Your total payment = principal & interest + property taxes + homeowners insurance + HOA (if any) + mortgage insurance (when applicable). Wake County taxes and current insurance trends often add more than generic calculators assume. I model Raleigh numbers and show options to lower payment (credits, buydowns, program choice). See also: Hidden Costs in Raleigh.

It depends on credit, down payment, and eligibility. VA often wins for qualified veterans due to no monthly mortgage insurance. FHA can beat Conventional at mid-600s credit because MI pricing changes. I compare total payment and cash-to-close, not just rate. Start here: First-Time Programs — Pros & Cons.

Income documentation and how your tax returns are read matter a lot. We’ll prep a clean package and avoid common pitfalls. See: Self-Employed Guide and Tax Returns & Buying Power.

Construction-to-perm (C2P) finances a ground-up build with draws and then converts to a permanent mortgage. Renovation loans (e.g., 203(k), HomeStyle) fund improvements on an existing home. We’ll weigh timeline, down payment, builder readiness, and scope to pick the right path. See: Construction & Renovation Guide.