Jacksonville’s housing stock is split into three micro-markets: the established 1980s subdivisions around Marine Boulevard (average $210 k), the new-construction corridor along 24/50 toward Swansboro ($260–$290 k), and the rural acreage tracts in Stella and Belgrade where USDA shines. Inventory sits at 1.8 months—technically a seller’s market—but military rotation cycles create predictable surges every June and January. If you’re bidding in May, expect multiple offers; if you shop in December, you can often negotiate 2–3 % below list. Onslow County’s population grew 11 % since 2020, yet builders like Adams Homes and H&H Homes keep pace, so prices haven’t spiked like Wilmington’s. Pro tip: look for homes north of 258 toward Richlands; they’re still in the Camp Lejeune school district but taxed at the lower county-only rate.

• Median DOM: 18 days city-wide, 11 days for 3-bed 2-bath under $250 k.
• Price per sqft: $132 inside city limits, $118 in unincorporated areas.
• Seller concessions: 42 % of contracts last quarter included closing-cost help averaging $4,900.

Nearly 38 % of all Jacksonville mortgages are VA-backed, and NMHL’s on-base office in the Russell Marine & Family Center means we’re literally steps from the transition assistance briefing. We waive the 1 % VA funding fee for veterans rated 10 % or more disabled, and our NAVY10 program chops an additional 0.10 % off the rate for active-duty sailors and Marines. Surviving spouses can still buy with zero down even if their partner died in service—something many national lenders miss. If you’ve already used your VA entitlement on a home in California, we can restore it here in NC with a one-page affidavit, letting you leverage the $647 k county limit without a cash-out refinance.

Don’t have a COE yet? Bring your latest LES; NMHL can pull it electronically in 90 seconds while you sip free coffee next to the MCX.

Whether you run a fishing charter out of New River Inlet or flip furniture on Etsy from a garage in Hubert, NMHL’s 12- and 24-month bank-statement programs let you qualify without tax returns. We count 100 % of business deposits averaged over two years, then give you a 5 % expense factor instead of the 30 % the IRS shows. Credit scores as low as 620 are okay, and you can finance up to $1.25 M with 15 % down. Because Onslow County’s economy is intertwined with military contracts, we regularly work with IT consultants supporting MCAS New River and defense contractors who get paid via 1099. If your income dipped last hurricane season, we can exclude the worst 3 months under our disaster-season overlay—something national banks won’t do.

Jacksonville remains one of the last coastal NC cities where a first-time buyer can still own a detached home under $250 k. Start with the NC Home Advantage—$8 k in down-payment assistance at 3 % simple interest forgiven after 15 years. Layer it with Onslow County’s $10 k forgivable second, and you’re effectively putting zero skin in the game. FHA minimum 3.5 % down means $8,750 on a $250 k purchase; combine the two grants and you walk in with $11 k of equity before your first payment. Popular starter pockets include the half-acre lots off Old 30 in Maysville (zip 28555) where homes still sell in the $180 s and commute to the back gate of Camp Lejeune is 12 minutes flat. School districts matter for resale: homes zoned for Dixon High command roughly $8 k more on average, but property taxes are the same county-wide.

NMHL’s First-Time Buyer Bootcamp meets every second Thursday at the Main Library on Court Street—free pizza, free credit pull, and a certificate that doubles as a closing-cost credit worth $500.

If your score is stuck in the low 500s because of medical bills from the VA hospital or a repo back in 2019, we still have options. Our FreshStart FHA allows scores down to 550 with 10 % down, and the down payment can be 100 % gift funds from a family member. If you don’t have the 10 %, we’ll pair you with a community-second from Jacksonville’s nonprofit Onslow Community Development that covers the entire down payment plus $2 k toward closing. Bankruptcy? No problem—FHA only needs 12 months of on-time trustee payments, and we can approve you the day after discharge if you’ve re-established at least one secured credit card. We even accept alternative trade lines: on-time rent to Base Housing, car insurance, and your Lejeune thrift-shop layaway plan. Our average client sees a 37-point score bump in 90 days using NMHL’s credit-simulator app, and we’ll fast-rescore you for free once you’re under contract.

Onslow County layers three tax jurisdictions: county-only (0.605 %), county-plus-municipal (0.965 % inside Jacksonville city limits), and special fire-districts (add 0.08 %). A $250 k home inside city limits costs $2,413 yearly; jump across Burgaw Highway into the county and it drops to $1,512—an $83/month difference on your escrow. The biggest savings hide in the Belgrade fire district where you’re still 15 minutes to the front gate but taxed at the lowest rate. NMHL processors attach a tax-zone cheat-sheet to every pre-approval letter so your Realtor can spot the savings before you write the offer. New construction in the master-planned Stone Creek development carries an additional SID (Special Improvement District) of $350/year for the next 12 years, but builders often buy it down if you ask during negotiation.

• Homestead exemption: $35 k assessed value reduction for permanent residents 65+ or 100 % disabled veterans.
• Tax due date: September 1; NMHL escrows pay in August to avoid the 2 % interest.
• Re-assessment cycle: every 8 years—next one due 2027, so budget for modest jumps.