First-time and low down payment · Memphis

FHA loans in Memphis.

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

Low down payment and flexible credit for a Memphis home you'll live in, with 2026 Shelby County limits and local down payment help.

  • $541,2872026 FHA limit, 1 unit
  • 3.5%Minimum down
Step 1 of 4
What can we help you with?
LicensedStatewide in Tennessee C2 Financial CorporationLicensed mortgage broker 100+ lendersWholesale network
The basics

FHA in Memphis

2026 · Shelby County $541,287 FHA limit for a one-unit home. Two- to four-unit homes have higher limits.
Down payment 3.5% The FHA minimum with a 580+ credit score. Lenders set their own score minimums.
Mortgage insurance Upfront + annual FHA charges an upfront premium (usually financed) and an annual premium paid monthly.
Occupancy Primary home FHA is for a home you'll live in, including a two- to four-unit home where you live in one unit.

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.

Help with the down payment

Programs to ask about

Questions

FHA loans in Memphis: FAQ

What is the 2026 FHA loan limit in Memphis?
$541,287 for a one-unit home in Shelby County.
What credit score do I need for an FHA loan?
FHA allows 3.5% down with a 580 score, but most lenders set their own minimums. Nick compares lenders to find one that fits your file.
Can I combine FHA with down payment assistance in Memphis?
Often, yes. Many state and local programs are built to sit behind an FHA first mortgage. Each has its own income and price limits.
Can I buy a duplex with an FHA loan?
Yes, if you live in one of the units. FHA covers one- to four-unit homes, and the rent from the other units can help you qualify.
Keep going

Related pages