VA loans in Memphis.
The Shelby County figure on this page is a county reference only, not an address-based lookup for Memphis. Confirm the property's county before relying on it.
Shelby County reference value. County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties.
Source: FHFA Full County Loan Limit List for 2026 (HERA-based, final). One-unit limit; applies to mortgages acquired in calendar year 2026. Source checked 2026-09-16. · Shelby County (FIPS 47157)
County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties. Look the property's county up at FHFA.
What the county figure means here.
A borrower with full VA entitlement does not have a VA loan limit, subject to lender approval, ability to repay, and the appraised value or purchase price. The FHFA one-unit county conforming loan limit matters primarily when calculating remaining bonus entitlement for a borrower who does not have full entitlement, and it may affect whether a down payment is required.
Shelby County carries a $832,750 one-unit conforming loan limit value for 2026, and that is the county figure we reference for Memphis. County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties. Whichever county your property is in, the value is used in remaining-entitlement calculations — including on a 2–4 unit property — and is not a cap on what a fully-entitled buyer can finance.
Planning around BAH? Rates vary by pay grade, dependency status, and ZIP-based Military Housing Area — verify yours on the official DoD BAH calculator.
This site does not publish current rates or APRs. Your rate and terms depend on your credit profile, income and assets, the property, market conditions, lock timing, points or lender credits, underwriting, and final lender approval. Request a personalized quote from Bolt Home Loans LLC.
Estimate a payment with your own rate assumptionMemphis: search past permits in Develop 901 and check pending landmarks and zoning cases
The City of Memphis Buildings and Zoning page points buyers and builders to the Develop 901 Citizen Portal, which handles planning and zoning approvals, construction permits and inspection scheduling, and lets the public search current and previous permit activity. The City also offers a Project Locator map of permit records and a list of pending Board of Adjustment, Land Use Control Board and Memphis Landmarks Commission cases, with documents.
Practical step: before closing on a Memphis house, search Develop 901 for past permits at the address. Also check the pending-applications list for variances or landmarks cases on the property or next door that could affect your plans. The same page links a property lookup by address, owner or parcel number and an interactive zoning atlas for Memphis and Shelby County, useful for confirming the parcel you are buying.
Shelby County Trustee disabled-veteran tax relief: first-time applicants apply by phone
The Shelby County Trustee lists the disabled-veteran tax relief criteria: a service-connected disability in a listed category — such as paraplegia, loss or loss of use of two or more limbs, legal blindness, or a total and permanent service-connected rating — honorable discharge, and ownership and occupancy of a Shelby County home as a primary residence.
The Trustee asks first-time applicants to call its office to apply and to provide co-owners' Tennessee driver's licenses and a signed consent-for-release form (F-16) with the application, and it publishes a yearly application deadline. Its instructions say prior-year participants should request a renewal application. Practical step: call the Trustee soon after closing.
- FHFA — Conforming loan limit values
- City of Memphis — Buildings and Zoning
- Shelby County Trustee — Disabled Veteran tax relief
- VA — Home loan entitlement and limits
Sources checked 2026-09-24. Educational information only, not legal, tax or underwriting advice.
VA loan programs available in TN.
$0 down in Memphis. No PMI.
Lower your rate. Minimal paperwork.
Up to 100% LTV — conventional caps at 80%.
$0 down above conforming.
Finance repairs into your purchase.
Roll energy upgrades into the loan.
Widows and widowers of TN veterans qualify.
Zero down, no PMI, and a 100% funding-fee waiver on a home in Memphis, subject to eligibility verification and Certificate of Eligibility issuance.
Surviving spouse guideDisabled veteran? Stack the SAH grant on your Memphis purchase.
Up to $126,526 in FY 2026 toward a VA-approved plan to acquire, construct, or adapt a suitable home. VA approves eligibility and use; the grant is separate from your VA home loan.
SAH grant guideVA loans in Memphis — answered.
FHFA sets conforming loan limit values by county, not by city, and there is no single published figure for a city as such. The county we reference for Memphis is Shelby County (FIPS 47157), whose official 2026 one-unit value is $832,750 per the FHFA Full County Loan Limit List. County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties. The figure only matters for remaining-entitlement calculations — with full entitlement there is no VA loan limit, subject to lender approval, ability to repay and appraised value.
BAH varies by pay grade, dependency status, and ZIP-based Military Housing Area, and DoD updates rates annually. Check your exact rate on the official DoD BAH calculator. Lenders may count BAH as qualifying income, subject to underwriting.
A VA-eligible borrower with full entitlement may be able to pursue a primary-residence purchase in Memphis with no down payment and no monthly PMI. Eligibility, credit, income, the VA appraisal, and final lender approval all apply, and closing costs and prepaids are still due.
An unremarried surviving spouse of a veteran who died in service or from a service-connected disability may qualify for the full VA benefit in Memphis — zero down, no PMI, and a 100% funding-fee waiver, subject to eligibility verification.