THDA Great Choice + Great Choice Plus DPA
Quick answer: What is the Tn Thda program and who qualifies?
Tn Thda is a down payment assistance program administered by a housing finance agency or local government. The award amount, repayment structure, income caps and purchase-price caps shown on this page come from the agency's own published terms, and the agency — not this site — decides eligibility and whether funds are currently available.
TL;DR
- Terms below are taken from the administering agency's published documents.
- Award structure decides what it costs you if you sell or refinance early.
- Funding can pause without notice; confirm availability before you write an offer.
Quick questions
- How do I apply?
- Through a lender approved by the administering agency, after you're pre-approved for the first mortgage.
- Can it be combined with other assistance?
- Sometimes. Layering depends on each program's rules about subordinate financing.
Published Last updated
- Reviewed September 2026
- Data verified August 28, 2026
- Data source: Florida Housing Finance Corporation; Colorado Housing and Finance Authority
State Housing Finance Agency first-mortgage plus down payment and closing cost assistance for eligible primary-residence buyers in TN. Structures include grants, forgivable second liens and 0% deferred seconds depending on the loan option chosen. Income, purchase price and credit limits vary by county and program tier — verify current terms on the agency's own site.
What you'd owe back
A recorded lien with no monthly payment. The full balance comes due on sale, refinance, transfer or payoff of the first mortgage.
Funding status
Funding unconfirmedWe have not independently confirmed current funding for this program. Treat the terms below as research and verify availability with the administrator before relying on it.
Check current funding on THDAWhat the money can be used for
Funds are advanced at closing as a recorded second lien with no monthly payment, applied to your down payment and closing costs, and repaid when you sell, refinance or pay off the first mortgage.
- Down payment on an owner-occupied purchase.
- Closing costs and prepaid items, where the administering agency permits it — confirm the split before you write an offer.
- The home must be your primary residence. Investment and second homes are not eligible.
- Funds are delivered at the closing table. They cannot pay your earnest money deposit, inspection or appraisal up front.
- Assistance cannot be taken as cash back at closing; anything left over is normally applied to the loan balance or returned to the program.
Steps to get this program
- 1
Confirm the property location qualifies
Confirm the property sits inside the program's service area, which is defined by the address rather than by where you live now.
- 2
Check the income limit for your county and household size
Income limits are published by THDA, usually by county and household size, and are recalculated annually. Confirm the current figure for your county before you rely on this program.
- 3
Confirm credit and first-mortgage eligibility
This program sets a minimum credit score of 620. Your first mortgage carries its own minimum, and the higher of the two governs your file.
- 4
Get pre-approved with a participating lender
Assistance is delivered through the first mortgage, so it has to be originated by a lender approved for this specific program. Confirm participation in writing before you go under contract.
- 5
Complete homebuyer education
Check whether an approved homebuyer education certificate is required. Most programs require one, and it is always a closing condition when they do.
- 6
Reserve the funds
Assistance allocations are finite and are reserved by your lender, usually once you are under contract. Eligibility alone does not secure money — the reservation does.
- 7
Close and keep your documents
You will sign a note and a second mortgage at closing alongside your first mortgage. Keep the recorded documents — you will need them to refinance, request forgiveness or sell.
Is this program right for me?
Your debt-to-income ratio is tight
There is no monthly payment on the assistance, so it does not reduce the loan amount you qualify for. The balance is repaid at sale or refinance.
Open to repeat buyers
This program does not require first-time buyer status, so a previous home does not rule you out.
Credit score of 620 or above
Your first mortgage sets its own minimum as well, and the higher of the two applies to your file.
Income limits apply by county
Nearly every program of this kind caps income by county and household size. Check the current table before you rely on it.
Not for investment or second homes
The home has to be owner-occupied as your primary residence, and most programs require occupancy to continue for a defined period.
Program details
- Administered by
- THDA
- Where it applies
- Tennessee
- Assistance amount
- Amount varies — verify with the administrator
- Minimum credit score
- 620
- Income limit
- Set by the administering agency, usually by county and household size
- First-time buyer required
- No
- Compatible first mortgages
- FHA, Conventional, VA, USDA
- Occupancy
- Owner-occupied primary residence only
- Funding status
- Unconfirmed — verify with the administrator
THDA Great Choice + Great Choice Plus DPA — common questions
What is THDA Great Choice + Great Choice Plus DPA?
THDA Great Choice + Great Choice Plus DPA is a deferred-second-mortgage offered by THDA in TN. State Housing Finance Agency first-mortgage plus down payment and closing cost assistance for eligible primary-residence buyers in TN. Structures include grants, forgivable second liens and 0% deferred seconds depending on the loan option chosen. Income, purchase price and credit limits vary by county and program tier — verify current terms on the agency's own site. Program rules are set by the administering agency, change without notice and can run out of funding mid-month, so confirm anything you plan to rely on directly with them before you write an offer.
How much assistance does THDA Great Choice + Great Choice Plus DPA provide?
We do not have a published award amount recorded for THDA Great Choice + Great Choice Plus DPA. Ask THDA for the current maximum before you rely on it.
Do I have to repay THDA Great Choice + Great Choice Plus DPA?
THDA has not published repayment terms we can quote here. Ask them for the note terms in writing before you rely on this program.
Who is eligible for THDA Great Choice + Great Choice Plus DPA?
THDA qualifies applicants on household income, credit, occupancy and property location. The recorded rules for this program are shown in the details table on this page; anything not listed there should be confirmed with the agency.
What credit score does THDA Great Choice + Great Choice Plus DPA require?
The recorded minimum for THDA Great Choice + Great Choice Plus DPA is a 620 credit score. Your first mortgage lender may require a higher score, and meeting the minimum does not by itself qualify you.
Is there an income limit for THDA Great Choice + Great Choice Plus DPA?
THDA tests household income against limits published by county and household size. We do not have a single monthly figure recorded for THDA Great Choice + Great Choice Plus DPA; check the agency's current table.
Is there a purchase-price limit for THDA Great Choice + Great Choice Plus DPA?
No sales-price cap is recorded for THDA Great Choice + Great Choice Plus DPA. Many programs still apply the county FHA loan limit as a practical ceiling, so check both.
Do I have to be a first-time buyer to use THDA Great Choice + Great Choice Plus DPA?
No first-time buyer requirement is recorded for THDA Great Choice + Great Choice Plus DPA, which makes it usable by repeat buyers who still meet the income, credit and occupancy rules.
Which mortgage types can be combined with THDA Great Choice + Great Choice Plus DPA?
THDA Great Choice + Great Choice Plus DPA is recorded as compatible with FHA, conventional, VA and USDA financing. The assistance sits behind the first mortgage as a second lien or is credited at closing, depending on the structure.
Is homebuyer education required for THDA Great Choice + Great Choice Plus DPA?
No education requirement is recorded for THDA Great Choice + Great Choice Plus DPA. Many agencies add one anyway, and a HUD-approved course strengthens any assistance file.
Can I use THDA Great Choice + Great Choice Plus DPA on an investment property?
No. THDA Great Choice + Great Choice Plus DPA requires the home to be your primary residence. Assistance programs exist to create owner-occupants, and occupancy is normally certified at closing and enforced through the second-lien note.
Does THDA Great Choice + Great Choice Plus DPA charge interest?
No interest terms are recorded for THDA Great Choice + Great Choice Plus DPA. Grants and many deferred seconds carry no interest, while repayable seconds usually do — get the note terms in writing from THDA.
Is THDA Great Choice + Great Choice Plus DPA currently funded?
We do not have a current funding status recorded for THDA Great Choice + Great Choice Plus DPA. Assistance is normally reserved first-come, first-served and can be committed mid-round, so a participating lender should reserve funds for you before you rely on the program.
How do I apply for THDA Great Choice + Great Choice Plus DPA?
Apply through a lender that participates in the program, not the agency directly. The lender qualifies you for the first mortgage, reserves the assistance, collects the education certificate if required, and handles the second-lien documents at closing. The official program page is https://thda.org/homebuyers.
Where can I verify the current terms of THDA Great Choice + Great Choice Plus DPA?
Use the official source we monitor for this page: https://thda.org/homebuyers (THDA). Simply Approved Mortgages LLC is not affiliated with, endorsed by, or acting on behalf of any government agency or housing finance agency, and the information here is research rather than an approval.
See your own numbers
Free tools using current stored limits and your inputs. Estimates are educational, not loan offers.
- Repayable DPA estimatorSee how a repayable second mortgage could affect a monthly budget.Open tool
- Eligibility checkAnswer a few questions to see which program types may fit.Open tool
- Affordability calculatorEstimate a comfortable price range from your income and debts.Open tool
Want a personalized quote?
Buying in Florida or Colorado? Request a scenario review from a licensed mortgage broker.
October 2026 THDA Great Choice + Great Choice Plus DPA Program Review
We reviewed THDA's published program notices, assistance amount, income and purchase-price limits, funding availability signals and eligibility and repayment terms relevant to this page. No material changes requiring substantive revisions were identified this month. The information and sources shown here remain current as of our latest review.
- Checked: THDA's published program notices
- Checked: assistance amount, income and purchase-price limits
- Checked: funding availability signals
- Checked: eligibility and repayment terms
- Sources:
- Florida Housing Finance Corporation; Colorado Housing and Finance Authority
- Data last verified:
- 2026-08-28
This page's scheduled monthly review is overdue. The section above reflects our latest completed review, not a new one for the current month.
Current data & page updates
- Page last reviewed
- September 29, 2026
- Page last substantively updated
- September 29, 2026
- Data last verified
- August 28, 2026
- Primary sources
- Florida Housing Finance Corporation; Colorado Housing and Finance Authority
- Next scheduled review
- October 29, 2026
- Current monthly review
- October 2026
- Live data feed
- No
This page is past its scheduled review date and is queued for the next review cycle.
Program terms are set and changed by the administering agency without notice to us. This page is educational and is not an approval, a commitment to lend, or a guarantee that funds are available. Simply Approved Mortgages LLC does not administer this program unless it is explicitly identified as a wholesale-lender program we broker.
How down payment assistance helps you buy
Down payment assistance closes the cash gap between what a lender will lend and what a seller needs at the closing table. For most buyers it is the difference between purchasing this year and saving for another three to five. Terms and availability are set by each administering agency and can change or run out of funding without notice.
You buy years sooner
Saving a 5% down payment on a median-priced home usually takes several years. Assistance covers most or all of that gap now, so your timeline is set by your credit and income rather than by your savings balance.
Your own cash stays intact
Because the assistance funds the down payment and, on many programs, closing costs, your savings can stay where they belong — reserves, moving costs, and the repairs that show up in the first year.
Often no monthly payment added
Grants and forgivable or deferred second mortgages add nothing to your monthly payment. Only a repayable second creates a second monthly obligation, and every program card on this site states which structure applies.
It stacks with normal financing
Assistance attaches to a standard FHA, conventional, VA or USDA first mortgage originated by a lender approved for that program, so you are not trading away loan choice to use it.
What you have to meet
- Income limit
- Household or qualifying income must fall at or below a published cap, set by county and usually adjusted for household size. This is the most common disqualifier, so check it first.
- Purchase-price cap
- Most programs limit the acquisition cost of the home, and the cap can differ between new construction, existing homes and federally targeted areas.
- First-time buyer status
- Commonly defined as no ownership interest in a primary residence for the past three years. Veterans and targeted-area purchases are frequently exempt.
- Credit score
- Program minimums typically sit in the low-to-mid 600s, and the first mortgage carries its own minimum. The higher of the two governs your file.
- Owner occupancy
- The home must be your primary residence. Investment and second-home purchases are not eligible, and moving out during a forgiveness period usually accelerates repayment.
- Homebuyer education
- Most programs require an approved course certificate before closing. It takes a few hours online — take it early, because it is a hard closing condition.
- Participating lender and reservation
- Funds are delivered through the first mortgage and reserved by an approved lender, normally once you are under contract. Eligibility alone does not hold money; the reservation does.
A realistic timeline
- Week 1Check the county income and price limits, pull your own credit report, and start the homebuyer education course.
- Week 1–2Work with a lender approved for the specific assistance program you want to use to confirm your financing.
- Week 2–8Shop inside the program's eligible area and price cap, then write an offer that allows time for the assistance paperwork.
- At contractYour lender reserves the assistance funds while the file moves through underwriting.
- At closingFunds are wired to the closing agent and applied to your down payment and permitted closing costs — they are never paid to you as cash.
Timelines are illustrative and vary by program, lender and market. Nothing here is an offer of credit, an approval, or a guarantee of assistance eligibility, funding availability or any particular term.
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Equal Housing Opportunity
Broker identification. Simply Approved Mortgages LLC is a mortgage broker and is not a direct lender. We arrange residential mortgage loans with third-party lenders and do not make the lender's final credit decision or fund the loan. We arrange residential mortgage loans in Florida and Colorado.
Down payment assistance programs. Down payment and closing-cost assistance programs listed or referenced on this site may be administered by third parties, including state housing finance agencies, cities, counties, Federal Home Loan Banks, nonprofit organizations, lenders, and other program sponsors. Simply Approved Mortgages LLC does not administer, control, fund, or guarantee third-party assistance unless expressly stated otherwise.
Listing or displaying a program does not constitute an offer of that program, a representation that funding is currently available, or a determination that a borrower or property qualifies. Program availability, funding, assistance amounts, income limits, purchase-price limits, credit requirements, occupancy requirements, geographic restrictions, homebuyer education requirements, participating-lender requirements, repayment terms, and other eligibility criteria vary by program and may change or become unavailable without notice. Eligibility and current program terms must be confirmed for the particular transaction.
Types of assistance. Down payment or closing-cost assistance may be structured as a grant, forgivable loan, deferred-payment loan, repayable second mortgage or other form of assistance. Assistance structured as a lien or secondary financing may be subject to repayment, forgiveness, occupancy, resale, refinance, or other conditions. Assistance should not be considered "free money" unless the applicable program documents expressly provide that the assistance is a grant with no repayment obligation.
Receiving or potentially qualifying for down payment assistance does not guarantee mortgage approval, guarantee receipt of assistance, or necessarily eliminate all funds that a borrower may be required to contribute to a transaction.
Credit and program terms. All loans are subject to lender credit approval, underwriting, acceptable appraisal, title review, insurance, and supporting documentation. Eligibility, programs, rates, APRs, points, fees, payments, terms, loan amounts, down-payment requirements, and availability may vary based on borrower, property, occupancy, credit profile, loan-to-value ratio, debt-to-income ratio, lender, assistance program, and location and may change without notice. Not all borrowers, properties, products, or programs will qualify or be available in every location. Nothing on this site constitutes a loan approval, rate lock, offer, commitment to lend, guarantee of assistance, or guarantee of closing.
Rates, payments and calculators. Rates, APRs, payments, down payments, estimated assistance amounts, affordability, home prices, closing costs, savings, and other calculator or scenario results displayed on this site are estimates or illustrations unless expressly stated otherwise. Actual eligibility, assistance, and loan terms may differ. Taxes, homeowners insurance, mortgage insurance, association dues, lender charges, broker compensation, discount points, third-party charges, and other costs may apply. Advertised rates, payments, APRs, down payments, and other credit terms are subject to the assumptions and disclosures presented with the applicable advertisement.
Government affiliation. Simply Approved Mortgages LLC is not a government agency and is not affiliated with, acting on behalf of, sponsored by, or endorsed by HUD, FHA, VA, USDA, any housing finance agency, or any other federal, state, or local government agency. References to government agencies, housing authorities, assistance programs, data, forms, or resources are provided for informational purposes and do not imply sponsorship or endorsement of Simply Approved Mortgages LLC.
Fair lending. Equal Housing Opportunity. Simply Approved Mortgages LLC conducts business in accordance with applicable federal and state fair-housing and equal-credit-opportunity laws and does not discriminate on any prohibited basis.
No professional advice. Content on this site is educational and general in nature and is not legal, tax, accounting, financial, or investment advice. Borrowers should review the applicable program documents and consult qualified professionals regarding their individual circumstances.