Nicholasville sits at the sweet-spot intersection of affordability and growth. The median sale price of $240k is 38 % lower than neighboring Lexington, yet Jessamine County posted a 6.2 % appreciation rate last year—outpacing the state average. Inventory stands at 1.9 months, technically a seller’s market, but new subdivisions along the US-27 corridor are adding 300+ lots annually, keeping bidding wars in check.

• Entry-level sweet spot: $160k–$220k ranch homes in East Nicholasville and Brookside
• Move-up range: $240k–$350k new builds in Brannon Crossing and Maple Grove with HOA amenities
• Luxury stretch: $400k+ custom builds on 1-acre lots around Lake Mingo and Clear Creek

Interest rates hovering in the mid-6s have pushed some buyers to the sidelines, but NMHL’s 3-2-1 temporary buydown can drop your note by $200–$250 for the first year, easing the payment shock while you refinance later.

If you’re renting near Wilmore or commuting from Lexington, these Nicholasville pockets deliver the lowest monthly payment and strongest resale trajectory:

Brookhaven Corridor—Historic Charm, Modern Prices
Built in the 1940s–1960s, these 1,100–1,400 sq ft brick bungalows trade between $175k–$210k. Walk to the Jessamine County Public Library and the annual Farmer’s Market. Property taxes run $1,400–$1,600 annually—lower than county average because of the historic-tax freeze.

East Nicholasville—The FHA Goldmine
Small 3-bed ranches on 0.25-acre lots routinely list at $160k–$190k. With 3.5 % down, your total cash-to-close can be under $10k when you layer KHC’s $7,500 DAP. The area feeds into Rosenwald-Dupont Elementary, rated 8/10 by the state.

Brannon Crossing—New Builds, Zero Headaches
Starting at $240k, these HOA-governed homes include lawn care and snow removal. Builder incentives often cover the first year of taxes; pair with NMHL’s conventional-97 and PMI drops off at 78 % LTV, saving you $110/month vs. FHA.

Jessamine County’s combined rate for Nicholasville residents is 0.82 % of assessed value, one of the lowest in Kentucky. Assessed value equals 100 % of fair-market value, so a $240k home incurs roughly $1,968 annually—about $164/month in your escrow.

Breakdown per $240k home:

• Jessamine County: 0.64 % ($1,536)
• City of Nicholasville: 0.18 % ($432)
• School District: included in county rate

Homestead exemption saves $39,600 off assessed value for seniors 65+, cutting taxes by $325/year. Disabled veterans receive a full exemption on the first $180k of value—NMHL processes these exemptions at closing so your payment drops the very first month.

When you compare to neighboring Fayette County at 1.16 %, Nicholasville buyers save roughly $800/year on a similarly priced home—money that can fund a 3-2-1 buydown instead.

Nicholasville borrowers have access to one of the deepest benches of DPA options in the South. Here’s how to stack them:

Kentucky Housing Corporation (KHC)
Income limits for Jessamine County: $92,400 for a 2-person household. Regular DAP gives $10,000 at 3.75 % over 10 years; no resale restrictions. Pair with FHA, VA, RD, or conventional at 5 % down. KHC also offers a Market Rate Plus that gifts $7,500 at 0 % if you stay in the home five years.

Homes for Heroes – Jessamine County Local
Teachers, EMTs, firefighters, and nurses receive $7,500 forgivable after 36 months. Stack with KHC for a potential $17,500 total—enough to cover down payment and a chunk of closing costs on a $200k purchase.

USDA Rural Development—Still Eligible in 2024
Most of western Nicholasville (ZIP 40356) remains USDA-eligible; you can finance 100 % plus the 1 % guarantee fee. Income limit for 1–4 person household is $103,500. NMHL’s RD team can close these in 32 days average.

NMHL Community Heroes Grant
Our in-house program gifts $2,500 toward closing or rate-buydown for veterans, first responders, and foster parents. No repayment, no resale restrictions, and we accept credit scores down to 580.

National Mortgage Home Loans built its reputation on “yes” when other banks said “no.” Here’s how we serve Nicholasville:

Fresh-Start Conventional
One-year out of bankruptcy or foreclosure? 620 score? We can go to 95 % LTV with no PMI using our portfolio product. Last month we helped a nurse at Saint Joseph Jessamine purchase a $235k townhome in Maple Grove—her bankruptcy discharged 14 months prior.

Bank-Statement Express for Self-Employed
12 or 24 months of business or personal statements, no tax returns. We count 70 % of gross deposits and allow expense ratios up to 55 %. Perfect for horse-farm contractors, bourbon-barrel makers, and OnlyFans content creators who write off everything.

VA Advantage with 560 Score
We manually underwrite every VA loan in-house. If your residual income exceeds the regional guideline by 20 %, we can override credit-score overlays. Recent close: $275k new build on 1 acre off Shun Pike, 560 mid-score, 0 % down, 6.75 % rate.

One-Time Close Construction-to-Perm
Lot inventory is tight, so many buyers are building. Our OTC loan locks rate at application and converts to permanent financing without a second closing. Save $2,500 in duplicate closing costs and float down your rate once before drywall if market improves.

Credit-Score Simulator & Rapid Rescore
Our software shows you exactly which card balances to pay and which accounts to keep open. Average score lift last quarter: 38 points in 11 days.

In a market where homes receive multiple offers within 48 hours, a generic pre-qual letter won’t cut it. NMHL issues fully underwritten approvals—sellers treat them like cash because we’ve already verified income, assets, and credit.

3-Minute Online App: Secure link at nmhl.com/nicholasville—no impact to credit for initial soft pull.
Same-Day Review: Upload pay-stubs, W2s, and bank statements to our Kentucky portal by 11 a.m. and receive your letter by 5 p.m.
Local Underwriter Access: Questions on overtime, commission, or self-employment deductions? Talk directly to our Lexington underwriter—no 1-800 runaround.
Rate-Secure Guarantee: Lock up to 90 days while you shop; if rates drop by 0.25 % or more, float down once for free.

Whether you’re eyeing a $160k starter home on Boone Avenue or a $400k lakefront build in Crooked Creek, NMHL has the local data, grant contacts, and common-sense underwriting to close your loan on time. Join the 312 Nicholasville families we helped already this year and get keys in as little as 14 days.