Mortgage Broker in Tennessee

I'm licensed to originate mortgages in Tennessee (TN) through Lumin Lending Inc., and I shop 100+ lenders on purchase, refinance, and investment loans.

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Last updated: October 2026

Key Facts

Randy Mathis (NMLS# 1516760) is a licensed mortgage broker serving Tennessee through Lumin Lending Inc. (NMLS# 2716106). Available programs include Conventional, FHA, VA, Non-QM, DSCR, Bank Statement, HELOC, Reverse Mortgage, and Commercial loans. The 2026 conforming loan limit in Tennessee varies by county (up to $1,029,250).

Mortgage Lending in Tennessee

Tennessee has become a top landing spot for families and remote workers on the move. No state income tax on wages, affordable homes, and growing cities like Nashville, Memphis, and Knoxville are the draw. Nashville has grown and appreciated fast, while much of the rest of the state is still affordable by national standards.

I'm a broker, not a bank, so your Tennessee loan goes to whichever of my 100+ lenders fits it best.

Available Loan Programs in Tennessee

Conventional

As little as 3% down, for purchase or refinance.

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FHA

Government-backed, 3.5% down, and easier on credit. A common first-time buyer loan.

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VA

Zero down payment and no PMI for eligible veterans, active-duty, and qualifying spouses.

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Non-QM / DSCR

Bank statement, DSCR, asset depletion, and more for self-employed borrowers and investors.

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HELOC / HELoan

Tap your home equity with a line of credit or a fixed-rate home equity loan.

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Reverse Mortgage

Convert home equity into cash with no monthly mortgage payments from age 55 on select programs (62 for the FHA-insured HECM); you still pay property taxes, homeowners insurance, and upkeep.

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Commercial

Loans for commercial, mixed-use, and business real estate.

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Rates and program availability may vary based on the state or region in which the financed property is located. This is not a credit decision, an offer, or a commitment to lend. Program restrictions apply.

HELOC: Timing may vary based on borrower qualifications and loan conditions. Appraisal may be required in certain circumstances. Subject to credit approval. Your home is used as collateral and may be at risk if you do not repay. APR, terms, and repayment structure vary by product.

Helpful Resources

First-Time Homebuyer Guide 2026

Buying your first home, step by step from pre-approval to closing.

Should You Refinance in 2026?

How to tell if a refinance pays off, with the break-even math.

DSCR Loans Explained

How investors qualify on rental income instead of personal tax returns.

5-Day Digital HELOC Guide

How the digital HELOC works: funding in as few as 5 business days after offer acceptance on select digital programs.

Credit Score Myths for Homebuyers

The 5 credit score myths that keep people from buying.

Frequently Asked Questions

Straight answers on loan programs, credit, and applying.

Frequently Asked Questions

What are the conforming loan limits in Tennessee?

Most Tennessee counties follow the standard conforming loan limit of $832,750 for single-family homes in 2026. The Nashville metro counties, including Davidson, Williamson, Rutherford, Sumner, and Wilson, are designated high-cost with a 2026 limit of $1,029,250.

Does Tennessee have first-time homebuyer programs?

Yes. The Tennessee Housing Development Agency (THDA) offers the Great Choice Home Loan and Great Choice Plus, which adds down payment and closing cost assistance. Both serve first-time and repeat buyers statewide.

Does Tennessee have a state income tax?

Not on wages and salaries. Tennessee is one of only nine states with no income tax, and the state leans on sales tax instead. Keeping more of your paycheck lowers your cost of living and can stretch what you can afford.

Is Randy Mathis licensed to lend in Tennessee?

Yes, Randy Mathis (NMLS# 1516760) is licensed in Tennessee through Lumin Lending Inc. (NMLS# 2716106), which holds a Tennessee Mortgage License. I help borrowers in Nashville, Memphis, Knoxville, Chattanooga, and the rest of the state, shopping 100+ wholesale lenders.

Can I get a DSCR loan in Tennessee?

Yes. Nashville's rental market is strong, and Memphis and Knoxville have low entry prices. With DSCR you qualify on the property's income instead of your personal income, which makes Tennessee a good state to build a portfolio.

Ready to Get Started in Tennessee?

Tell me what you're trying to do in Tennesseeand I'll shop it across 100+ lenders. Apply online or grab a time to talk.

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Randy Mathis NMLS# 1516760 | Lumin Lending Inc. NMLS# 2716106 | NMLS Consumer Access