What happens after you hit send
Our team maps your answers to the right Tennessee path: a Fort Campbell purchase in Montgomery County, an NSA Mid-South move to Millington or Bartlett, or a retirement buy near the Mountain Home VA in Johnson City. If you carry a VA disability rating, we flag the funding-fee waiver and Tennessee's property tax relief on the first $175,000 of value before you ever shop a listing. For a Davidson County home around $300,000, that relief reimburses roughly $1,200 of the annual tax bill at the county's 0.70% effective rate. On a Shelby County home in Millington the math shifts, since Shelby runs closer to 1.30%. We hold every number until you say go.
The rule behind this
VA does not set a county loan limit for a Veteran with full entitlement; Public Law 116-23 removed them effective January 1, 2020. What VA does require is set out in 38 CFR § 36.4340, which covers underwriting standards, processing procedure and lender responsibility. VA Lender’s Handbook (Pamphlet 26-7), Chapter 4 carries the regional residual-income tables, and residual income is a standalone test rather than a footnote to debt-to-income, above 41% DTI the residual requirement rises 20% over the table minimum. Tennessee’s Comptroller, Division of Property Assessments administers the state-level benefits that sit on top of the federal loan, and those are set by state law rather than by VA.