$315,000
Median Home Price
$267,000
Avg. Loan Amount
30+
Licensed Lenders
4+
Major Markets
Tennessee Real Estate Market
Why Non-QM loans are popular in Tennessee
Growing real estate market creates demand for flexible mortgage solutions
Self-employed professionals benefit from bank statement loan programs
Real estate investors use DSCR loans for rental property financing
Foreign national buyers active in Tennessee real estate market
Non-QM loans available for borrowers with recent credit events
Non-QM vs Conventional in Tennessee
See how Non-QM mortgage options compare to conventional loans for Tennessee borrowers
| Feature | Non-QM Loans | Conventional |
|---|---|---|
| Interest Rates | 7.0% - 9.0% | 6.5% - 7.5% |
| Min. Credit Score | 580-620 | 620-680 |
| Max DTI Ratio | Up to 50-55% | Up to 43-45% |
| Down Payment | 10-25% | 3-20% |
| Income Documentation | Bank Statements, 1099, P&L, Assets | W-2, Tax Returns, Pay Stubs |
| Max Loan Amount | Up to $2.5M | $766,550 |
| Closing Time | 21-30 days | 30-45 days |
| PMI Required | No (typically 10%+ down) | Yes (if < 20% down) |
* Rates and terms are approximate and vary by lender, credit profile, and property type. Data reflects typical Tennessee market conditions as of 2026.
Popular Non-QM Programs in Tennessee
These loan programs are especially popular among Tennessee borrowers
Top Tennessee Markets We Serve
Non-QM lending available throughout Tennessee
Tennessee Lending Regulations
Tennessee is regulated by the Department of Financial Institutions. Mortgage lenders must be licensed under the Tennessee Residential Lending, Brokerage, and Servicing Act. Non-QM loans must comply with state consumer protection requirements.
Tennessee Non-QM Loan FAQs
Common questions about Non-QM loans in Tennessee
What is the minimum credit score for Non-QM loans in Tennessee?
Most Non-QM lenders in Tennessee require a minimum credit score of 620-660, though some programs accept scores as low as 580 with compensating factors like larger down payments or additional reserves.
Can I get a bank statement loan in Tennessee?
Yes, bank statement loans are available throughout Tennessee. Self-employed borrowers can qualify using 12 or 24 months of personal or business bank statements instead of tax returns.
What are DSCR loan requirements in Tennessee?
DSCR loans in Tennessee typically require a debt service coverage ratio of 1.0 or higher, meaning the property's rental income must cover the mortgage payment. No personal income verification is needed.
How much can I borrow with a Non-QM loan in Tennessee?
Non-QM loan amounts in Tennessee typically range from $100,000 to $3 million or more, depending on the lender and program. With a median home price of $315,000, many TN borrowers find Non-QM loans essential for their purchase.
Are Non-QM loan rates higher in Tennessee?
Non-QM loan rates in Tennessee are typically 0.5% to 2% higher than conventional rates, reflecting the flexible qualification criteria. However, rates vary by program, credit score, and down payment amount.
What are current Non-QM mortgage rates in Tennessee?
Non-QM mortgage rates in Tennessee typically run 0.5-1.5% higher than conventional rates. As of 2026, expect rates between 6.5% and 9.5% depending on the program, credit score, and down payment. Bank statement loans and DSCR loans in Nashville and Memphis tend to have competitive pricing due to higher lender competition.
What income documentation alternatives are accepted for Non-QM loans in Tennessee?
Non-QM lenders in Tennessee accept several alternative income documentation methods: 12 or 24 months of bank statements (personal or business), 1099 forms, profit and loss statements prepared by a CPA, asset depletion calculations, and rental income from DSCR analysis. This flexibility makes homeownership accessible for self-employed borrowers, freelancers, and investors throughout Tennessee.
What property types qualify for Non-QM financing in Tennessee?
Non-QM loans in Tennessee cover a wide range of property types including single-family homes, condos (including non-warrantable), townhomes, 2-4 unit properties, and some commercial mixed-use properties. Investment properties, vacation homes, and primary residences all qualify. In markets like Nashville and Memphis, multi-unit properties are especially popular for DSCR loans.
What is the minimum down payment for a Non-QM loan in Tennessee?
Most Non-QM programs in Tennessee require a minimum down payment of 10-20%, though some lenders offer options as low as 10% for primary residences with strong compensating factors. DSCR loans for investment properties typically require 20-25% down. With the median home price in Tennessee around $330,000, this means a down payment starting at approximately $49,500 to $66,000.
Can I refinance into a Non-QM loan in Tennessee?
Yes, Non-QM refinancing is available in Tennessee for both rate-and-term and cash-out refinancing. Cash-out refinances allow up to 75-80% LTV in most cases. This is particularly popular among Tennessee homeowners who want to tap equity without providing traditional income documentation, or investors looking to pull equity from rental properties in Nashville or Memphis to fund additional purchases.
How do DSCR loans work for Tennessee investment properties?
DSCR (Debt Service Coverage Ratio) loans in Tennessee qualify borrowers based on the rental income of the property rather than personal income. The property's monthly rental income must typically cover 1.0x to 1.25x the monthly mortgage payment (PITI). No employment verification, tax returns, or W-2s are required. This makes DSCR loans ideal for scaling a rental portfolio in Tennessee's growing markets.
What happens if I have a recent bankruptcy or foreclosure in Tennessee?
Non-QM lenders in Tennessee offer programs for borrowers with recent credit events. Many programs allow financing just 1-2 years after a bankruptcy discharge (compared to 4-7 years for conventional loans) and 2-3 years after a foreclosure. Expect to provide a larger down payment (typically 20-25%) and accept a slightly higher interest rate, but homeownership is still achievable.
Are Non-QM loans available for foreign nationals buying property in Tennessee?
Yes, several Non-QM lenders in Tennessee offer foreign national loan programs. These loans do not require a U.S. Social Security number, credit history, or visa. Foreign nationals can purchase investment properties or vacation homes in Tennessee with as little as 25-30% down. Popular areas for foreign national buyers include Nashville and Memphis.
What is the maximum loan amount for Non-QM loans in Tennessee?
Non-QM loan amounts in Tennessee typically range from $100,000 to $3 million, with some lenders offering up to $5 million for jumbo Non-QM programs. There are no conforming loan limits to worry about since Non-QM loans are not sold to Fannie Mae or Freddie Mac. High-value properties in Nashville and Memphis can be financed with these higher limits.
How does a bank statement loan work for self-employed borrowers in Tennessee?
Bank statement loans in Tennessee allow self-employed borrowers to qualify using 12 or 24 months of personal or business bank statements instead of tax returns. The lender calculates your income by averaging deposits over the statement period, typically using 50-100% of deposits for business accounts and 100% for personal accounts. This is ideal for Tennessee business owners who maximize tax deductions.
What are the DTI requirements for Non-QM loans in Tennessee?
Non-QM loans in Tennessee generally allow higher debt-to-income (DTI) ratios than conventional loans. Most programs accept DTI ratios up to 50%, and some lenders go as high as 55% with compensating factors such as a larger down payment, significant reserves, or a higher credit score. DSCR loans do not use personal DTI at all, focusing instead on the property's cash flow.
Do I need reserves to qualify for a Non-QM loan in Tennessee?
Most Non-QM lenders in Tennessee require 3-12 months of mortgage payment reserves in liquid assets after closing. The exact requirement depends on the loan program, property type, and credit profile. Investment property loans and jumbo Non-QM loans typically require more reserves (6-12 months), while primary residence loans may require as few as 3-6 months.
How does Non-QM lending compare to conventional mortgages in Tennessee?
Non-QM loans in Tennessee differ from conventional mortgages in several key ways: they accept alternative income documentation (bank statements, 1099s, asset depletion), allow lower credit scores (as low as 580 vs. 620+ for conventional), permit higher DTI ratios (up to 50-55%), and have no conforming loan limits. The trade-off is slightly higher interest rates (0.5-1.5% above conventional) and larger down payment requirements (typically 10-25% vs. 3-5% for conventional).
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