Sam Timlick is a mortgage loan officer based in Johnson City, TN, and a Marine Corps veteran specializing in VA, FHA, USDA, and conventional loans. He lives in the Tri-Cities, knows the local market, and is known for clear guidance and honest numbers. NMLS# 2776469. Call or text 253-431-2630.
Johnson City is the heart of the Tri-Cities and home to East Tennessee State University, the Mountain Home VA Medical Center, and a growing community of families drawn to the mountains, the outdoor recreation, and the slower pace. It's where I live and work, and where my own family is planting roots.
As of early 2026, the Tri-Cities median home price is around $288,000. Whether you're a first-time buyer near ETSU, a veteran connected to the VA, or a family moving up, there's a loan program that fits — and the first step is knowing your real numbers.
Loan programs for Johnson City buyers
All four major programs are in play in Johnson City. Veterans should look hard at the zero-down VA loan; first-time buyers often use FHA; and properties just outside the city limits frequently qualify for the zero-down USDA loan.
USDA eligibility in Johnson City
Inside Johnson City's core, most properties fall outside USDA-eligible areas, but homes on the outskirts and in surrounding Washington County communities often qualify. I check any address for free. 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 →