How Much House Can I Afford? A Smart Buyer’s Guide for 2026

If you’re asking this question, you’re already ahead of most buyers.

The truth? Just because a lender approves you for a certain amount doesn’t mean you should spend that much.

Especially around Fort Bragg and the surrounding Cumberland, Hoke, Harnett, and Sampson county areas, smart buyers are focusing on monthly comfort — not maximum approval.

Let’s break this down the right way.

Step 1: Decide Your Monthly Comfort Number First

Before you look at homes in Fayetteville, Raeford, or Hope Mills…

Ask yourself:

What is the highest mortgage payment I’m comfortable paying each month — without stress?

Not what you qualify for. Not what Zillow says. Not what your coworker bought.

Your number.

For some buyers that’s:

• $1,600/month max

• $2,100/month max

• $2,500/month max

Whatever it is — decide it early.

Because when your mortgage payment feels tight, everything else in life feels tight.

Step 2: Understand What Makes Up Your Monthly Payment

Your mortgage payment includes:

• Principal & Interest

• Property Taxes

• Homeowners Insurance

• HOA (if applicable)

• PMI (if putting less than 20% down)

In our area, property taxes are relatively affordable compared to larger metros, which helps buyers stretch further — but insurance and HOA fees can still impact your monthly budget.

Step 3: Use Real Market Data (Not Guesswork)

According to the 2024 Longleaf Pine REALTORS® Annual Report:

• Median sales price: $284,000

• Sellers received on average 98.8% of list price 

That tells us:

• You typically won’t negotiate massive discounts.

• You need to shop realistically within your budget.

Inventory has improved (up 32.4%), which gives buyers more options — but prices are still stable and rising moderately .

This isn’t a “wait and prices will crash” market.

Step 4: Consider Your Loan Type

Different loan types affect affordability.

VA Loan

4

• $0 down payment option

• No PMI

• Often higher purchasing power

• Very common near Fort Bragg

In 2024, VA-financed homes had the highest average median sales price at $305,000 .

FHA Loan

• Lower down payment

• More flexible credit guidelines

• Includes mortgage insurance

Conventional Loan

• Flexible terms

• Can avoid PMI with 20% down

• Represented 17.8% of the market in 2024

Step 5: Don’t Forget Closing Costs

Beyond your down payment, you’ll need:

• Due diligence fee (NC-specific)

• Earnest money deposit

• Inspection

• Appraisal

• Closing costs (typically 2–3% of purchase price)

This is why I always tell buyers:

👉 Don’t drain your savings just to “win” a house.

You still need an emergency fund after closing.

Frequently Asked Questions

1. Should I buy at the top of what I’m approved for?

Almost never.

Lenders qualify you based on debt-to-income ratios — not lifestyle comfort.

If you like to travel, invest, save, or just breathe financially, stay below your max approval.

2. What percentage of my income should go toward housing?

A general rule is 25–30% of your gross monthly income.

But here’s the better rule:

Choose a payment that still allows you to save and live comfortably.

3. How do interest rates affect what I can afford?

Even a 1% rate change can shift your buying power significantly.

But here’s perspective:

• You can refinance a rate later.

• You cannot renegotiate the price you paid.

Timing the market is harder than buying smart.

4. Is now a good time to buy in the Fort Bragg area?

Inventory has improved and prices are rising moderately — not explosively .

That creates opportunity for buyers who:

• Know their budget

• Move strategically

• Get strong pre-approval

5. How long does it take to close?

Most lenders take 30–45 days.

My preferred lender can close in as little as 15 days, which makes your offer much more competitive — especially for relocating military families.

6. What if I PCS in a few years?

This is common.

We evaluate:

• Rental potential

• Neighborhood demand

• Exit strategy

Buying with resale and rental strategy in mind protects you long-term.

The Bottom Line

Affordability isn’t about the biggest house.

It’s about:

• Sleeping peacefully at night

• Building equity responsibly

• Avoiding financial strain

• Creating options for your future

The smartest buyers I work with come in with a monthly payment number already in mind.

That clarity changes everything.

Ready to make your move? I’ll help you craft a smart, competitive offer that aligns with your goals. Call or text me at 910-916-9315, or visit closewithcassienc.com to start your home search today. Close with Cassie – where service meets strategy.