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Serving Cary

Mortgage Broker in Cary, NC

Cary sits between Raleigh, Research Triangle Park, and the Jordan Lake area, with a revitalized downtown, established golf and lake communities, and newer neighborhoods stretching west. Most of the town is in Wake County, but parts reach into Chatham County and a small slice of Durham County, and that detail actually changes the FHA limit. Homes here move quickly, so the buyers who do best walk in with a full pre-approval and a clear number. I work with Cary buyers by phone, video, and email, and I will map your budget and program options before you tour.

Compared with Raleigh and Durham, Cary's median is higher and homes sell faster. At a ~$645,000 median, the typical detached home sits above what FHA can reach in Wake County, so conventional financing is the usual path, with FHA fitting townhomes and lower-priced homes.

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Rather talk now? Call (480) 636-6573 or text Keith. Reviewed by Keith Lopez, NMLS #2814077 · Updated August 2026

Quick answer

Who can help me get a mortgage in Cary, NC?

Keith Lopez (NMLS #2814077) is a mortgage broker serving Cary buyers through NEXA Mortgage, with access to 300+ lenders. In Wake County, the 2026 conforming loan limit is $832,750 and the FHA limit is $541,287. Many buyers can put as little as 3% down on a conventional loan, 3.5% on FHA, or 0% with VA or USDA where eligible.

Market Snapshot

Cary housing market, at a glance.

Last updated: August 2026

Median Sale Price
$645,000
Median Days on Market
25 (a fast market, so a full pre-approval matters)

Typical range: townhomes and older homes in central Cary on the more attainable end, Preston, Amberly, and newer west Cary homes on the higher end.

Source: Redfin

Market figures are estimates from public data as of the date shown and change over time.

Loan programs

Loan Programs That Work in Cary

Here is how the main programs look against local prices, then we match the right one to your file on a Mortgage Strategy Session.

Program eligibility, guidelines, and pricing are set by the applicable investor, agency, or program and are subject to change without notice. Not all applicants will qualify. This information is for educational purposes only and is not a commitment to lend.

2026 Loan Limits

Wake County

Limit type Single-family
Conforming limit $832,750
FHA limit $541,287
Cash to close

Lowering your cash to close

Cary moves fast, so I make sure your pre-approval and cash plan are ready before you tour. On a $645,000 purchase, conventional 3% down is about $19,350, and VA can be $0 down for eligible buyers. Gift funds and seller-paid closing costs can lower your out-of-pocket. Closing costs typically run 2 to 5% (about $12,900 to $32,250 on the median), and HOA dues are common in planned communities.

First-time & assistance

Local assistance paths buyers ask about in Cary

Programs change. On a Mortgage Strategy Session we check what may fit your income, purchase price, and county, without treating any program as a guarantee.

  • Chenoa Fund (FHA down payment assistance)

    The Chenoa Fund, from CBC Mortgage Agency, is the down payment assistance I can place. It pairs an FHA 30-year fixed first mortgage with a second mortgage for 3.5% or 5% of the sales price or appraised value, whichever is less. The forgivable option has 0% interest and no monthly payment and is forgiven after three years of on-time payments on the FHA loan. The repayable option is a 10-year second mortgage with a monthly payment. There are no income limits and no first-time buyer requirement, but the home must be your primary residence (1 to 2 units), and credit and underwriting requirements apply. Refinancing the FHA loan during the first three years can cancel the forgiveness, so it suits buyers who plan to keep the loan at least that long. For a Cary purchase, I compare it with a standard FHA loan and other low-down options. Program terms and availability change with market conditions, so I confirm current terms for your file before you count on it.

    Learn more →

  • NC Home Advantage Mortgage (NC Housing Finance Agency)

    The NC Housing Finance Agency's NC Home Advantage Mortgage pairs a fixed-rate first mortgage with down payment assistance of up to 3% of the loan amount, for both first-time and move-up buyers. The assistance is forgiven 20% per year in years 11 through 15 if you keep the home, and the agency also offers a $15,000 option (NC 1st Home Advantage Down Payment) for eligible first-time buyers and veterans. Income, credit score, and participating-lender rules apply. State housing agency programs like this are offered only through participating lenders. As a broker, I confirm whether one of my wholesale lenders participates before recommending it for your Cary purchase, so treat it as an option to ask about rather than a promise.

    Learn more →

  • Wake County and Town of Cary resources

    Wake County's Affordable Homeownership Program, administered by DHIC, offers forgivable loans of up to $50,000 to eligible buyers, but its 2026 rules exclude homes inside Cary and Raleigh because of its federal funding sources. The Town of Cary's housing office points buyers to DHIC's Homeownership Center for counseling and partners with the Raleigh Area Land Trust and Habitat for Humanity on affordable homeownership. I will tell you plainly which programs can apply to your Cary address.

    Learn more →
Neighborhoods

Cary neighborhoods, and how financing often fits

Mortgage lending is not one-size-fits-all across Cary. Price bands, condo rules, flood zones, and buyer profiles change by pocket. Use this as orientation, then we match a program to your file.

  • Downtown Cary

    Walkable, revitalized, and event-driven.

    Downtown Cary has been transformed around the seven-acre Downtown Cary Park, which opened in 2023, with the Cary Arts Center, the Cary Theater, and a growing mix of restaurants nearby. Housing ranges from older homes and bungalows to new townhomes and condos. Buyers who want walkability in a suburban town often start here. Newer attached homes may need HOA or condo review.

    Price band
    Wide range; new townhomes and renovated homes often near or above the median.
    Loan fit (educational)
    Conventional is common. FHA on eligible townhomes and condos under the limit.

    Watchouts: Condo project approval, HOA reserves, and older systems on original downtown homes.

  • Preston

    Golf-course living with established streets.

    Preston is built around Prestonwood Country Club, with established single-family homes on larger lots and mature trees. It is one of Cary's best-known move-up neighborhoods. Pricing typically sits above the town median. Financing usually follows conventional or jumbo guidelines, and club membership is a separate cost from the mortgage.

    Price band
    Typically above the Cary median.
    Loan fit (educational)
    Conventional or jumbo depending on price. VA for eligible buyers.

  • MacGregor Downs

    Established, wooded, and golf-adjacent.

    MacGregor Downs is one of Cary's older country club communities, with established homes, mature landscaping, and the optional MacGregor Downs Country Club. Homes vary widely in age and update level, so two listings on the same street can appraise very differently. Inspection findings on older systems are common. Budget for updates as part of your cash plan.

    Price band
    Wide range around and above the Cary median.
    Loan fit (educational)
    Conventional is typical. Jumbo on larger renovated homes.

    Watchouts: Older roofs, HVAC, and plumbing on original homes. Price repairs into your offer strategy.

  • Lochmere

    Lakes, trails, and an established neighborhood feel.

    Lochmere is a large, established community built around lakes, walking trails, and mature trees. Buyers who want an established feel with amenities often compare it with Preston and MacGregor Downs. Homes range from townhomes to larger single-family houses. HOA and any swim or tennis club fees belong in the monthly budget.

    Price band
    Wide range; townhomes below the median, larger homes above.
    Loan fit (educational)
    Conventional is common. FHA on townhomes under the limit. VA for eligible buyers.

    Watchouts: HOA dues and any separate club fees.

  • Amberly and west Cary

    Newer master-planned communities with big amenity packages.

    Amberly is a large master-planned community in west Cary with resort-style amenities, and the surrounding west Cary corridor has filled in with newer subdivisions. Relocating families often start their search here. Prices for newer homes often run above the town median. Builder incentives, HOA dues, and rate lock timing on new construction all deserve attention.

    Price band
    Often above the Cary median.
    Loan fit (educational)
    Conventional or jumbo. VA for eligible buyers. Rate lock timing matters on new builds.

    Watchouts: Builder contracts, HOA documents, and completion timelines.

  • Carpenter Village

    Village center, sidewalks, and newer homes.

    Carpenter Village is a smaller Cary community built mostly in the 2000s, with a walkable village center and a close-knit feel. It and nearby neighborhoods offer some of the town's more attainable single-family and townhome options, with practical access to RTP and Morrisville. Townhomes here can be a realistic FHA fit. Compare HOA dues when you compare payments.

    Price band
    Often at or below the Cary median.
    Loan fit (educational)
    Conventional and FHA are both common. VA for eligible buyers.

  • Cary Park and the Chatham County side

    Newer west-side neighborhoods and Jordan Lake access.

    Cary Park is a master-planned community in west Cary off NC 55 near the Chatham County line, and parts of Cary reach past it into Chatham County near Jordan Lake. Addresses on the Chatham side use the higher $634,800 FHA limit (the Durham-Chapel Hill metro limit) instead of Wake County's $541,287, which can open FHA to more homes. Much of the joint Chatham-Cary planning area is meant to stay low density, and some areas are not served by public water and sewer. Confirm the county, utilities, and tax rates on the exact address.

    Price band
    Wide range; newer planned homes often near or above the median.
    Loan fit (educational)
    Conventional is common. FHA reaches further on Chatham County addresses. VA for eligible buyers.

    Watchouts: County line, well and septic on outlying lots, and HOA dues in planned communities.

Buying in NC

A quick note on closing in North Carolina.

In North Carolina, a licensed North Carolina attorney typically runs your closing, certifies the title, and records the deed and deed of trust. The state excise tax on the deed (often called revenue stamps) is $1 per $500 of the price, and state law puts it on the seller, so a $400,000 sale carries $800 in excise tax on the seller's side. Your side usually includes the attorney's fee, title insurance, recording, and prepaid items. I coordinate with your closing attorney so the numbers and timeline stay clean, and your attorney confirms exact fees.

See all North Carolina markets →

Local questions

Buying in Cary, answered straight.

  • How much do I need for a down payment in Cary?

    On the ~$645,000 median, about $19,350 with a 3%-down conventional loan for eligible buyers. FHA's 3.5% minimum works on Wake County homes up to about $561,000, and VA can be $0 down for eligible buyers.

  • What is the 2026 FHA loan limit in Cary?

    In Wake County, $541,287 for a single-family home, per HUD. Cary homes on the Chatham County or Durham County side use the higher $634,800 Durham-Chapel Hill metro limit, so check the county before you rule FHA in or out.

  • Homes here sell fast, does that change anything?

    Yes. Redfin shows Cary homes selling in a median of about 25 days as of August 2026, so a full pre-approval (credit, income, and assets reviewed) and a ready cash plan make your offer much stronger.

  • Does the Town of Cary offer down payment assistance?

    Not as a general citywide program. Wake County's Affordable Homeownership Program excludes homes inside Cary, so most buyers look at the Chenoa Fund, which I can place on FHA loans, and the statewide NC Home Advantage Mortgage from the NC Housing Finance Agency, which is offered only through participating lenders (I confirm whether one of my wholesale lenders participates before recommending it). Cary's housing office points buyers to DHIC's Homeownership Center for counseling, and the town partners with the Raleigh Area Land Trust and Habitat for Humanity on affordable homeownership.

  • Does it matter if a home is in Cary, Raleigh, or another Wake County town?

    Yes. Each town adds its own municipal tax rate on top of the county's, Raleigh's city assistance only applies inside Raleigh, and Wake County's assistance program excludes both Cary and Raleigh. Compare the full monthly payment, including taxes, not only the list price.

  • When do I need a jumbo loan in Cary?

    When your loan amount is above $832,750, the 2026 conforming limit. At the Cary median, a conventional loan stays well under it, so jumbo mostly comes up at the top of the market. Jumbo guidelines vary by lender, so I shop them for down payment and reserve requirements.

  • Who pays the excise tax on a Cary home sale?

    The seller, under North Carolina law. The excise tax is $1 per $500 of the price, so a $645,000 sale carries $1,290 on the seller's side. Your attorney will show all figures on the settlement statement.

  • Can I buy in Cary if I am self-employed?

    Often yes. Bank-statement and P&L programs qualify you on real cash flow instead of tax returns alone.

  • Can I get a reverse mortgage on a Cary home?

    Yes, if you are 62 or older and the home is your primary residence. The FHA-insured HECM lets you draw on your equity without a monthly mortgage payment, as long as you keep up taxes, insurance, and upkeep, and it requires a session with a HUD-approved counselor first. A HECM for Purchase can also help Cary retirees downsize into a new home. My reverse mortgage guide on the blog covers payout options and what happens for heirs.

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Mortgage reading for Cary buyers

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Ready to talk through your Cary options?

One free, no-pressure Mortgage Strategy Session. Your options, your numbers, your next step, talked through clearly for buying in Cary, NC.

Schedule a Free Consultation Start My Application

Call (480) 636-6573 · Text Keith

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Let's talk through your Cary options.

One free Mortgage Strategy Session. Your options, your numbers, your next step.

Schedule a Free Consultation Start My Application

Keith Lopez, NMLS #2814077 | NEXA Mortgage, LLC, NMLS #1660690 | Licensed in NC, SC & GA | Equal Housing Opportunity

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