (estimate)

Plan when it's done

The lot

Lot value (estimate)

Construction budget

Plans and permits

Who is building it?

When it's finished, you'll

Buying in your name or an LLC?

Projects in the last 3 years

Include taxes and insurance in the monthly payment?

Loan amount, if you know it

2026

Franklin by the numbers

Franklin is one of Tennessee's priciest markets. Williamson County's 2026 limits are $1,029,250 for FHA and conforming loans, and many purchases here still run into jumbo territory.

FHA · 1 unit · Williamson County $1,029,250 Above the $541,287 national floor because of Williamson County's higher home prices.

Conforming · 1 unit $1,029,250 Loans above this are jumbo loans.

Median sale price $863,000 City of Franklin, three months ending September 2026 (Redfin).

Property tax $2.06 Per $100 of assessed value for tax year 2025 inside the Franklin Special School District (county, city and FSSD). Homes are assessed at 25% of appraised value.

Income tax None on wages Tennessee has no state income tax on wages, which helps your debt-to-income ratio.

Closing $0.37 + $0.115 Tennessee transfer tax is $0.37 per $100 of price; mortgage tax is $0.115 per $100 of the loan above the first $2,000.

Check your county's FHA limit with HUD's lookup. Two- to four-unit properties have higher limits. Nick confirms the current figures for your county before every rate lock.

Local rules and costs

What buyers in Franklin should know

Loan size High-balance and jumbo With a median near $863,000, many Franklin purchases fit under the $1,029,250 high-balance conforming limit, and larger homes need a jumbo loan. Jumbo loans → Short-term rentals City approval for STRs Renting a whole home for under 21 days needs approval from Franklin Building and Neighborhood Services, applied for online. Franklin STR → Home equity HELOCs on high-value homes Many Franklin owners have significant equity. A HELOC or cash-out refinance can fund renovations or a down payment on a rental. HELOC options → Investors Rental property in Franklin A DSCR loan qualifies on the property's rent rather than your personal income, which suits investors who own several properties or live outside Franklin. How DSCR works →

About Franklin

Living and buying in Franklin

Franklin is a corporate headquarters hub: Nissan North America, Community Health Systems, Tractor Supply and Mars Petcare are among the companies based in Williamson County.

Buyers look at historic homes in Central Franklin, newer master-planned communities, and nearby Brentwood, Nolensville, Thompson's Station and Spring Hill.

Neighborhoods

Where buyers look

Central Franklin
Brentwood
Nolensville
Thompson's Station
Spring Hill

Schools: Franklin Special School District (PreK-8) and Williamson County Schools. Check the district for any specific address before you buy.

Loans in Franklin

Loan programs

Most common Conventional Fannie Mae and Freddie Mac loans for primary homes, second homes and investment property. Conventional loans → Flexible credit FHA Low down payment for a Franklin home you'll live in, with local down payment help. FHA in Franklin → Veterans VA For eligible veterans, service members and surviving spouses. VA loans → Higher prices Jumbo Loan amounts above the conforming limit. Jumbo loans → Investors DSCR Buy or refinance a Franklin rental on the property's rental income. DSCR in Franklin → Self-employed Bank statement For self-employed borrowers whose tax returns understate their income. Bank statement loans → Home equity HELOC and cash-out Borrow against your home's equity with a line of credit or a cash-out refinance. Compare options →

Not every lender offers every program in every state, and all loans are subject to credit approval and program guidelines. Nick compares 100+ wholesale lenders through C2 Financial Corporation to find the programs that fit your scenario.

Questions

Franklin mortgage FAQ

What is the 2026 conforming loan limit in Franklin, TN?: $1,029,250 for a one-unit home in Williamson County, the same as the FHA limit. Larger loans are jumbo.
What are property taxes in Franklin?: Inside the Franklin Special School District the 2025 combined rate was about $2.06 per $100 of assessed value, and homes are assessed at 25% of appraised value. Rates outside the FSSD differ.
Do I need a jumbo loan in Franklin?: Only if your loan is above $1,029,250. Many Franklin purchases fit under that with 10% to 20% down.
Is Nick Grisanti licensed to lend in Franklin?: Yes. Nick is licensed as a Mortgage Loan Originator in Tennessee (TN #2719729), and loans are originated through C2 Financial Corporation, NMLS #135622.