Your income did not change, the rate did. The 30-year fixed went from 6.65% in August to 7.40% in October, cutting about 7% off what you can borrow.

Escrow holds property tax, homeowners insurance and flood premium. On the coast insurance usually drives it, and the real number is address-specific.

If you are under contract, lock. The 30-year fixed has risen seven weeks running to 7.40 percent, and floating costs you more when you are wrong.

Often yes, but it depends on the building more than on you. Short-term rentals, investor concentration and unfunded repairs are what kill these loans.

Buyer closing costs here come in two waves: due diligence money you can lose, and the closing table. Your Loan Estimate is the only real number.

Yes. Your lender counts insurance inside the same monthly housing expense as principal and interest, so a coastal premium cuts your borrowing power.

On new construction, take the builder's buydown, because the builder pays. On a resale, points only pay off if you keep the loan about five years.

Usually start with them, because the builder funds the buydown. Never take their Loan Estimate without a second one sitting next to it.

The state's $15,000 program is forgiven after 15 years, with a $109,000 income cap and a $525,000 price cap in New Hanover County. Wilmington adds $25,000.

To buy the median $448,000 New Hanover County home at 6.95% with 20% down, you need roughly $112,000 a year. A lender will approve you for less than that.