Nashville draws buyers with its thriving music scene, job growth, and no state income tax. With thousands of homes for sale in Nashville, you have plenty of options. But buying here can be competitive; you’ll need to get pre-approved, research neighborhoods, and tour listings.
With Houzeo, Nashville’s best home buying website, managing your home search is simple. You can look through the latest listings in Nashville, save your favorites, schedule showings, and submit offers, all at your fingertips.
👉 Download the Houzeo mobile app to simplify your Nashville home search.
At a Glance:
- Determine whether you’re purchasing a primary home, a vacation getaway, or a rental property, and choose Nashville neighborhoods that match your goals.
- Set aside 30–45 days for mortgage pre-approval. Aim for a credit score of 620+ to stay competitive in Nashville’s fast-moving market.
- Explore FHA, VA, or USDA loans, and apply for programs like the Tennessee Housing Development Agency (THDA) and Shared Equity Program.
- Use platforms like Houzeo to search Nashville homes by city, price, or must-have features like pools, waterfront access, or hurricane protection.
- Schedule inspections for the roof, HVAC, and plumbing.
- Expect 2%–5% in closing costs. After purchase, be sure to apply for Tennessee’s Property Tax Relief or Exemption programs if you’re eligible.
7 Steps for Buying a Home in Nashville 🎶
Buying a home in Nashville doesn’t have to be complicated. Whether you’re just starting your search or are already browsing homes for sale in Germantown, these 7 simple steps will help you move forward with confidence:
Step 1: Decide Your Homebuying Purpose
Whether you’re looking for a getaway or seeking an investment, knowing why you’re buying real estate in Nashville is essential. It sets your expectations and helps you make smarter choices. Here’s what you should keep in mind:
- Primary Residence vs. Investment: If you’re buying a home to live in, choose areas that match your lifestyle, like vibrant East Nashville or family-friendly Brentwood. For investment, consider homes for sale in Madison or Antioch, where rental demand is strong.
- Short-Term or Long-Term: If you’ll stay only a few years, target neighborhoods with strong resale value, like homes for sale in Green Hills or The Nations. These areas show steady appreciation and market growth.
- Space Requirements: For larger lots and yards, you can look at suburbs like Franklin or Mt. Juliet. If you prefer low-maintenance living, condos in downtown Nashville are convenient, but offer less space.
Calculate the cost of living in Nashville into get a detailed breakdown of expenses like housing, utilities, transportation, and more. 🏡
Step 2: Explore Financing Options
Before making a purchase, it’s important to understand the financing options available for you to make an informed decision. Here’s what you need to do:
1. Prepare Financially
- Check Your Credit Score: Lenders will check your credit score to determine if you’re eligible for a loan. Aim for a score of 500+ for an FHA loan and 620+ for a conventional loan.
- Calculate Your Debt-to-Income (DTI) Ratio: Lenders often use your DTI ratio to assess how much home you can afford. Keep your DTI below 36%, especially if you want a home in an expensive area like Brentwood or Forest Hills.
- Set Your Budget: Ensure your budget includes property taxes, homeowners’ insurance, and possibility of flood insurance, especially near the Cumberland River or low-lying areas.
👉 Use a Tennessee mortgage calculator to estimate how much property you can afford in the Volunteer State.
2. Explore Loans and Assistance Programs
Down payments in Nashville usually range between 5% and 20%, but often vary based on the financing option you choose. You can also look for suitable Down Payment Assistance Programs (DPAs) to help you cover part or all of your down payment.
| Program | Description |
| FHA Loans | Require just 3.5% down and are ideal if you’re a first time home buyer in Nashville. |
| VA & USDA Loans | Offer 0% down with lower interest rates. Perfect for veterans or those purchasing homes in rural areas. |
| THDA Great Choice Home Loan | Offers a 30-year fixed mortgage with affordable rates and education support for first-time buyers. |
| Great Choice Plus | Provides up to $6,000 in deferred aid, or 5% of the home price for down payments and closing costs. |
| The Housing Fund DPA | Gives up to $35,000 in 0% interest assistance; repayable only when you sell or refinance. |
Step 3: Get Pre-Approved for a Mortgage
The Nashville housing market is competitive, so get a mortgage pre-approval to show sellers you’re a serious buyer. In fact, 86% of sellers prefer buyers who are pre-approved. It also helps you negotiate better, and reduces delays in the transaction.
Shop around to find the best Nashville mortgage lenders—compare their programs, rates and terms. Once you’ve narrowed down your options, get pre-approved by submitting documents like proof of income, credit history, bank statements, and your ID proof.
Step 4: Dive Into the Nashville Market
Whether you’re looking at houses for sale in Belmont Hillsboro or anywhere else in the Music City, here’s how to buy smart:
- Online Listings: If you’re wondering how to buy a house, starting with online listings is a good first step. Use platforms like Houzeo to search homes for sale by price, zip code, and more. You can also filter for must-haves like a backyard, waterfront view, etc.
- FSBO (For Sale By Owner) Homes: Explore FSBO listings, as they often offer more flexibility in price negotiations. This is because sellers aren’t paying 5% to 6% in agent fees.
Lafollette is the nicest and cheapest place to live in Tennessee. The number of homes for sale in Lafollette is on the rise, thanks to its safe neighborhoods and diverse job opportunities.
Step 5: Make a Competitive Offer
In Nashville’s competitive housing market, homes tend to sell fast. Focus on real estate comps for a more accurate picture. Here’s a checklist to help you craft a strong offer:
- Seller’s Name and Address: Don’t forget the basics—include the seller’s legal name and property address.
- Price and Terms: Offer a price based on Fair Market Value (FMV) and comparable sales. In high-demand areas like East Nashville or The Nations, you might need to offer above the asking price to stand out.
- Down Payment: In Nashville, down payments usually range from 3% to 20%. In competitive markets like 12 South, a larger down payment can strengthen your offer.
- Earnest Money: Boost your earnest money deposit to show you’re serious, especially in hotspots like Green Hills or The Gulch, where homes can go fast.
- Contingencies: Include protections like home inspection, financing, and wind mitigation contingencies. These safeguard you from issues like hurricane damage.
- Concessions: Request the seller to cover some closing costs. It’s common to negotiate repairs after the inspection, such as roof issues, HVAC problems, or plumbing leaks.
- Deadline for Seller’s Response: Set a 24- to 72-hour deadline to encourage a prompt reply. This helps prevent delays and keeps you on track for Tennessee’s average 44-day closing timeline.
- Closing Costs: Expect closing costs around 2% to 5% of the home’s price, including title insurance, property taxes, and lender fees.
Step 6: Conduct Inspections and Appraisals
A standard home inspection in Tennessee should cover:
- HVAC System: Ensure the air conditioning can handle Nashville’s heat and humidity. It is essential for year-round comfort.
- Plumbing: Check for leaks, corrosion, and water pressure issues, especially in homes built before the 1980s. These houses are more vulnerable to damage from humidity.
- Electrical System: Verify everything is up to code and can withstand storm-related power surges, which are common in Nashville.
- Roof Condition: Assess for storm damage, missing shingles, or age-related wear.
- Foundation and Structure: Inspect for cracks, moisture, or settling, especially in areas with clay soils or near flood zones, like along the Cumberland River.
If you’re browsing homes in Nashville, ensure that you get a wind mitigation inspection for hurricane risk. Also, if you have a condo over 30 years old and higher than two stories, make sure you get a Milestone Inspection for structural safety.
Once the inspection is complete, your lender will order a home appraisal to confirm the property’s market value. This step ensures the loan amount aligns with what the home is actually worth. It can impact final loan approval, especially if the appraisal comes in low.
Step 7: Close on Your Nashville Home
Almost there! Closing usually takes 30–45 days, from signing the contract to getting the keys in your hand. Here’s what you can expect:
- Final Walkthrough: Make sure all repairs have been completed, and the home is in the agreed-upon condition.
- Buyer Closing Costs: Expect to pay 2%–5% of the home price. This includes title fees and lender charges, plus prepaid taxes or insurance.
Once you sign the dotted line and transfer the escrow—congratulations, you’re officially a homeowner. Grab those keys and cue your happy dance! 🎉
What Should You Do After Closing?
Welcome home! Now it’s time to handle a few must-dos to protect your investment:
- File for Homestead Exemption: If the home is your primary residence, apply for Nashville’s Homestead Exemption to reduce your property taxes. You could get up to a $50,000 reduction in taxable value.
- Set Up Utilities: Connect water, electricity, internet, and trash services through local providers like Nashville Electric Service and Metro Water Services. Don’t forget pest control, especially in humid areas like Downtown Nashville.
- Get Insurance: Homeowners insurance is required if you’re financing. Flood insurance may be needed in FEMA-designated zones, especially near the Cumberland River.
- Home Maintenance Plan: Schedule AC tune-ups at least twice a year, clear gutters regularly, and inspect roofs for storm damage or algae build-up. Consider wind mitigation upgrades to reduce insurance costs.
How to Buy a House in Nashville Without a Realtor?
Start by researching neighborhoods and browsing listings on trusted sites like Houzeo. Then, schedule showings directly with sellers or their agents. You can also hire a real estate attorney to review contracts and handle legal details.
Next, get pre-approved for a mortgage, make an offer, schedule inspections, and negotiate repairs. With the necessary due diligence, you can buy a house without a Realtor.
Should You Buy a House in Nashville?
Absolutely! Nashville offers incredible opportunities for homeowners, whether you’re buying for investment, residence, or vacation. Moreover, with more homes being sold below the list price, now’s the best time to buy a house in Tennessee.
Whether you’re drawn to Forest Hill’s growing job market or Germantown’s historic streets, Nashville has it all. There’s a spot to match every lifestyle and budget. So if you’re on the hunt, check out our list of the best places to live in Tennessee!
Frequently Asked Questions
How much down payment do I need to buy a house in Nashville?
It depends on the type of mortgage you choose. For a conventional loan, you’ll typically need to put down 20%. FHA loans, on the other hand, require as little as 3.5%. If you’re a first-time buyer, Tennessee also offers assistance programs that can help cover your down payment, depending on eligibility.
What are the requirements to buy a house in Nashville?
To buy a house in Nashville, you'll need a minimum credit score of 620, proof of income, funds for a down payment, and a debt-to-income ratio of up to 36%. You should also get a mortgage pre-approval if you plan to get a mortgage.
What credit score do I need to buy a house in Nashville?
For an FHA loan, you'll need a minimum credit score of 500, while conventional loans typically require 620 or higher. A good credit score can help you secure lower interest rates.
Can I buy a house without a Realtor in Nashville?
Yes, you can buy a house without a Realtor in Nashville. It's possible to handle negotiations, paperwork, and legal steps on your own or with help from an attorney. Just make sure you conduct thorough research and inspections.
