FHA Loan Limits in Shelby County, Tennessee (2026)
Shelby County and the rest of Shelby County, Tennessee fall under a 2026 one-unit FHA limit of $541,287. That matches the national FHA floor used across most of the South.
| Property Type | 2026 FHA Loan Limit |
|---|---|
| One-unit (single family) | $541,287 |
| Two-unit (duplex) | $692,997 |
| Three-unit (triplex) | $837,720 |
| Four-unit (fourplex) | $1,041,072 |
These 2026 limits apply throughout Shelby County, from Shelby County outward, and sit alongside the limits set for neighboring Davidson and Knox Counties.
How much home can you afford in Shelby County?
With Shelby County's median sale price estimated near $210,000 (think Shelby County), the FHA down payment is roughly $7,350. Factoring Tennessee property taxes near 0.66%, expect about $1,595 monthly, pointing to income near $62,000 — under Tennessee's $64,035 median household income.
FHA payment scenarios in Shelby County
FHA payments across Shelby County price points — from entry homes near Shelby County to the county's FHA limit (3.5% down, 6.25% sample rate):
| Purchase Price | Down (3.5%) | Est. Monthly Payment |
|---|---|---|
| Entry-level — $151,000 | $5,285 | $1,179 |
| Local median — $210,000 | $7,350 | $1,595 |
| At the FHA limit — $541,287 | $18,945 | $3,926 |
Estimates include FHA MIP plus Tennessee property taxes and insurance. Rates move daily near Shelby County too — get notified.
In Shelby County and the surrounding Shelby County market, FHA's appeal is the math: $7,350 down on a $210,000 home, credit accepted from 580, and assistance programs that can cover closing costs.
Multi-unit FHA limits in Shelby County
Shelby County's 2026 multi-unit FHA limits reach $692,997 (duplex), $837,720 (triplex), and $1,041,072 (fourplex) — so a buyer in Shelby County can live in one unit and rent the rest to offset the mortgage.
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Frequently Asked Questions
- What is the FHA loan limit in Shelby County for 2026?
- In Shelby County (Shelby County), the 2026 FHA limit is $541,287 for one unit, $692,997 for a duplex, $837,720 for a triplex, and $1,041,072 for a fourplex.
- What income do I need to buy in Shelby County with FHA?
- For a median-priced ($210,000) Shelby County home, plan on income around $62,000 at a 31% housing ratio — about $1,595/month including taxes, insurance, and MIP.
- How much is the FHA down payment in Shelby County?
- 3.5% with a 580+ score — roughly $7,350 on a $210,000 Shelby County-area home. Gift funds are allowed.
- Is Shelby County a high-cost FHA area?
- No — Shelby County uses the $541,287 national floor for one unit.