Jumbo Mortgage Calculator for Franklin, TN (2026)

Key takeaway

Enter a price, down payment and rate to see the full monthly cost of a Franklin home and whether the loan is jumbo. In Williamson County a loan above $1,029,250 is jumbo in 2026, so a $1.5 million home with 20% down ($1,200,000 loan) is jumbo, while a $1.2 million home with 20% down ($960,000) is not. With the defaults, the payment comes to about $8,698 a month before insurance and HOA dues.

How the calculator works

The calculator takes your price minus your down payment as the loan amount, then works out a fixed monthly principal and interest payment over the term you choose. It adds property tax (a percentage of the price, divided by 12), your annual insurance quote divided by 12, and your monthly HOA dues. Nothing you enter is saved or sent anywhere.

The interest rate starts at Freddie Mac's 30-year fixed average from its weekly Primary Mortgage Market Survey. That survey tracks conforming loans, and each lender quotes its own jumbo rate, so replace it with a real quote as soon as you have one. Under the result, the calculator tells you whether the loan is above or within the 2026 conforming limit for Williamson County.

The property tax default, and how to change it

Tennessee taxes a home on 25% of the Assessor's appraised value, multiplied by a rate per $100 of that assessed value. To turn a rate into the percentage the calculator asks for, multiply it by 0.25. The default of 0.39% is the 2026 rate inside Franklin city limits outside the Franklin Special School District ($1.566 per $100 × 25% = 0.3915%, rounded). Change it to match where the home is:

Where the home is	2026 rate per $100 assessed	Enter in the calculator	Annual tax at $1.5M
County only (unincorporated, outside FSSD)	$1.30	0.33%	$4,875
City of Franklin, outside FSSD	$1.566	0.39%	$5,872.50
Outside Franklin, inside FSSD	$1.9773	0.49%	$7,414.88
City of Franklin, inside FSSD	$2.2433	0.56%	$8,412.38

Most of Leiper's Fork and College Grove is unincorporated, so the county-only rate usually applies there; confirm the parcel. Whether an address is inside the Franklin Special School District is an address check, explained in the Franklin schools guide.

Two cautions. The bill is based on the Assessor's appraised value, not your purchase price, and Williamson County last reappraised every property in 2025 on a four-year cycle, so look the parcel up in the Assessor's database. The annual figures above assume the appraised value equals the price. The Williamson County property tax guide has the full rate table, due dates and relief programs.

The 2026 conforming limit in Williamson County

The 2026 conforming loan limit for a one-unit home in Williamson County is $1,029,250. FHFA's national baseline is $832,750, but Williamson County is part of the Nashville metro area, which FHFA treats as high-cost, so the local limit is higher. Conforming limits are the largest loans Fannie Mae and Freddie Mac will buy; a loan above the county's limit is a jumbo loan.

Prices that stay conforming

Working back from the limit, the highest price that keeps the loan conforming is about $1,143,611 with 10% down, $1,286,562 with 20% down and $1,372,333 with 25% down. To keep a $1.5 million purchase conforming, you would need $470,750 down, about 31.4%.

Monthly payments at 7.28%

At Freddie Mac's 30-year average of 7.28% for the week of October 1, 2026, principal and interest come to $6,568.44 a month on a $960,000 loan ($1.2 million price, 20% down), $8,210.55 on $1,200,000 ($1.5 million, 20% down) and $10,947.40 on $1,600,000 ($2 million, 20% down). Add property tax: at the 2026 City of Franklin rate outside the special school district, that is $489.38 a month at $1.5 million and $652.50 at $2 million. The jumbo loans guide explains what lenders look at once a loan crosses the limit.

What the result leaves out

Insurance and HOA dues

Both fields start at zero because there is no reliable published figure for them. Enter your insurance quote and the HOA's current dues; across Franklin's $1M+ communities, dues range from a few hundred dollars a year to several hundred a month, and golf or club memberships are billed separately. The community pages, such as Westhaven and Laurelbrooke, list what MLS records show.

Costs paid once, at closing

Tennessee's realty transfer tax ($0.37 per $100 of the price, which the law makes the buyer's) and its mortgage tax (11.5 cents per $100 of the loan after the first $2,000) are paid at closing, not monthly. On a $1.5 million home with a $1,200,000 loan, that is $5,550 and $1,377.70. Title, lender and closing fees are on top: see Tennessee closing costs.

Your lender's terms

Jumbo lenders set their own requirements for down payment, credit, cash reserves and debt-to-income, and their own rates. Treat the result as an estimate to compare homes, not a loan offer.

Common questions

What is the jumbo loan limit in Williamson County, TN for 2026?

Any loan above $1,029,250 on a one-unit home is a jumbo loan in Williamson County in 2026. That is the county's conforming loan limit, set by FHFA. It is higher than the $832,750 national baseline because Williamson County is part of the Nashville metro area, which FHFA treats as a high-cost area. FHFA publishes the next year's limits each November.

How much do I need to put down to avoid a jumbo loan on a $1.5 million home?

To keep the loan at or under Williamson County's 2026 conforming limit of $1,029,250, you would need $470,750 down on a $1.5 million home, about 31.4% of the price. With 20% down, the loan is $1,200,000, which is jumbo. With 20% down, the highest price that keeps the loan conforming is about $1,286,562.

What is the monthly payment on a $1.5 million home in Franklin?

With 20% down and a 30-year loan at 7.28%, Freddie Mac's average for the week of October 1, 2026, principal and interest on the $1,200,000 loan come to $8,210.55 a month. Property tax at the 2026 City of Franklin rate outside the special school district adds about $489. Insurance and HOA dues come on top, and jumbo rates vary by lender.

What property tax rate should I use for a home in Franklin?

Multiply the 2026 rate per $100 by 25%. Inside Franklin city limits but outside the Franklin Special School District, $1.566 becomes about 0.39% of value; inside the district, $2.2433 becomes about 0.56%; on a county-only parcel, $1.30 becomes about 0.33%. The bill uses the Assessor's appraised value, so check the parcel in the Williamson County Assessor's database.

Why doesn't the calculator include insurance?

There is no reliable published premium for a $1M+ home in Franklin, and a made-up default would understate or overstate your payment. Quotes depend on the house, the land and your history. Get a quote during your inspection period and enter the annual figure in the insurance field. Check the flood zone on FEMA's Flood Map Service Center as well.

Is the rate in the calculator a jumbo rate?

No. The default is Freddie Mac's weekly average for 30-year fixed loans, which tracks conforming mortgages. Each lender prices its own jumbo loans, and the rate depends on your credit, down payment, reserves and the property. Replace the default with the rate a lender quotes you to see your real payment.

Sources

Brianna Morant

I have worked in real estate for more than 20 years. In 2013 I founded Oak Street Real Estate Group with Benchmark Realty, and I lead every listing the team takes on. Here I focus on homes from $1 million in Franklin, Leiper's Fork and College Grove. If you are thinking of selling, I would be glad to tell you what your home could sell for.

Realtor®, Benchmark Realty, LLC. General information, not legal, tax or lending advice.

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Jumbo mortgage calculator for Franklin, TN

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