With only 1.4 months of resale inventory—well below the balanced 6-month mark—Hendersonville is a seller’s market where pre-approval letters must be rock-solid. Waterfront parcels along Sanders Ferry Road or Drakes Creek see median list prices of $650 k, while entry-level ranches around East Main and Walton Ferry list closer to $325 k. New construction is concentrated in the 37075 growth corridor near Vietnam Veterans Boulevard, where builders like Drees and Jones Company offer rate-buy-down incentives that NMHL can stack with THDA grants. Because Sumner County’s reappraisal cycle is every five years, property-tax surprises are rare; expect assessed values to tick up 3-4 % annually, well below the 8 % statewide average.

• Median DOM: 11 days (April 2024)
• List-to-sale ratio: 101 %
• Price per sq ft: $214 (up 9 % YoY)

Lakefront Luxury: Club Estates and Indian Lake Peninsula boast 100-ft shoreline lots; expect $700 k–$1.2 M price tags and HOA dues of $400/yr that NMHL’s jumbo program can finance into the loan.

Mid-Range Family Pockets: Saundersville Station and Autumn Creek offer 2,400-sq-ft brick homes built 2005-2015, walking distance to Drakes Creek Park; $400 k–$475 k range.

Starter-Friendly: Around Anderson Drive and West Main, 1970s ranch homes on quarter-acre lots trade for $300 k–$325 k and qualify for THDA’s 3 % down plus $15 k forgivable second.

Golf & Gated: The residential side of the Country Hills Golf Course has seen 18 % appreciation since 2021; HOA maintains common areas so buyers can put 3.5 % down via FHA even with gated entry.

NMHL layers assistance so you bring as little as $500 to closing. Combine these sources:

• THDA Great Choice first mortgage—30-yr fixed at 0.25 % below market
• THDA Great Choice Plus—$15 k 0 % second, forgiven year 5
• Hendersonville Workforce Housing—$7,500 for buyers earning ≤ 80 % AMI
• NMHL 3-2-1 buy-down—seller can pay 2 % in points to drop rate 1 % first year

On a $350 k townhouse in Walton Crossing, total out-of-pocket can be $1,200 (earnest money refunded at closing).

Sumner County’s average VantageScore is 683, but 28 % of renters here fall below 620. NMHL’s credit-repair concierge partners with local Hendersonville nonprofit Sumner Housing Solutions to provide free triage. Typical timeline: 60-90 days to gain 40 points by paying down revolving balances under 30 % and removing duplicate medical collections. Once you hit 580, we can pre-approve you for FHA with 3.5 % down on a $300 k cottage near Memorial Park. If you’re rebuilding after a Chapter 7, Hendersonville’s two-year housing wait is waived for VA buyers who can document 12 months of on-time rent; NMHL has closed three lakefront VA loans this year for veterans with 580 scores.

Hendersonville’s Veteran population exceeds 11 %, and Old Hickory Lake is a magnet for retired Fort Campbell and Smyrna personnel. NMHL’s VA zero-down program covers purchase prices up to $766,550 in Sumner County without PMI. We also finance the VA Funding Fee into the loan so you can conserve cash for lake toys. Recent example: $485 k lakefront home on Cages Bend—veteran used seller-paid 4 % concessions to cover escrow and prepaid taxes, walked in with $0. 100 % disabled vets receive Sumner County property-tax exemption, saving roughly $2,800 annually on that same house.

Because Hendersonville sits 25 minutes from Music Row, we underwrite dozens of touring musicians, producers, and rideshare drivers every quarter. NMHL’s 24-month bank-statement program qualifies you at 100 % of gross deposits with no tax transcripts required; average approved loan size last quarter was $525 k. We also accept just 12 months of statements if your credit score is 700+, helpful for buyers eyeing new construction in Arlington Park. For Lyft and Uber operators, we average the last two years of 1099 income and allow mileage as a business add-back—something big-box banks won’t do. If you receive royalty income from songs or publishing, we count 70 % of the average of your last two years’ royalty statements toward qualifying income.