Your Nashville area trusted guide to get you from 'thinking about it' to 'holding the keys'.
First-Time Homebuyers
You're in the right place
Buying your first home is one of the most significant decisions you'll ever make. It can also feel overwhelming — mortgages, inspections, offers, closing costs... there's a lot to navigate. That's exactly why Thomas loves working with first-time buyers. He's patient, thorough, and will make sure you understand every step before you take it.
No pressure. No rush. Just honest guidance from someone who genuinely cares about getting it right for you.
Some areas of Wilson County — including parts of Lebanon and Watertown — qualify for USDA loans, which require zero down payment for eligible buyers. Ask me if your target area qualifies before you assume you need 20% down.
DID YOU KNOW?
Common first-time buyer myths - Busted
MYTH: "I need 20% down."
MYTH: "My credit has to be perfect."
MYTH: "I can't afford a home in this market."
MYTH: "Using a Buyer's Agent costs me money."
MYTH: "I should wait until rates drop."
THE TRUTH: FHA loans require 3.5% down. Some programs require 0%. 20% is great but rarely required.
THE TRUTH: FHA loans accept scores as low as 580. Conventional loans start around 620.
THE TRUTH: Wilson County still has great entry-level inventory, especially compared to Davidson County.
THE TRUTH: My Buyer representation is free to you - the Seller pays the commission.
THE TRUTH: Waiting often means higher home prices. You can always refinance; you can't recover lost equity.
MYTH: "I should get pre-approved after I find a home."
THE TRUTH: Pre-approval should always come first - Sellers won't consider offers without it.
FIRST-TIME BUYER PROGRAMS
Tennessee offers several programs specifically designed to help first-time buyers get into a home. Thomas can connect you with lenders who specialize in these:
🏦 THDA Great Choice Home Loan
Tennessee Housing Development Agency (THDA) offers below-market interest rates and down payment assistance of up to 6% for eligible first-time buyers. Income and purchase price limits apply.
🌾 USDA Rural Development Loan
Zero down payment for homes in eligible rural areas — and parts of Wilson County qualify! Great for Lebanon, Watertown, and surrounding communities.
🎖️ VA Loan
If you or your spouse has served in the military, you may qualify for a VA loan with zero down payment, no PMI, and competitive rates.
🏠 FHA Loan
The most popular first-time buyer loan. Low 3.5% down payment, flexible credit requirements, and available on most property types.
📋 Conventional 3% Down
For buyers with good credit (620+), conventional loans with just 3% down offer lower long-term costs than FHA in many cases.
Communities in Wilson County with Lower Home Price Points
Wilson County is one of the best-kept secrets in Middle Tennessee for First-time Buyers — affordable entry points, excellent schools, and strong appreciation potential.
Lebanon — diverse inventory from starter homes to move-up properties, great community feel
Mt. Juliet — higher price points but exceptional schools and amenities
Watertown — most affordable prices in the county, rural charm, some USDA-eligible areas
Gladeville/Laguardo — rural setting, newer construction, growing area
Castle Heights area (Lebanon) — established neighborhood, walkable, great value
New developments near Hwy 231 and I-40 corridors offering affordable new builds
Ready to take the first step?
DOWNLOAD THE FREE GUIDE
I regularly work with buyers who are navigating the homebuying process for the first time, and I understand how many questions can come with that experience. If you would like to talk through what may be possible for you, I am always happy to have a relaxed, no-pressure conversation and help you explore your options.
(615) 917-4158
millerlandandluxury@gmail.com
