Down payment assistance in TN that you can use on a Spring Hill home comes mostly from one place, the Tennessee Housing Development Agency (THDA), and the income limit you have to fit under depends on which county the house is in. Buying here takes a pile of cash on one day: the down payment, closing costs, and prepaid taxes and insurance. Spring Hill sits in both Williamson County and Maury County, and THDA sets a different income limit for each. Here are the programs that apply, with each program's own published numbers.
Quick answer (as of October 2026): THDA's Great Choice loan works in Spring Hill on both sides of the county line, with a $500,000 purchase price limit in Williamson and Maury County. Household income limits are $139,320 (1-2 persons) and $162,540 (3+ persons) in Williamson, and $124,320 (1-2 persons) and $145,040 (3+ persons) in Maury, per THDA's chart dated August 1, 2026. Great Choice Plus adds down payment help: up to $6,000 or up to $10,000 forgiven after 10 years, up to 5% of the sales price capped at $15,000, or up to $25,000 on a newly built home. Everyone on the loan needs a 640 credit score. Most of Spring Hill's city limits fall in an area USDA's map shows as not eligible for USDA home loans, so check your address.
What is THDA Great Choice, and can I use it in Spring Hill?
Yes. THDA's Great Choice home loan is available in Spring Hill on both the Williamson and Maury County sides, as of October 2026. It's a 30-year loan, and THDA says the interest rate never changes for the life of the loan.
Most Great Choice loans are insured by FHA or USDA-RD, and there's a conventional version through Freddie Mac's HFA Advantage. You apply through a THDA-approved lender.
THDA requires a credit score of at least 640 for everyone on the loan application (as of October 2026). If yours is under that, THDA points you to a THDA-approved counselor to work on it.
What are the THDA income limits in Spring Hill, TN?
The THDA income limits for Spring Hill depend on the county: Williamson County is $139,320 for 1-2 persons and $162,540 for 3+ persons, and Maury County is $124,320 for 1-2 persons and $145,040 for 3+ persons. These are from THDA's chart dated August 1, 2026:
| County | Purchase price limit | Income limit, 1-2 persons | Income limit, 3+ persons |
|---|---|---|---|
| Williamson County | $500,000 | $139,320 | $162,540 |
| Maury County | $500,000 | $124,320 | $145,040 |
For the conventional HFA Advantage version, THDA's chart says the 3+ person income limit is the maximum allowed and the 1-2 person limit does not apply.
The price limit is the same on both sides of Spring Hill. The income limit isn't. A household of three earning $150,000 fits under Williamson's limit and not Maury's, so on a Spring Hill house, the county decides whether you qualify. If you're not sure which county a house is in, my Williamson vs Maury County guide shows how to check.
Do I have to be a first-time buyer to use THDA in Spring Hill?
Not always. As of October 2026, THDA lets repeat buyers use Great Choice when they buy in one of its targeted counties or targeted areas, and it waives the first-time buyer requirement anywhere in Tennessee for qualified military and veterans.
In Spring Hill, the targeted-area route is narrow. Williamson County isn't on THDA's targeted list. Maury County has one targeted census tract, tract 107.00, and Spring Hill City Hall sits in tract 102.01, so don't assume a Maury-side Spring Hill address is in a targeted tract. Ask your lender to confirm the tract for the exact address.
How much down payment assistance does THDA give in Spring Hill, TN?
THDA's down payment assistance in Spring Hill is Great Choice Plus, a second mortgage that comes alongside your Great Choice loan. As of October 2026, you pick one of three options:
| Option | Amount | Terms |
|---|---|---|
| Deferred, no payments | Up to $6,000 or up to $10,000 | 0% interest. Forgiven at the end of 10 years. Due in full if you sell or refinance before then |
| Amortizing | Up to 5% of the sales price, capped at $15,000 | 30-year loan at the same rate as your first mortgage |
| Amortizing, newly built or proposed construction | Up to $25,000 | 15-year loan at 0% |
You can use it toward the down payment and closing costs. THDA requires a homebuyer education class for down payment assistance, so book that early.
That third option matters in Spring Hill, where a lot of the inventory is new construction. My new construction homes in Spring Hill page lists the communities and builders. A newly built home within THDA's $500,000 limit may also come with a builder offer, and my Spring Hill builder incentives page lists current offers with the date each was checked. Builder money counts against your loan's cap on seller and interested-party contributions, so have your lender confirm how a builder offer and Great Choice Plus fit together. My seller concession limits page has the caps by loan.
Rates, APRs, buydowns and builder incentives on this page are published by the builder or lender named, were read on the date shown, and can change or end without notice. They are not an offer of credit from me or eXp Realty, and I am a licensed Realtor (TREC 369038), not a mortgage lender. Confirm the current terms, APR, eligibility and any lender requirement in writing with the builder or lender before you rely on them.
Is Homeownership for the Brave still offered in Tennessee?
Yes, under a new name. THDA re-branded Homeownership for the Brave as Homeownership for Heroes on March 1, 2023, and on May 5, 2026, THDA announced that full-time classroom teachers now qualify and that Heroes buyers get a 0.50% discount on the current Great Choice interest rate.
As of October 2026, THDA lists these groups for Homeownership for Heroes: active-duty military, National Guard and veterans; EMTs and paramedics; firefighters; kindergarten through 12th grade teachers and principals employed in a full-time teaching position in a Tennessee public or private school; state and local law enforcement officers; and state and local public safety emergency dispatchers. It's available on FHA, USDA and VA loans only.
I'm a Coast Guard veteran, so this one's personal for me. If you're military or a veteran, my veterans page covers VA loans and PCS timing in Middle Tennessee.
Rates, APRs, buydowns and builder incentives on this page are published by the builder or lender named, were read on the date shown, and can change or end without notice. They are not an offer of credit from me or eXp Realty, and I am a licensed Realtor (TREC 369038), not a mortgage lender. Confirm the current terms, APR, eligibility and any lender requirement in writing with the builder or lender before you rely on them.
Is there a City of Spring Hill or county down payment program?
I haven't found a City of Spring Hill, Williamson County or Maury County down payment program for homebuyers as of October 2026. The help that applies in Spring Hill comes from statewide and federal programs.
One more statewide option is worth knowing. The Housing Fund, a nonprofit lender, offers down payment assistance anywhere in Tennessee. As of October 2026, its site lists:
- Loans up to $35,000 for down payment, prepaids and closing costs, which must be paid back
- A 5% fixed rate for all income tiers, which The Housing Fund calls a promotional rate "until further notice"
- Household income up to 120% of area median income
- Minimum credit score 600 for requests under $10,000, and 620 for $10,000 to $35,000
- A first-mortgage lender that is FHA-approved in Tennessee
- Homebuyer education from a THDA-certified counselor before closing, and at least 1% of the sales price from you
- The home has to be your primary residence; you don't have to be a first-time buyer
Rates, APRs, buydowns and builder incentives on this page are published by the builder or lender named, were read on the date shown, and can change or end without notice. They are not an offer of credit from me or eXp Realty, and I am a licensed Realtor (TREC 369038), not a mortgage lender. Confirm the current terms, APR, eligibility and any lender requirement in writing with the builder or lender before you rely on them.
Can I use a USDA loan in Spring Hill?
For most of Spring Hill, no. As of October 2026, most of the area inside Spring Hill's city limits falls in an area USDA's eligibility map shows as not eligible for single family housing loans. A USDA-RD loan can cover up to 100% of the price, per THDA, but only on a property USDA calls eligible.
USDA's map shows these Spring Hill addresses as not eligible as of October 2026:
- 199 Town Center Pkwy (City Hall, Maury County side)
- 3111 Arbor Valley Rd (Maury County side)
- 5946 Hunt Valley Dr (August Park, Williamson County side)
Not every edge of the city falls in that area, and USDA says final determination of property eligibility is made by Rural Development, not the map. Put the exact address into USDA's property eligibility tool at eligibility.sc.egov.usda.gov before you plan around a USDA loan.
What do VA and FHA loans offer in Spring Hill?
VA and FHA loans both work in Spring Hill and both keep the down payment low. A VA loan needs no down payment as long as the sales price isn't higher than the home's appraised value, and there's no private mortgage insurance, per VA as of October 2026.
You may pay a one-time VA funding fee instead. On first use, the fee is 2.15% of the loan with less than 5% down, 1.5% with 5% or more down, and 1.25% with 10% or more (rates effective April 7, 2023). Veterans receiving VA compensation for a service-connected disability don't pay it, and VA lists a few other exemptions. VA limits seller concessions to 4% of the home's reasonable value, and it doesn't limit seller credits toward normal closing costs.
An FHA loan lets you borrow up to 96.5% of the price, so the minimum down payment is 3.5%, as of October 2026. FHA carries mortgage insurance, and it lets sellers, builders and other interested parties contribute up to 6% of the sales price. Most Great Choice loans are FHA or USDA-RD insured, so FHA and THDA often travel together.
FHA and VA loans can also be assumable, which means a buyer may be able to take over the seller's existing loan. My assumable mortgages in Spring Hill page explains how that works.
Which program should I start with?
Start with a THDA-approved lender and two numbers: your household income and your credit score. Those tell you in one conversation whether Great Choice fits in Spring Hill, and on which side of the county line.
- Get your household income and credit score in front of a THDA-approved lender.
- Find out which county's limit you fit under, and which Great Choice Plus option the lender recommends.
- Book the homebuyer education class.
- Shop houses that fit the program, on the side of the line where you qualify.
Property taxes differ by side too; my Spring Hill property taxes page has the rates for each. If this is your first home, my first-time home buyer guide for Spring Hill walks through the county line, the loan and new construction versus resale.
Text me and I'll connect you with a THDA-approved lender and tell you which program fits the houses you're looking at. DM me, text me or call 615-392-1186.
Frequently asked questions
Does Spring Hill, TN have down payment assistance?
Yes. THDA's Great Choice Plus works in Spring Hill on both the Williamson and Maury side, as of October 2026: up to $6,000 or up to $10,000 forgiven after 10 years, up to 5% of the sales price capped at $15,000, or up to $25,000 on a newly built home. You need a Great Choice loan and a homebuyer education class.
What is the THDA purchase price limit in Spring Hill?
$500,000 in both Williamson County and Maury County, per THDA's chart dated August 1, 2026.
What are the THDA income limits for Spring Hill?
Williamson County: $139,320 for 1-2 persons and $162,540 for 3+ persons. Maury County: $124,320 for 1-2 persons and $145,040 for 3+ persons, per THDA's chart dated August 1, 2026. The county the house is in decides which limit applies.
What credit score do I need for THDA Great Choice?
At least 640, for everyone on the loan application, as of October 2026.
Is Homeownership for the Brave still available?
Yes, as Homeownership for Heroes. THDA re-branded it on March 1, 2023. As of October 2026 it's available on FHA, USDA and VA loans, and on May 5, 2026 THDA announced a 0.50% discount on the current Great Choice rate and added full-time classroom teachers. It also covers military and veterans, EMTs and paramedics, firefighters, law enforcement officers and public safety emergency dispatchers.
Can I get a USDA loan in Spring Hill, TN?
For most of Spring Hill, no. As of October 2026, USDA's eligibility map shows most of the city limits as not eligible, including Spring Hill City Hall, 3111 Arbor Valley Rd and 5946 Hunt Valley Dr in August Park. Check the exact address on USDA's eligibility tool.
Can I combine THDA assistance with builder incentives?
Possibly. Builder money counts against your loan's cap: 6% of the sales price on FHA and USDA, and on VA, 4% of the home's reasonable value for concessions, with normal closing-cost credits not limited. Have your lender and the builder confirm in writing how the offer and Great Choice Plus fit together before you sign.
Rates, APRs, buydowns and builder incentives on this page are published by the builder or lender named, were read on the date shown, and can change or end without notice. They are not an offer of credit from me or eXp Realty, and I am a licensed Realtor (TREC 369038), not a mortgage lender. Confirm the current terms, APR, eligibility and any lender requirement in writing with the builder or lender before you rely on them.
Text me and I'll connect you with a THDA-approved lender and tell you which program fits the houses you're looking at. DM me, text me or call 615-392-1186.
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