Updated · Mike Certo, NMLS #260555
North Carolina Mortgage Programs
Cornerstone First Mortgage originates North Carolina mortgages through Mike Certo and his team of seasoned loan officers. Below is the full menu we run for buyers from Charlotte and the Triangle to Wilmington and the Outer Banks, each explained briefly with the key facts. For program-specific eligibility, income limits, and FICO requirements in your Wake or Mecklenburg County price range, request more information below or call (480) 296-6513.
North Carolina Down Payment Assistance
Cornerstone is approved for both North Carolina state-level DPA programs and the major national DPA options. We run the full menu. North Carolina Housing Finance Agency (NCHFA) statewide programs plus national programs that work in North Carolina (Chenoa Fund, Arrive Home, Essex/NHF). See the full guide to NC Home Advantage Mortgage down payment assistance.
North Carolina state DPA programs
- NC Home Advantage Mortgage: Statewide 30-year fixed first mortgage for first-time and repeat buyers with down-payment help up to 3% of the loan amount as a 0% deferred second. Income limit $158,000 statewide (as of July 2026); 640 minimum FICO (660 for manufactured homes).
- NC 1st Home Advantage Down Payment: $15,000 for first-time buyers and military Veterans, paired with an NC Home Advantage first mortgage. 0% deferred second, no payments, forgiven 20% per year in years 11-15.
- Community Partners Loan Pool (CPLP): Up to 25% of the sales price, capped at $50,000, for households at or below 80% of area median income, delivered through NCHFA-approved nonprofits, and it can stack on top of NC 1st Home Advantage.
- NC Home Advantage Tax Credit (MCC): No longer available. NCHFA terminated the Mortgage Credit Certificate program in 2025 when funds ran out. Buyers holding an existing MCC keep claiming it; no new certificates are issued.
Is the NC Home Advantage Tax Credit still available?
No. The NC Home Advantage Tax Credit, the state Mortgage Credit Certificate (MCC), is no longer offered by the North Carolina Housing Finance Agency, and it is not listed among NCHFA's current homebuyer programs as of August 2026. Buyers who already hold an MCC keep claiming the federal credit; no new certificates are issued. First-time buyers now use NC Home Advantage down payment assistance instead.
National DPA programs (also available for North Carolina buyers)
- Chenoa Fund: FHA-paired DPA that works alongside NC Home Advantage for Charlotte and Greensboro buyers, with repayable and forgivable structures depending on income and credit.
- Arrive Home: national DPA for low-to-moderate-income North Carolina buyers, including an ITIN borrower path used across the Triad.
- Essex Mortgage / NHF: multi-tier DPA pairing for FHA, VA, USDA, and conventional buyers in Durham and Cary.
Generally one DPA program per transaction: the exception is NCHFA's Community Partners Loan Pool, which can layer on top of NC 1st Home Advantage. Specific eligibility (income limits, purchase-price caps, FICO thresholds, occupancy, FTHB status) varies, request more information for your specific scenario.
Buy Before You Sell (BBYS)
Bridge financing for the move-up Cary or Chapel Hill buyer who needs to buy their next home before their current one sells. It removes the contingency from the offer, which Triangle listing agents call the deal-saver. Cornerstone's BBYS program lets the Mecklenburg County buyer write a clean offer; we underwrite the bridge on the equity in the existing home plus the new purchase.
- Common scenario: a Wake County Contract Contingent on Buyer Sale (CCBS) deal where the seller won't take a contingent offer; BBYS removes it.
- Process: we underwrite the bridge alongside the new Charlotte purchase mortgage and close concurrently or near-concurrently.
- Audience: Triad move-up buyers and the listing agents who want their CCBS deal to actually close.
Self-Employed Loans
Tax returns underrepresent self-employed income across North Carolina because of legal deductions, whether you run a shop in Asheville or a practice in Raleigh. Standard mortgage underwriting punishes that. We run the alternative paths for the state's self-employed buyers, from Wilmington to Winston-Salem: bank-statement loans (12 or 24 months), 1099 loans, and asset-qualifier loans (qualify on liquid assets without showing income).
- Bank statement loans: qualify on 12 or 24 months of business deposits with expense-factor adjustments, not deposit gross. Charlotte and Cary small-business owners use this path most.
- 1099 loans: for Greensboro contractors, gig workers, real estate agents, and other 1099-only earners, qualifying on documented 1099 income.
- Asset-qualifier loans: qualify on liquid assets (cash, brokerage, retirement) divided over an asset-utilization period, popular with retirees relocating to Asheville.
Jumbo & Medical Professionals
Loan amounts above the $832,750 North Carolina conforming limit: full doc, alt doc, super jumbo (above $2M), plus the standout Medical Professionals program. Up to 100% LTV with no PMI for Duke Health, UNC Health, and Atrium Health physicians, dentists, and a specific list of credentialed medical roles. North Carolina has substantial jumbo markets in Charlotte and the Research Triangle (Raleigh, Durham, and Chapel Hill), and Medical Professionals is a frequent path for Novant Health and Cone Health doctors buying in the Triad.
- Medical Professionals eligible: MD, DO, DDS, DMD, DPM, DVM, PharmD, Ophthalmology MD/DO, Psychiatry MD/DO, and CRNA with DNAP/DNP; common at Duke Health and Cone Health.
- For a Charlotte physician: up to 100% LTV at $1.5M with FICO 680, 100% at $2M with FICO 720, and 95% at $2M with FICO 680.
- Student loan exclusion: deferred and IBR student loans excluded from DTI for Duke and UNC residents and fellows on resident/fellow income.
Investor & DSCR Loans
For real estate investors buying North Carolina rental property, from Charlotte duplexes to Asheville short-term rentals. DSCR loans qualify on the property's rental income, not your personal income, whether the door is in Wilmington or Winston-Salem. We finance below a 1.0 DSCR ratio; sub-1.0 programs sit on our investor menu for appreciating Raleigh submarkets. Short-term-rental products are available for Asheville and Outer Banks Airbnb and VRBO markets.
- DSCR loans: qualify on a Durham rental's income versus its debt service, not personal income.
- Below 1.0 DSCR: we finance sub-1.0 scenarios; request more information for your specific Mecklenburg or New Hanover County deal.
- Short-term rental specific: Airbnb and VRBO DSCR products with underwriting experienced in Asheville and coastal STR income.
First-Time Home Buyer Loans
FHA, USDA, and conventional low-down-payment loans, paired with NC Home Advantage and the $15,000 NC 1st Home Advantage down payment. Built for the Greensboro or Fayetteville buyer with real-life income and credit, not a perfect-paper applicant. The full walkthrough, including who counts as a first-time buyer and the NCHFA program numbers, lives in our North Carolina first-time home buyer guide.
- FHA: 3.5% down, 580+ FICO published (620+ practical overlay), the workhorse loan across Guilford and Forsyth counties.
- USDA: zero down in USDA-eligible areas outside the Charlotte and Triangle metros.
- Conventional 97: 3% down, 620+ FICO, a fit for higher-income Wake County buyers.
Not sure which program fits?
Call (480) 296-6513 for a free consult, or send your scenario through the form below. Mike and his team review every North Carolina scenario, from a first Durham condo to a Charlotte jumbo, and respond shortly. No commitment, no salesy follow-up, just an honest read on what’s possible.
Frequently asked questions
What is the conforming loan limit in North Carolina for 2026?
The 2026 conforming limit is $832,750 in every North Carolina county. NC has no high-cost counties. Above that amount, the loan is a jumbo, which we also offer.
What down payment assistance is available in North Carolina?
NCHFA's NC Home Advantage adds up to 3% of the loan amount in down-payment assistance (income limit $158,000), and NC 1st Home Advantage offers $15,000 to first-time buyers and military Veterans as a 0% deferred second forgiven 20% per year in years 11-15. The NC Home Advantage Tax Credit (MCC) is no longer available. NCHFA terminated it in 2025.
Do you offer VA loans in North Carolina?
Yes. Eligible Veterans and active-duty service members can buy in North Carolina with $0 down and no monthly mortgage insurance. North Carolina has a large military community across Fort Bragg, Camp Lejeune, and several other installations.
What credit score do I need for a mortgage in North Carolina?
It depends on the program. NCHFA programs require 640 (660 for manufactured homes), FHA is published at 580 with common lender overlays around 620, VA has no set minimum (lenders ~580-620+), and conventional usually wants higher. Mike can match you to the program that fits your credit.
Is the NC Home Advantage Tax Credit (MCC) still available in North Carolina?
No. The NC Home Advantage Tax Credit, the state Mortgage Credit Certificate (MCC), is no longer offered by the North Carolina Housing Finance Agency, and it is not listed among NCHFA's current homebuyer programs as of August 2026. Buyers who already hold an MCC keep claiming the federal credit; no new certificates are issued. First-time buyers now use NC Home Advantage down payment assistance instead.