Home financing in Humphreys County.
County-by-county financing guides. No paperwork. No social. No ID.
No institution is based inside the Humphreys County line. We do not hide that — below are the doors that serve it from the rest of Tennessee.
Not this lane? Business FinancingPersonal Financing
No institution is headquartered inside the Humphreys County line.
That is not a gap in this page, and it is not unusual: 59 of Tennessee's 95 counties hold a door in this lane, and Humphreys County is not one of them. What does serve it is below, by name and by town.
The doors in Humphreys County.
The CDFIs, credit unions, and microlenders that actually say yes — county by county, in two languages. We are not a lender. Nobody paid to be listed. And where a county has no good doors, we say so.
- 7
- DOORS HERE
- 0
- BASED HERE
- 59
- TN COUNTIES WITH DOORS
- Lane
- Home Financing
- People
- 19Kresidents of Humphreys County
- Elsewhere in TN
- Shelby County →24 doors — the biggest list of any other county in Tennessee
- Doors
- 7serving this county · none inside the line
- ITIN
- 2take an ITIN instead of a social security number
- State
- Tennessee →59 of 95 counties hold a door in this lane
Certified by the U.S. Treasury to lend where a bank will not. Nonprofit, patient, and used to a file that is not clean.
Communities Unlimited, Inc. · LiftFund, Inc.They will open an application with an ITIN instead of a social security number. No citizenship test at the door.
Mission Asset Fund · Grameen America- Communities Unlimited, Inc.SBA microlenderCommunity lending · Business capital
- LiftFund, Inc.SBA microlenderCommunity lending · Business capital
- People Incorporated Financial ServicesSBA microlenderCommunity lending · Business capital
- The Housing Fund, Inc.Community lending · Business capital
- United Housing, Inc.Community lending · Business capital
- Mission Asset FundAccepts ITIN
Zero-interest lending circles and credit building. SSN or ITIN accepted. Works through nonprofit partners across the country.
Personal - Grameen AmericaAccepts ITIN
Microloans for women entrepreneurs. Requires photo ID and proof of address — no SSN requirement. Branches in major metro areas.
Business capital
2 of the 7 accept an ITIN.
They will open an application with an ITIN instead of a social security number. They are marked ACCEPTS ITIN below.
How to read this list.
We do not ask for your name, your email, or your number. Nothing on this page changes based on who you are.
A door is headquartered here when its head office sits inside the county line. The rest are based elsewhere and keep a branch you can walk into. We list both, and we label which is which.
Every institution on this page comes from public federal data — the CDFI Fund certified list (Aug 2026), NCUA credit union data (Jun 2026), and the SBA microloan intermediary list (Sep 2026) — plus a short national tier we verified by hand. We refresh each list as its agency publishes. No listing is paid.
Who actually approves home loans in Humphreys County.
home-purchase applications that reached a decision were turned down: 46 of 231.
- Applications
- 302
- Loans made
- 172
- Median rate
- 6.5%
- Too much debt for the income39.1%
- Credit history30.4%
- Information they couldn't verify13%
- Rocket Mortgage554215.4%6.4%
- FirstBank412916.7%6.8%
- United Shore Financial Services382613.3%6%
- Regions Bank271428%6.6%
- CMG Mortgage11100%6%
- Mortgage Research Center281041.2%6.4%
- Crosscountry Mortgage1490%6.6%
- First Community Mortgage12916.7%6%
- Newrez1080%6.3%
- Freedom Mortgage17712.5%6.4%
The 10 lenders that made the most home loans in Humphreys County in 2025, buying and refinancing together. The mark on each bar is the whole county's denial rate (24.6%). Home loans only: first-lien, owner-occupied, one-to-four-unit homes, as reported under the federal HMDA law. Small lenders below its reporting threshold — many of the credit unions above — don't report, so their loans aren't counted here. Rates are for loans made. Source: HMDA 2025 public loan records (FFIEC).
Buying or investing in a home in Humphreys County, Tennessee is more within reach than many people think — especially when you know where to look locally. This guide walks you through what home financing actually is, who qualifies in this region's economy, what paperwork to gather, and which local lenders and nonprofits truly serve this community. We also flag the warning signs of predatory lending so you can protect yourself and your family.
What Is Home Financing?
Home financing is simply borrowing money to buy, build, or improve a home — and then paying it back over time, usually with interest.
The most common form is a mortgage: a loan secured by the property itself.
If you stop making payments, the lender can eventually take the property back through a legal process called foreclosure, so it is important to borrow only what you can realistically repay.
There are several types of home loans worth knowing:
- Conventional loans — offered by banks and credit unions, typically requiring a credit score of 620 or higher and a down payment of 3–20%.
- FHA loans — backed by the Federal Housing Administration, these accept credit scores as low as 580 and down payments as low as 3.5%. They are popular with first-time buyers.
- USDA Rural Development loans — because much of Humphreys County is classified as rural, many properties here qualify for USDA loans, which can offer zero-down-payment financing to eligible buyers.
- VA loans — for veterans and active-duty service members, often with no down payment required.
- ITIN-based loans — for buyers who do not have a Social Security Number but do have an Individual Taxpayer Identification Number. Several lenders in Tennessee offer these.
- Hard money / private loans — short-term loans often used by investors; higher interest rates, shorter repayment windows.
For solo contractors and small real-estate investors in Humphreys County, the most important thing is finding a lender who understands irregular income, seasonal work, and the rural market — not just someone who plugs numbers into a national formula.
Forget what the banks say.
Humphreys County is a rural Middle Tennessee county with a population of roughly 18,000. The county seat is Waverly. The local economy includes agriculture, light manufacturing, small retail, construction trades, and service work. The county sits along the Tennessee River, which also draws some recreational and tourism activity.
Income patterns that lenders will consider here:
- Many residents work in construction trades as self-employed contractors or subcontractors. Lenders will want two years of tax returns showing self-employment income. If your net income after write-offs looks low on paper, talk to a HUD-approved housing counselor before applying — there are ways to present your finances honestly and accurately.
- Agricultural income (farming, timber) is often seasonal. Community banks and credit unions familiar with rural Tennessee are more comfortable with this than national online lenders.
- Workers at nearby manufacturing employers may have steady W-2 income, which is the easiest profile for lenders.
- Some residents are sole proprietors or gig workers. ITIN lenders and CDFIs are often the best fit here.
USDA eligibility is a real advantage here. Most of Humphreys County — including areas in and around Waverly, McEwen, Dickson Road corridors, and smaller communities — qualifies for USDA Rural Development guaranteed loans.
This is one of the most underused financing tools in rural Tennessee.
Income limits apply (generally around $110,650 for a 1–4 person household in 2024), but the zero-down feature makes homeownership possible for many working families.
Credit scores: Local lenders and CDFIs are often willing to work with borrowers who have thin credit files (not bad credit — just not much history). If you have been paying rent, utilities, and phone bills on time, a HUD counselor can help you build a case.
Get your papers in order.
Gathering your paperwork before you approach a lender saves time and reduces stress. Here is what most lenders in Tennessee will ask for:
For all applicants:
- Government-issued photo ID (driver's license, passport, or consular ID card)
- Social Security Number OR Individual Taxpayer Identification Number (ITIN)
- Two years of federal tax returns (personal and business, if self-employed)
- Two most recent W-2s or 1099s
- Two to three months of bank statements (all accounts)
- Proof of current address (utility bill, lease agreement)
- Recent pay stubs (if employed — usually the last 30 days)
For self-employed contractors and sole proprietors, also:
- Profit and loss statement for the current year (a CPA or bookkeeper can prepare this)
- Business bank statements (two to three months)
- Business license or DBA registration, if applicable
- Any contracts or letters confirming ongoing work
For ITIN applicants:
- ITIN letter from the IRS
- Two years of ITIN-filed tax returns
- Proof of consistent rental payment history (canceled checks or letters from landlords)
- Additional bank statements may be required
For USDA Rural Development loans, also:
- Household income documentation for all adults in the home (even those not on the loan)
- Documentation that the property is in an eligible rural area (your lender can confirm this)
Tip: A HUD-approved housing counselor can review your documents with you before you apply — for free or at very low cost. This step alone can prevent delays and surprises.
The doors worth knowing.
The following organizations are known to serve rural Middle Tennessee, including Humphreys County.
ALL 7 DOORS, BY NAME AND BY TOWN- 7
- SERVE IT
- 77
- ACROSS TN
Based in Fayetteville, Arkansas. A community development financial institution, certified by the U.S. Treasury to lend where a bank will not, and used to a file that is not clean. It lends SBA microloan money.
BEST FORCommunity lending where a bank has already said no, and working capital, equipment and payroll for a small business.Based in San Antonio, Texas. Treasury-certified as a CDFI, which is a mandate rather than a courtesy: reaching borrowers the mainstream market passes over is the job. It lends SBA microloan money.
BEST FORWorking capital, equipment and payroll for a small business, and community lending where a bank has already said no.Based in Abingdon, Virginia. A CDFI — a mission lender, not a branch network. It is measured on who it reaches, which is why a thin file is not the end of the conversation. It lends SBA microloan money.
BEST FORCommunity lending where a bank has already said no, and working capital, equipment and payroll for a small business.Based in Madison, Tennessee. A community development financial institution, certified by the U.S. Treasury to lend where a bank will not, and used to a file that is not clean.
BEST FORWorking capital, equipment and payroll for a small business, and community lending where a bank has already said no.
Don't fall into these traps.
Rural and working-class communities are frequently targeted by predatory lenders. Here is what to watch for in Humphreys County and across rural Middle Tennessee:
Rent-to-own or contract-for-deed agreements
These arrangements are common in rural areas where buyers may not qualify for traditional mortgages. They can be legitimate, but they are frequently exploitative. In a bad contract-for-deed, you pay for years and never build equity — and the seller can evict you for a missed payment without foreclosure protections. If you are offered a land contract or contract-for-deed, have a licensed Tennessee real estate attorney review it before you sign anything.
Balloon payment mortgages from private sellers
Some seller-financed deals include a balloon payment — meaning the full remaining balance is due after 5 or 7 years. If you cannot refinance by then (due to credit or income), you could lose the home. Ask specifically: "Is there a balloon payment?" Get the answer in writing.
Hard money lenders marketing to first-time buyers
Hard money loans are designed for experienced investors doing short-term flips. They carry rates of 10–15% or higher and terms of 6–24 months. They are not appropriate for someone buying a home to live in. If a lender pushes you toward a hard money loan for a primary residence, walk away.
Title loan and payday advance crossover products
Some companies market home-equity-like products that are actually high-cost short-term loans secured by your home. In Tennessee, title loans on real property carry very high risk of loss. Do not put your home up as collateral for a short-term consumer loan.
Pressure and urgency tactics
A legitimate lender will never tell you that an offer "expires tonight" or pressure you to sign documents without reading them. Take your time. Bring a trusted friend or family member. A HUD housing counselor can review any offer with you.
Fee-for-pre-approval scams
Pre-approvals from real lenders are free or very low cost. If someone asks for $200–$500 just to "pre-qualify" you for a loan, that is a red flag.
Unlicensed mortgage brokers
In Tennessee, mortgage loan originators must be licensed through the Tennessee Department of Financial Institutions (TDFI). You can verify any lender's license at the NMLS Consumer Access website (nmlsconsumeraccess.org). Always check before sharing your financial documents.
Everything below is set by Tennessee, and it reads the same in every county in it. Who opens the door is not: 2 of the 7 above will take an ITIN instead of a social security number.
The rules where you are.
Tennessee has its own rules and programs that affect homebuyers and small investors. Here are the most relevant ones for Humphreys County residents:
Tennessee Housing Development Agency (THDA)
THDA administers the state's primary homeownership assistance programs. Key programs include:
— A 30-year fixed-rate mortgage at a below-market rate, available through THDA-approved lenders statewide. Must be a first-time buyer OR have not owned a home in the past three years (with exceptions for targeted areas).
— Down payment assistance of up to $15,000 (as of 2024), structured as a second mortgage at 0% interest, due when you sell or refinance. This is not a grant — it is deferred, but it does need to be repaid.
— A reduced-interest program for active military, veterans, and their spouses.
— Hardest Hit Fund Down Payment Assistance, which has historically targeted Tennessee counties with economic hardship. Tennessee recording and closing costs: Tennessee charges a state deed transfer tax (also called a recordation tax) of $0.37 per $100 of value. On a $150,000 home, this is about $555. Budget for this in your closing costs. Tennessee foreclosure process: Tennessee is a non-judicial foreclosure state, meaning a lender can foreclose without going through court — typically in as little as 60 days after a Notice of Default. This makes it especially important to contact your lender or a HUD housing counselor immediately if you ever fall behind on payments. Property taxes in Humphreys County: Humphreys County's property tax rate is relatively modest compared to urban Tennessee counties. However, flood risk is a real factor — parts of the county, including areas near Waverly, experienced severe flooding in August 2021. If you are buying near flood-prone areas, verify FEMA flood zone status and budget for flood insurance, which is separate from standard homeowners insurance and can cost $500–$2,000+ per year depending on risk level.
(the Hall Tax on investment income was fully repealed in 2021), which slightly improves affordability for working families. Disaster recovery context: After the 2021 flooding, FEMA and state programs provided assistance, and some properties in Waverly and surrounding areas have since been rebuilt or elevated. If you are purchasing a previously flood-damaged property, request full disclosure of prior damage and any FEMA claims history. This is your legal right as a buyer in Tennessee.
The short version.
- 01
If you are trying to buy a home or a small investment property in Humphreys County, Tennessee, here is the short version of what this guide covers:
- 02
Start local. Community banks, credit unions like Ascend Federal or ORNL Federal, and CDFIs like Self-Help Credit Union understand rural Tennessee income patterns far better than large national lenders. They are your best first call.
- 03
Use THDA. The Tennessee Housing Development Agency's Great Choice loan program offers below-market rates and up to $15,000 in down payment help. It is one of the most underused tools available to working families in this state. Visit thda.org or ask any THDA-approved lender.
- 04
USDA loans are a real option here. Most of Humphreys County qualifies for USDA Rural Development loans, which can mean zero down payment. If nobody has mentioned this to you, ask specifically about it.
Same county, another question.
Business FinancingLoans, lines of credit, and capital for small businesses and contractorsSEE IT IN HUMPHREYS COUNTY →
Personal FinancingPersonal loans, credit building, and ITIN-friendly financing optionsSEE IT IN HUMPHREYS COUNTY →59TN COUNTIES WITH DOORSThe whole stateEvery county in Tennessee, in this same lane.77 institutions fund homes and repairs inside Tennessee county lines.OPEN THE STATE →Still don't see your situation?
Ask Iris. She'll explain it the way it should have been explained the first time.