What is the 2026 conforming loan limit in Coffee County, TN?

$806,500 for a one-unit property. Loan amounts above that move to jumbo or portfolio investor pricing. On a DSCR purchase at the county average basis of $272,500, an 80% LTV loan is roughly $218,000, so most files here stay inside the limit.

Which Coffee County market has the best rental cash flow?

On current modeling, Tullahoma shows the strongest coverage in the county at about 1.17x, with an estimated $2,075/month lease against a $270,000 basis. Tullahoma offers the lowest entry price at $270,000. Both are worth modeling on a specific address before you choose a submarket.

Can I use one DSCR lender across multiple Coffee County properties?

Yes, and it is usually the faster path. DSCR loans have no cap on financed properties, so once a lender has your entity documents, guaranty and reserve verification on file, subsequent acquisitions in Coffee County close on the same underwriting profile — typically 21–30 days per file, with the appraisal on the critical path.

Do property taxes in Coffee County affect my DSCR ratio?

Directly. County-assessed taxes sit inside PITIA, which is the denominator of the ratio. At the $272,500 county average, taxes and insurance are already built into the $1,788 monthly PITIA figure above. A reassessment after purchase can move a 1.05x file below 1.0, which is why we underwrite to the reassessed value rather than the seller's current tax bill.

Investor Hub · Coffee County, TN

DSCR & Investment Property Loans in Coffee County, TN

2 financed rental markets, an average 1.17x coverage ratio, and a $806,500 2026 conforming limit.

Markets Financed

Avg. Investment Basis

$272,500

Avg. Monthly Rent

$2,088/mo

Avg. Monthly PITIA

$1,788/mo

Avg. DSCR Ratio

1.17x

2026 Conforming Limit

$806,500

Investing in Coffee County

Coffee County covers 2 rental markets we actively finance in Tennessee — Manchester, Tullahoma. Across those markets the median investment basis averages $272,500, a long-term lease averages $2,088/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $1,788. That produces a county-wide average DSCR ratio near 1.17x.

Basis varies more inside Coffee County than the average suggests. Tullahoma is the lowest entry point at roughly $270,000, while Tullahoma currently models the strongest coverage ratio in the county at 1.17x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.

County-level inputs that move your ratio

Everything in Coffee County shares one set of county-level inputs, and they matter to your ratio: the 2026 conforming loan limit here is $806,500, county property tax is assessed and collected at the county level, and recording and transfer charges at closing are set by the county clerk. Those three items are the reason a DSCR file that pencils in one county can fail two counties over at an identical price and rent.

1 of the 2 markets here support meaningful short-term rental revenue, so an STR-qualified DSCR file is a live option in Coffee County — expect 25% down, six months of reserves, and address-level permit verification before you go hard. Average estimated cap rate across the county is 5.70%.

Coffee County markets side by side

Market	Median Price	Est. Rent	Est. DSCR	Cap Rate
Manchester	$275,000	$2,100/mo	1.16x	5.68%
Tullahoma	$270,000	$2,075/mo	1.17x	5.72%

Each row models a purchase at that market's median price with 20% down at an illustrative 7.50% DSCR rate on a 30-year fixed. Open a market for the full underwriting breakdown.

County averages are calculated across the 2 Coffee County markets we model, each at its own median price and market rent. Figures are illustrative estimates, not a loan offer or an appraisal. Conforming limits reflect the 2026 FHFA schedule for this county.

Coffee County investor FAQ

Markets and resources in Coffee County

Manchester investor guide

$275,000 median · 1.16x DSCR

Tullahoma investor guide

$270,000 median · 1.17x DSCR

DSCR loans in Tennessee

Tennessee DSCR requirements

Tennessee DSCR cash-out refinance

Model a Coffee County deal

Send the address and we'll return the real DSCR ratio, PITIA and cash flow — including the county tax and insurance figures that decide whether the file clears 1.0x. Licensed in Tennessee.

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