— EXPLORE MORTGAGE SOLUTIONS BY REGION

— SPECIALIZED FINANCING

Tennessee’s zero state income tax is the strongest financial relocator story in the eastern United States. For high-income buyers relocating from California, New York, Illinois, or other high-tax states, the elimination of state income tax can represent tens of thousands of dollars in annual savings — creating a compelling financial case for Tennessee residency that has driven sustained luxury buyer demand across the Nashville metro and its affluent suburbs.

Key relocator markets include:

• Williamson County – Franklin and Brentwood, consistently ranked among the wealthiest communities in the Southeast
• Nashville – urban luxury condominiums, high-rise residences, and historic estate neighborhoods
• Wilson and Rutherford counties – growing suburban luxury markets for buyers seeking more space

Common financing scenarios for high-income relocating buyers include:

• Jumbo and portfolio loan amounts for luxury primary residences in Franklin and Brentwood
• Bank statement and asset-based qualification for self-employed business owners and executives
• Bridge financing for buyers simultaneously selling California, New York, or Illinois property
• Entertainment and music industry income documentation for Nashville borrowers

→ Explore Middle Tennessee Mortgage Programs

— PROPERTY TYPES

The Great Smoky Mountains National Park is the most visited national park in the United States – drawing over 13 million visitors annually and generating one of the strongest short-term rental investment markets in the country. Gatlinburg, Pigeon Forge, Sevierville, and the surrounding Sevier County communities have developed a massive vacation rental infrastructure of log cabins, chalet-style condominiums, and resort cluster developments that attract investors from across the country seeking strong cash flow and long-term appreciation.

Common financing considerations in the Smoky Mountain market include:

• Non-warrantable cabin condominium and chalet resort project classifications
• Strong short-term rental income and DSCR qualification demand
• Second-home and investment property classifications
• Unique property types – log cabins, A-frames, and chalet-style structures requiring specialized appraisal
• Out-of-state investor demand with self-employed and complex income profiles

For resort condominium and non-warrantable project financing:
→ PrimeResort™ Condo Financing

For DSCR and investor cash flow programs:
→ DSCR / Investor Cash Flow Loans
→ Explore East Tennessee Mortgage Programs

— SPECIALIZED FINANCING

Nashville’s global identity as Music City creates a unique concentration of entertainment professionals, songwriters, producers, label executives, touring musicians, and creative industry entrepreneurs whose income structures frequently involve royalties, performance income, irregular pay cycles, and self-employment that do not align with traditional W-2 documentation requirements. Non-QM programs provide flexible qualification paths for these borrowers.

Available Non-QM programs well-suited for Nashville entertainment borrowers include:

• Bank statement loans – qualification based on 12 or 24 months of business or personal deposits
• Asset-based qualification – qualification based on liquid and investable asset reserves
• 1099 loan programs – for independent contractors and freelance creative professionals
• Portfolio lending solutions – customized structuring for complex income and asset scenarios

→ Explore Non-QM Mortgage Programs 

— PROGRAM OPTIONS

In addition to specialized financing solutions, Pacific Home Loans offers a complete range of traditional agency programs for Tennessee borrowers:

— WHY PACIFIC HOME LOANS

— COMMON QUESTIONS