Loan Limits / Tennessee / Dickson County
2026 Loan Limits · Tennessee · NASHVILLE-DAVIDSON--MURFREESBORO--FRANKLIN, TN
Dickson County, TN.
2026 conforming and FHA loan limits, calibrated to a median sales price of $895,000. This county is designated high-cost — conforming limits exceed the national baseline.
Median Sales Price
$895,000
Per HUD CHUMS, 2026
Conforming 1u Limit
$1,029,250
High-cost
FHA 1u Limit
$1,029,250
Mid-tier
Jumbo Threshold
> $1,029,250
1-unit · loans above this are jumbo
Conforming (Fannie / Freddie)
High-cost| 1-unit (single-family) | $1,029,250 |
| 2-unit (duplex) | $1,317,650 |
| 3-unit (triplex) | $1,592,700 |
| 4-unit (fourplex) | $1,979,350 |
FHA Forward (203b)
Mid-tier| 1-unit (single-family) | $1,029,250 |
| 2-unit (duplex) | $1,317,650 |
| 3-unit (triplex) | $1,592,700 |
| 4-unit (fourplex) | $1,979,350 |
About this county
About Dickson County
Dickson County is a county located in the U.S. state of Tennessee. As of the 2020 census, the population was 54,315. Its county seat is Charlotte. Dickson County is part of the Nashville-Davidson–Murfreesboro–Franklin, TN Metropolitan Statistical Area. Dickson County is home to Tennessee's oldest courthouse in continuous use, built in 1835. This is the second courthouse in Charlotte as the first one, a log building, was destroyed in the Tornado of 1833, which destroyed all but one building on the courthouse square. Read more on Wikipedia →
Population
55,197
U.S. Census ACS 2023
Median Household Income
$73,223
U.S. Census ACS 2023
Median Home Value (Census)
$272,700
Owner-occupied · ACS 2023
Owner-Occupancy Rate
80%
Of occupied housing
What these limits mean for buyers in Dickson County
The 2026 conforming 1-unit limit for Dickson County is $1,029,250. Loans at or below this amount can be sold by the originating lender to Fannie Mae or Freddie Mac, which keeps pricing tight and underwriting consistent. Because Dickson County is designated a high-cost area, the limit exceeds the national baseline of $832,750.
For FHA financing, the 2026 1-unit limit is $1,029,250. The HUD CHUMS table pegs the median sales price for Dickson County at $895,000. Dickson County is in HUD's FHA high-cost tier — its limit sits between the national floor of $541,287 and the ceiling of $1,249,125, calculated as 115% of the area median.
Practical takeaway. The median sales price in Dickson County ($895,000) is below both limits — FHA, conventional, and VA financing all cover median-priced purchases here. Choice between programs comes down to credit, down payment, and overlay differences.
How the limits are set
Conforming limits come from the Federal Housing Finance Agency (FHFA), which adjusts them each year based on changes in the FHFA Housing Price Index. FHA limits come from HUD: the national floor is $541,287 (65% of conforming baseline), the ceiling is $1,249,125 (150% of conforming baseline), and counties between are calculated as 115% of the area median sales price.
Multi-unit and house-hacking math
Dickson County 2-, 3-, and 4-unit conforming limits are $1,317,650, $1,592,700, and $1,979,350 respectively. If you're house-hacking — owner-occupying one unit of a 2-4 unit property — these are the limits that matter, and the rental income on the other units can be used to qualify. FHA and VA both finance owner-occupied 2-4 unit properties at their own multi-unit limits.
Limits effective 2026 per HUD CHUMS publication. Sourced GSE and FHA files. Generated 2026-04-26.
Buying in Dickson County?
We'll structure the loan against the right limit and the right program. Conforming, FHA, VA, jumbo — all in-house.