Your first home in the Smokies, without the panic.
Nobody teaches you how to buy a house. The number feels huge, the paperwork feels like a trap, and everyone talks like you already know the words. You do not have to. Whether you grew up here or just landed in Sevier County, we go at your pace, and you will know exactly what you are signing and what it costs you every month before you sign it.
What you get
- 01What you can actually afford: the real monthly number with taxes, insurance, and HOA, not the pre-approval fantasy.
- 02Credit and lender prep, what to clean up first and which local lenders actually answer the phone.
- 03Loan types in plain English: FHA, conventional, USDA, VA, plus Tennessee down payment help you may qualify for.
- 04What to look for at a showing, and the deal breakers worth walking away from.
- 05Inspection, appraisal, and closing walked through step by step, so nothing sneaks up on you at the table.
- 06I search for you. I pull the homes that fit your budget in Sevierville, Pigeon Forge, and Gatlinburg and send them over.
- 07A straight answer when the numbers do not work, even when it costs me the sale.
- 08I stay with you after closing. First-year ownership questions included.
Keep reading: Where to live in Sevier County: town by town · Cabin vs condo vs chalet: what you are actually buying
Affordability
How much house can you actually afford here?
Not the pre-approval fantasy. Put in what you make, what you owe, and what you have saved, and see the real monthly payment with Sevier County taxes, insurance, and mortgage insurance included.
Your numbers
Before taxes, everyone who will be on the loan.
Car, student loans, credit card minimums. Not rent.
What you can put down, not counting closing costs.
30-year fixed. Ask your lender for today's quote.
Local cost assumptions
Prefilled with typical Sevier County figures. Change any of them to match a quote you already have.
Most lenders stop around 43% to 45%.
Many Sevier County homes have none. Some subdivisions do.
Applies when you put down less than 20%.
What that actually buys
Price range you can support
$187,000 – $286,000
The low end is the payment most people can live with. The high end is where a lender would likely stop approving you.
Monthly payment at $286,000
Cash to close, roughly
$23,580
Payment as % of income
35%
Cash to close is your down payment plus roughly 3% of price in closing costs. Some loan programs and seller credits reduce that.
Have Angel walk through your numbersThis is an estimating tool using typical Sevier County figures, not a pre-approval or a lending offer. Your lender's number will differ based on credit, loan program, and the specific property.
Estimates only. This tool is a planning aid, not financial, tax, legal, lending, or investment advice, and not an appraisal, pre-approval, or guarantee of income or value. Run your own numbers with your lender, CPA, and attorney before you commit. Full disclaimer.
Next step
Let's talk before you sign anything.
Usually replies the same day.