Sam Timlick is a mortgage loan officer licensed in both Tennessee and Virginia, which matters in Bristol, where the state line runs down the middle of town. He offers VA, FHA, USDA, and conventional loans and is a Marine Corps veteran. NMLS# 2776469. Call 253-431-2630.
Bristol is unique: the Tennessee/Virginia state line runs right through downtown, so which state your home is in affects your purchase. Because I'm licensed in both Tennessee and Virginia, I can help you buy on either side without sending you to a second lender.
From the historic districts to the surrounding county properties, Bristol offers a range of homes. With the regional median around $288,000 in early 2026, and the right loan program, a Bristol purchase is within reach for many buyers.
Loan programs for Bristol buyers
Bristol buyers use every program. Veterans benefit from VA's zero down; first-time buyers lean on FHA; and many properties in the surrounding counties — on both the TN and VA sides — are USDA-eligible.
USDA eligibility in Bristol
Outside Bristol's denser neighborhoods, many homes in surrounding Sullivan County (TN) and Washington County (VA) qualify for zero-down USDA financing. I verify any address at no cost. See the USDA eligibility checker or read more about USDA loans.
VA Loans
Zero down, no PMI for veterans and active-duty.
Learn more →USDA Loans
Zero down for buyers in eligible areas.
Learn more →FHA Loans
Low 3.5% down — great for first-time buyers.
Learn more →Conventional Loans
Competitive rates and removable PMI.
Learn more →