Mortgage Rates in Tennessee: Today's Averages & 2026 Outlook
Tennessee 30-year fixed rates are running around 6.88% — roughly 3 bps above the national average of 6.85%. Here's how TN rates stack up, what drives the spread, and the programs that can price you lower.
Today's Tennessee rates by loan type
Estimates for Tennessee based on the current national 30-year average of 6.85% plus the state's typical spread (+3 bps). Live national rate sourced daily from Freddie Mac PMMS via our rate feed. Your actual quote will depend on your credit, down payment, and lender.
What drives Tennessee mortgage rates
National rates set the floor — Freddie Mac's weekly PMMS average is the benchmark almost every Tennessee lender starts from. But TN typically prices about 3 basis points above that national average because of three local dynamics: the mix of loan types written in the state, lender density and competition, and how expensive the state is to close in.
Loan mix. Conventional dominant; FHA share elevated in Nashville and Memphis metros. The mix matters because FHA, VA, and USDA loans price differently than conventional — states with heavier government-loan share tend to show tighter buyer rates but higher fees.
Median loan size. The typical Tennessee loan is around $300,000 on a $335,000 home. That size sits well inside conforming loan limits, so most TN buyers get standard agency pricing.
Refi activity. Refi appetite modest — recent Nashville transplants are the primary pool.
What a typical Tennessee payment looks like
| Line item | Estimate |
|---|---|
| Median home price | $335,000 |
| Median loan amount (typical LTV) | $300,000 |
| 30-yr rate (state avg) | 6.88% |
| Monthly principal & interest | $1,972 |
| Est. full PITI (add ~30% for taxes/insurance) | ~$2,564 |
Directional math for Tennessee in 2026. Add property taxes, homeowners insurance, PMI (if putting less than 20% down), and any HOA dues for a full monthly cost. Our mortgage calculator lets you plug in your exact numbers.
What's unique about financing in Tennessee
What most TN borrowers use
Conventional dominant; FHA share elevated in Nashville and Memphis metros.
Below-market TN rate options
THDA's Great Choice pairs a competitive rate with $6K DPA (forgivable).
Is a refi worth it in TN?
Refi appetite modest — recent Nashville transplants are the primary pool.
Rate + grants + closing costs
A below-market rate is only one lever. Stack it with TN down-payment assistance and seller-paid closing costs. See TN grants → · TN closing costs →
Get matched with a Tennessee lender — free
We'll match you with vetted TN lenders competing for your loan. Compare real Loan Estimates side-by-side — the same Tennessee buyer can save $2,000–$5,000+ over the life of the loan by shopping three quotes.
Tennessee mortgage rates: FAQ
What is today's mortgage rate in Tennessee?▾
The average 30-year fixed mortgage rate in Tennessee is around 6.88% — roughly 3 bps above the current national average of 6.85%. 15-year fixed loans run about 6.13%, FHA around 6.63%, and VA around 6.53%. Your actual rate depends on credit score, down payment, loan type, and lender competition — always compare Loan Estimates from at least three lenders.
How do Tennessee mortgage rates compare to the national average?▾
Tennessee rates typically sit slightly above (about 3 bps higher than) the US 30-year average. The spread reflects local lender competition, loan mix (conventional dominant; fha share elevated in nashville and memphis metros.), and state-level closing-cost dynamics.
What monthly payment can I expect on a Tennessee home?▾
On the median Tennessee loan of $300,000 at 6.88% for 30 years, principal and interest run about $1,972/month — before property taxes, homeowners insurance, and (if applicable) PMI or HOA dues. Add roughly 25–35% to that P&I number to estimate a full PITI payment.
Are there special first-time homebuyer rate programs in Tennessee?▾
Yes. THDA's Great Choice pairs a competitive rate with $6K DPA (forgivable). These state-agency programs typically pair a below-market rate with down payment assistance — worth comparing against a standard conventional loan before locking.
Should I refinance my Tennessee mortgage right now?▾
Refi appetite modest — recent Nashville transplants are the primary pool. The break-even math: divide your total refi closing costs by your monthly payment savings — if you'll stay in the home longer than the payback period, refinancing pays off. Our free Refi Optimizer runs the numbers for you.