Home financing in Hardin County.

Home financing means borrowing money from a lender to buy a house, and then paying it back over time — usually 15 to 30 years — with interest. The loan is called a mortgage. Each month you make a payment that covers part of the loan balance (called principal) and part of the interest the lender charges. When the loan is fully paid, you own the home outright.

There are several types of home loans worth knowing about:

- **Conventional loans** are offered by banks and credit unions and are not backed by the government. They often require a stronger credit score and a down payment of 3–20%.

- **FHA loans** are insured by the federal government and allow lower credit scores and smaller down payments (as low as 3.5%), making them popular with first-time buyers.

- **USDA Rural Development loans** are specifically designed for rural areas — and much of Hardin County qualifies. These loans can offer zero down payment for eligible buyers.

- **VA loans** are available to veterans and active-duty service members. Hardin County has a notable military and veteran community, and this is one of the strongest loan types available — no down payment, no private mortgage insurance.

- **ITIN loans** are for buyers who don't have a Social Security number but do have an Individual Taxpayer Identification Number (ITIN). Several lenders serve this community and will accept an ITIN in place of an SSN.

Remember: Origen Capital is a directory, not a lender. We help you find the right people — we do not collect your information or make lending decisions.

Hardin County is a rural Tennessee county on the Mississippi River, home to about 26,000 residents. The county seat is Savannah. The local economy is shaped by agriculture, manufacturing, healthcare (Hardin Medical Center is a major employer), small retail, and tourism around Pickwick Lake and Shiloh National Military Park. Many residents are self-employed, work in the trades, or hold hourly manufacturing positions.

**You may qualify for a home loan if you:**

- Have steady employment or self-employment income for at least two years

- Can show a debt-to-income ratio (your monthly debts divided by your gross monthly income) generally below 43–45%

- Have a credit score of 580 or above for FHA loans, or 640+ for USDA and conventional options

- Are a U.S. citizen, permanent resident, or — in the case of ITIN loans — an immigrant who files taxes and has documented income

- Are purchasing a home in a USDA-eligible rural area (most of Hardin County qualifies — check the USDA eligibility map at usda.gov)

**For solo contractors and self-employed workers:** Lenders will typically look at your last two years of tax returns (Schedule C or 1099s), bank statements, and proof of ongoing contracts. Some lenders offer bank-statement loans that rely on deposits rather than tax returns alone — ask specifically about this if your tax return doesn't show your full income.

**For buyers without a Social Security number:** An ITIN is acceptable with several lenders. You will need two years of tax filings using your ITIN, proof of consistent income, and sometimes a larger down payment (10–20%). This is not an obstacle — it is a different path, and there are lenders who specialize in it.

Gathering your documents early will make the process much smoother. Every lender is slightly different, but here is what most will ask for:

**For all buyers:**

- Government-issued photo ID (driver's license, passport, or consular ID/matrícula)

- Social Security number or ITIN

- Two years of federal tax returns (all pages)

- Last two months of bank statements (all accounts)

- Last 30 days of pay stubs (if employed by a company)

- Proof of any other income (rental income, child support, alimony, Social Security)

- Landlord contact or 12 months of rent payment history (if you currently rent)

- Information on any outstanding debts (car loans, credit cards, student loans)

**Additional documents for self-employed or contract workers:**

- Two years of business tax returns (if you file separately)

- Year-to-date profit-and-loss statement

- 12–24 months of business bank statements

- Any active contracts showing ongoing work

**For ITIN applicants:**

- ITIN card or IRS letter assigning your ITIN

- Two years of ITIN-filed tax returns

- 12–24 months of bank statements

- Proof of continuous residency (utility bills, lease agreements)

Organize these documents in a folder — physical or digital — before you start talking to lenders. It saves time and shows lenders you are serious.