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The Carolina Homebuyer's Guide.

The exact steps to go from "thinking about it" to keys in hand, without the stress or the surprises.

I wrote it for buyers in North Carolina, South Carolina, and Georgia who want the whole process on a few printable pages. It is free, it does not involve a credit check, and it pairs with the longer online guides if you want more depth.

What's inside

  • How much you really need for a down payment (spoiler: less than you think)
  • Low-down-payment loan options (as little as 0 to 3% down) and how they actually work
  • How to prep for pre-approval so your file sails through underwriting
  • The mistakes that quietly kill deals, and how to avoid all of them
  • The full timeline, week by week, from Mortgage Strategy Session to closing table

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What's in the guide

Five short chapters, one clear plan.

Each chapter answers one question buyers ask me every week, in plain English, with the NC, SC, and GA details that national guides skip.

  1. Chapter 1

    Budget before price

    How to pick a monthly payment you are comfortable with, including taxes, insurance, mortgage insurance, and HOA dues, before you look at a single listing.

  2. Chapter 2

    Down payment and cash to close

    What 0%, 3%, and 3.5% down really cost, how closing costs work, and how gifts, seller credits, the Chenoa Fund on FHA loans, and state programs from NCHFA, SC Housing, and Georgia Dream fit in.

  3. Chapter 3

    Credit and pre-approval prep

    The documents to gather, what underwriters look for, and the credit moves that help or hurt in the months before you apply.

  4. Chapter 4

    Carolina and Georgia specifics

    Attorney closings, who pays which transfer taxes, South Carolina's 4% legal residence ratio, and flood insurance near the coast.

  5. Chapter 5

    Timeline and mistakes to avoid

    A week-by-week view from accepted offer to keys, plus the habits that quietly derail approvals between contract and closing.

The process

How buying a home works, in 10 steps.

Here is the short version of the process the guide walks through. Each step links to a tool or page that helps you do it.

  1. Set a comfortable monthly payment

    Start with the full payment, not the price. The payment calculator breaks it down by loan program.

    Payment calculator

  2. Check your credit and savings

    Know your scores and how much you have for a down payment, closing costs, and a cushion.

    Credit help from trusted partners

  3. See your price range

    Turn income, debts, and down payment into a comfortable and a stretch price range.

    Affordability calculator

  4. Pick a loan program

    Conventional, FHA, VA, and USDA each fit different buyers. Compare them side by side.

    Compare loan programs

  5. Get fully pre-approved

    A real review of credit, income, and assets against a specific program, so your offer is taken seriously.

    Start with a short quiz

  6. Line up down payment help

    Ask about the Chenoa Fund on FHA loans and the state programs in NC, SC, and GA, which depend on lender participation I confirm for your file, and finish any required homebuyer course early.

    Down payment assistance

  7. Shop and compare real payments

    Taxes, insurance, and HOA dues can make two homes at the same price cost very different amounts.

    Property compare

  8. Make an offer and go under contract

    Your agent negotiates terms; I update your numbers for the exact home and lock in the plan for appraisal and closing dates.

    The mortgage roadmap

  9. Inspection, appraisal, and underwriting

    Keep your finances steady: no new debt, no job changes, and no untraceable deposits without checking first.

    Mistakes to avoid

  10. Close with your attorney and get keys

    Review your Closing Disclosure at least three business days ahead, then sign with your local closing attorney.

    How attorney closings work
Go deeper

Read the full guides online.

Want more detail than the PDF? These long-form guides cover each topic step by step, with sources.

See all guides

Questions

Common questions about the guide.

  • Is the Carolina Homebuyer Guide really free?

    Yes. Enter your name and email and the download link appears right away. I receive your info so I can follow up if it is helpful, with no pressure and no obligation.

  • Who is the guide for?

    Buyers in North Carolina, South Carolina, and Georgia, especially first-time buyers and anyone who has not bought in a while. Relocating buyers will find the state-specific sections on closings, taxes, and insurance useful too.

  • Does downloading the guide affect my credit?

    No. Downloading the guide does not involve a credit check. A credit review only happens later if you choose to apply for a pre-approval.

  • How much do I need for a down payment in NC, SC, or GA?

    Often much less than 20%. Eligible buyers can put 0% down with VA or USDA, 3% on some conventional loans, or 3.5% with FHA. On an FHA loan, the Chenoa Fund may help cover the down payment, and each state has its own assistance programs, offered only through participating lenders, with their own income, credit, and price rules.

  • How long does it take to buy a home?

    Most purchases close in about 30 to 45 days after an offer is accepted, depending on the loan type and how quickly documents come in. Getting pre-approved and finding the right home before that varies from a few weeks to several months.

Get the free guide Start a Mortgage Strategy Session

Educational content only. Not a commitment to lend, a rate quote, or a guarantee of approval. Program rules and limits can change; confirm current details at application. Keith Lopez, NMLS #2814077 | NEXA Mortgage, LLC, NMLS #1660690 | Licensed in NC, SC & GA | Equal Housing Opportunity.