The THDA Great Choice Home Loan is a 30-year fixed-rate mortgage backed by the Tennessee Housing Development Agency. It is available to first-time buyers (or those who haven't owned a home in 3 years) who meet income and purchase price limits for their county. It can be paired with Great Choice Plus down payment assistance — either a $6,000 deferred second mortgage or up to 5% / $15,000 in an amortizing second. Veterans, active duty, National Guard, and Reserves qualify under the Homeownership for Heroes program, which waives the first-time buyer requirement and offers a reduced rate. Minimum 640 credit score required. Sam serves buyers in Johnson City, Kingsport, Bristol, and throughout Northeast Tennessee.
THDA Great Choice Plus — Down Payment Assistance Estimator
See how both assistance options compare side-by-side for your purchase price.
Great Choice Plus amounts based on published THDA program terms: $6,000 deferred OR up to 5% / max $15,000 amortizing. Amortizing second uses same rate as first for estimate. Income and purchase price limits apply by county — contact Sam for your county's current limits. FHA MIP estimated at 0.55%/yr. Not a commitment to lend.
Two ways to get Great Choice Plus assistance
Option A — Deferred $6,000
No monthly payment on this second mortgage. Balance is due when you sell, refinance, or pay off the first mortgage. After 30 years it is forgiven. Best for buyers who want the lowest possible monthly payment and plan to stay long-term.
Option B — Amortizing (up to 5% / $15,000)
A second mortgage with monthly payments, sized at up to 5% of your purchase price (max $15,000). More assistance upfront — useful if you need more cash to cover a larger down payment gap or closing costs. No prepayment penalty.
Which option is better depends on your purchase price, cash reserves, and how long you expect to stay. On a $250,000 home, Option B gives you $12,500 — more than double Option A. But it adds a monthly payment. Sam helps buyers model both scenarios against their actual numbers.
THDA Homeownership for Heroes — veterans and military
THDA's Homeownership for Heroes program is a version of the Great Choice loan specifically for active-duty military, veterans, National Guard members, Reserves, and their surviving spouses. It offers a reduced interest rate below the standard Great Choice rate, and it waives the first-time homebuyer requirement — so veterans who have owned a home before are still eligible.
Veterans can also combine this with a VA loan. In that structure, the VA covers the first mortgage at zero down, and THDA assistance can be used toward closing costs. This combination is one of the most powerful financing tools available to Tennessee veterans, and Sam — a Marine Corps veteran himself — structures these combinations regularly.
THDA Great Choice eligibility checklist
- First-time homebuyer, or no homeownership in the past 3 years (waived for veterans under Homeownership for Heroes)
- 640 minimum credit score (all borrowers on the loan)
- 30-year fixed-rate mortgage (FHA, VA, USDA, or conventional)
- Income within THDA county limits for your household size
- Purchase price within THDA county limits
- Primary residence only — no investment properties
- Homebuyer education course required for Great Choice Plus DPA
- Down payment: THDA covers part via Great Choice Plus, but some cash may still be needed for closing costs depending on program
Income and purchase price limits are set by county and updated periodically by THDA. Sam checks your county's current limits during a free consultation — these figures change and are not listed here to avoid quoting stale numbers.
What THDA does NOT cover — things to know before applying
THDA is not a direct lender. It offers the program through approved lenders like Sam. The interest rate on a Great Choice loan is set by THDA, not by your lender — and it may be slightly above the open market rate for conventional financing. The trade-off is the built-in down payment assistance and the first-time buyer benefit. For buyers who need help with the down payment gap, it is often the right call. For buyers who qualify for VA or USDA and need zero down but no assistance, those programs are often cheaper overall. Sam helps you compare both paths, not just sell you one.