Fayetteville’s median sale price rose 5.2% year-over-year to approximately $230,000 in spring 2024, yet remains one of the most affordable metros in North Carolina—about 24% cheaper than Raleigh-Durham and 40% below Charlotte. Inventory sits at 2.1 months, favoring sellers, but not the frenzy of 2021; bidding spreads average 1.4% over list, compared with 5%+ during the peak. New listings spike each May when military rotation orders drop, so buyers who pre-approve in April historically secure 0.3% lower prices. Neighborhoods hugging the All-American Expressway (71st, Ireland Drive corridor) are seeing the fastest appreciation—7% last year—thanks to hospital expansion and Methodist University enrollment growth.

• Hottest sub-markets: Vanstory, Westover, and the Village at Cumberland (new-build townhomes).
• Cooler value plays: Ponderosa and East Fayetteville, where investors are scooping rentals under $200K.
• Typical closing window: 28 days financed; cash offers close in 10.

Fort Liberty (formerly Fort Bragg) pumps $4.8 billion into the regional economy and releases 8,000+ PCS orders every summer, making Fayetteville the nation’s densest VA loan market per capita. In 2023, 42% of all purchases used VA financing, compared with 10% nationwide. NMHL’s VA specialization shows: we waive the 1% origination fee for E-6 and below, and our on-base liaison will pull your Statement of Service while you’re at the Soldier Support Center so you can shop the same weekend. We also credit up to $1,200 for the VA appraisal if your new home appraises low and we can’t renegotiate—protection that saved 67 buyers money last year.

If you’re transitioning out of service, our VetProsper program allows you to count BAH as income for 120 days post-EAS, smoothing qualification gaps. Surviving spouses with VA COE can still access zero-down up to $766,550 in Cumberland County, far above median prices.

First-time buyers (defined as no ownership in 3 years) can layer multiple programs. Start with the NC 1st Home Advantage: a 30-year fixed at market rate plus a silent second of $15,000 forgiven annually at 1/15th. Household income must stay under $99K for Cumberland County, and the purchase price cap is $385K—easy in Fayetteville.

Buyers earning ≤80% Area Median Income ($64,900 for a family of four) can stack Community Heroes for an extra $2K if you work in education, healthcare, or public safety. Veterans who don’t qualify for a VA loan (e.g., non-occupant co-borrower) can use the NC Home Advantage Mortgage with just 3% down and receive the same $15K assistance. NMHL auto-checks every eligibility box when you upload pay stubs in our portal.

Fayetteville’s Reinvestment Area districts (parts of 28301, 28303) offer a 5-year tax rebate up to $1,000/year for owner-occupants; we’ll map the eligible streets before you tour homes.

Fayetteville’s average VantageScore is 654, the state’s lowest among metros, yet many residents become homeowners within 12 months by following NMHL’s LiftUp plan. We start by pulling a tri-merge report, then target the two metrics that move the fastest: revolving utilization and medical collections. Cumberland County hospitals sell debt to local collectors for pennies; we’ll guide you to negotiate a pay-for-delete letter, often lifting a score 30–40 points in 45 days.

Our portfolio LiftUp 580 loan allows 3.5% down with a 1.5% fee that can be covered by seller concessions up to 6%. After six on-time payments, we’ll refinance you into a lower-rate conventional product—no extra closing costs, and we keep the servicing local.

In 2023, 68% of LiftUp clients graduated to a rate-and-term refi, saving an average $167/month. Even bankruptcy filers qualify: two years from discharge for FHA, four for conventional, assuming re-established credit.

Fayetteville’s entrepreneurial spirit ranges from food trucks by the Cape Fear River to defense-consulting LLCs operating near Fort Liberty. Traditional W-2 income docs rarely tell the full story, so NMHL built a suite of alternative-documentation loans. Our Bank-Statement+ program accepts 12 or 24 months of business statements; we add back amortization and one-time expenses to boost qualifying income by an average 18%.

Credit scores down to 620 are okay with 10% down; 580–619 requires 15% down. Debt-to-income ratios can stretch to 50% if you maintain six months of liquid reserves—easy for many consultants who invoice the federal government net-30. We average 14 days from underwriting submission to clear-to-close because our income-calculating software was built in-house, not outsourced to India.

If you recently started the business but came from a salaried position in the same field, we can use one year of tax returns plus a profit-and-loss statement—perfect for veterans who left active duty and formed an LLC using their security clearance skill set.

1. 7-Minute Digital Pre-App: Upload income docs securely; our AI pulls Fayetteville-specific comps to validate your target price. You’ll get an NMHL PowerBid pre-underwrite letter sellers trust.
2. Choose a Program: Compare VA, FHA, USDA, NC 1st Home Advantage side-by-side; we’ll show total cash-to-close after grants.
3. House Hunt with Local Agents: We partner with Ramsey Street Realty and eXp pros who rebate up to $1,000 toward closing if you close with NMHL.
4. Contract & Inspection: Fayetteville’s older 1960s stock often needs a 4-point roof/HVAC check; budget $400 and negotiate owner repairs up to $2K without jeopardizing your NC assistance.
5. Appraisal: VA and USDA appraisals average 10 days; conventional 8. If value comes low, we’ll either appeal, reappraise, or trigger our $1,200 low-appraisal credit.
6. Final Walk-Through & Close: Cumberland County attorneys handle settlement. Bring a cashier’s check to the Cumberland County Courthouse or wire funds; we’ll coordinate so you can sign and get keys same day.