Macon County, NC: mortgages, home buyers & loan limits
What buyers in Macon County actually borrowed, earned and paid in 2025, from the official Home Mortgage Disclosure Act records — plus the 2026 conforming and FHA loan limits.
HMDA 2025 data released June 23, 2026 · Loan limits for calendar year 2026
In 2025, lenders reported 270 home-purchase mortgages for owner-occupied, single-family homes in Macon County, NC. The median buyer borrowed $275,000 on a home valued at $325,000 and reported a household income of $93,000.
Buyers financed a median 90% of the home's value (roughly 10% down), paid a median 6.75% on 30-year fixed conventional loans and faced median conventional loan costs of $6,370.
Lenders denied 9.2% of completed home-purchase applications.
Key facts about Macon County mortgages
- Home buyers' median income ($93,000) is 16% lower than the North Carolina median ($111,000).
- The median 30-year fixed conventional rate here was 13 basis points above the U.S. median (6.625%).
- Median conventional loan costs ($6,370) were 14% higher than the U.S. median ($5,570).
- FHA loans made up 14.8% of purchase mortgages, versus 21.1% nationally.
- Second homes accounted for 22.6% of first-lien purchase mortgages — a vacation-home market.
- 11.8% of single-family purchase mortgages financed manufactured homes.
- The most common age bracket among borrowers was 25–34 (23.7% of purchase loans).
- 48.5% of purchase mortgages had a single borrower with no co-applicant.
National rank among 1,994 counties with at least 100 purchase loans: median income of home buyers 1029th · median home-purchase loan 836th · median conventional loan costs 286th · purchase application denial rate 697th. See rankings.
2026 loan limits in Macon County
| Property | Conforming 2026 | vs 2025 | FHA 2026 | vs 2025 |
|---|---|---|---|---|
| 1 unit | $832,750 | +$26,250 | $541,287 | +$17,062 |
| 2 units | $1,066,250 | +$33,600 | $693,050 | +$21,850 |
| 3 units | $1,288,800 | +$40,650 | $837,700 | +$26,425 |
| 4 units | $1,601,750 | +$50,500 | $1,041,125 | +$32,825 |
2026 limits for Macon County, NC: conforming (Fannie Mae / Freddie Mac) from FHFA; FHA forward-mortgage limits from HUD. FHA limit is at the national floor for low-cost areas. Loans above the conforming limit are "jumbo" loans.
All North Carolina counties: North Carolina 2026 loan limits. FHFA and HUD normally announce the next year's limits in late November.
Who bought homes in Macon County
Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.
Values are medians; "middle half" is the 25th to 75th percentile.
Loan type
What the homes were for
All first-lien, closed-end purchase mortgages, including second homes and investors.
Borrower age
Debt-to-income ratio
Monthly debts (including the new payment) as a share of income, as used in underwriting.
What borrowing cost in Macon County
Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.
| Measure | Macon County | North Carolina | U.S. |
|---|---|---|---|
| 30-year fixed rate · conventional | 6.750% | 6.500% | 6.625% |
| 30-year fixed rate · FHA | 6.500% | 6.250% | 6.250% |
| 30-year fixed rate · VA | 6.250% | 6.125% | 6.125% |
| 15-year fixed rate · conventional | — | 5.750% | 5.875% |
| Rate spread vs. APOR · conventional | +0.25 pts | +0.04 pts | +0.13 pts |
| Total loan costs · conventional | $6,370 | $4,840 | $5,570 |
| Total loan costs · FHA | $11,820 | $10,360 | $11,310 |
| Total loan costs · VA | $5,700 | $6,600 | $6,490 |
| Origination charges (all loan types) | $2,500 | $1,890 | $1,860 |
| Borrowers paying discount points | 46.0% | 49.4% | 51.3% |
| Points paid, when paid (% of loan) | 0.51% | 0.93% | 0.87% |
| Borrowers receiving lender credits | 30.4% | 30.0% | 33.1% |
| Adjustable-rate mortgages | 13.3% | 13.3% | 7.4% |
| Jumbo loans (above conforming limit) | 0.7% | 3.4% | 3.8% |
Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.
Approvals and denials
Macon County: 29 of 316 completed home-purchase applications were denied (9.2%).
Denial rate
| Application | Macon County | North Carolina | U.S. |
|---|---|---|---|
| Home purchase | 9.2% | 7.6% | 8.5% |
| Conventional | 9.7% | 6.6% | 7.1% |
| FHA | 6.7% | 12.3% | 12.5% |
| VA | 7.7% | 6.1% | 8.0% |
| USDA | — | 11.8% | 12.5% |
| Refinance | 15.0% | 15.9% | 17.9% |
| Cash-out refinance | 34.4% | 34.1% | 33.6% |
Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.
Refinancing in Macon County
Top mortgage lenders in Macon County
94 lenders originated at least one home-purchase or refinance loan here in 2025. The table ranks them by loan count; pricing columns compare conventional purchase loans only.
| # | Lender | Loans | Share | Denial rate | 30-yr rate* | Spread* | Costs* |
|---|---|---|---|---|---|---|---|
| 1 | Union Home Mortgage Corp. | 73 | 16.6% | 0.0% | 6.875% | +0.48 | $8,880 |
| 2 | Rocket Mortgage, LLC | 65 | 14.8% | 9.7% | 6.500% | +0.16 | $6,100 |
| 3 | State Employees' | 53 | 12.1% | 22.9% | — | −0.52 | $5,180 |
| 4 | United Wholesale Mortgage (UWM) | 26 | 5.9% | — | — | — | — |
| 5 | Veterans United Home Loans | 12 | 2.7% | — | — | — | — |
| 6 | Pennymac Loan Services, LLC | 12 | 2.7% | — | — | — | — |
| 7 | First Community Mortgage, Inc. | 11 | 2.5% | — | — | — | — |
| 8 | Renasant Bank | 10 | 2.3% | — | — | — | — |
| 9 | Freedom Mortgage Corporation | 10 | 2.3% | — | — | — | — |
| 10 | Plaza Home Mortgage, Inc. | 8 | 1.8% | — | — | — | — |
| 11 | First Reliance Bank | 8 | 1.8% | — | — | — | — |
| 12 | Movement Mortgage, LLC | 7 | 1.6% | — | — | — | — |
| 13 | Newrez LLC | 7 | 1.6% | — | — | — | — |
| 14 | Wells Fargo Bank, N.A. | 7 | 1.6% | — | — | — | — |
| 15 | Mountain Credit Union | 6 | 1.4% | — | — | — | — |
| 16 | First-Citizens Bank & Trust Company | 6 | 1.4% | — | — | — | — |
| 17 | Champion Credit Union | 4 | 0.9% | — | — | — | — |
| 18 | Mr. Cooper | 4 | 0.9% | — | — | — | — |
| 19 | Schumacher Mortgage LLC | 4 | 0.9% | — | — | — | — |
| 20 | Towne Mortgage Company | 4 | 0.9% | — | — | — | — |
| 21 | AmeriSave Mortgage Corporation | 4 | 0.9% | — | — | — | — |
| 22 | American Financial Resources, Inc. | 3 | 0.7% | — | — | — | — |
| 23 | Navy Federal Credit Union | 3 | 0.7% | — | — | — | — |
| 24 | Intercoastal Mortgage, LLC | 3 | 0.7% | — | — | — | — |
| 25 | American Pacific Mortgage Corporation | 3 | 0.7% | — | — | — | — |
Lenders in Macon County, NC. Loans = home-purchase, refinance and cash-out originations (2025); share = share of those loans here; denial rate = home-purchase applications. *Medians for conventional home-purchase loans, shown with at least 20 loans; spread = APR minus the average prime offer rate at rate lock (percentage points); costs = total loan costs (section D).
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Compare your origination charges and total loan costs with 2025 loans of the same type and size in North Carolina and Macon County.
Monthly payment calculator
Principal, interest, property tax (0.43% typical effective rate here) and insurance, with Macon County defaults.
Typical effective property-tax rate 0.43% = median real estate taxes ÷ median home value, U.S. Census Bureau ACS 2020–2024 5-year estimates.
Nearby counties
| County | Distance | Purchase loans | Median loan | Buyer income | Conforming limit | FHA limit |
|---|---|---|---|---|---|---|
| Rabun County, GA | 19 mi | 100 | $335,000 | $121,000 | $832,750 | $541,287 |
| Jackson County, NC | 19 mi | 199 | $335,000 | $109,000 | $832,750 | $541,287 |
| Clay County, NC | 20 mi | 87 | $295,000 | $96,000 | $832,750 | $541,287 |
| Towns County, GA | 25 mi | 110 | $325,000 | $112,000 | $832,750 | $541,287 |
| Graham County, NC | 27 mi | 26 | — | — | $832,750 | $541,287 |
| Swain County, NC | 29 mi | 74 | $245,000 | $107,000 | $832,750 | $541,287 |
Frequently asked questions
What is the 2026 conforming loan limit in Macon County?
$832,750 for a one-unit home (FHFA). Two- to four-unit limits are $1,066,250, $1,288,800, $1,601,750. Loans above the limit are jumbo loans and are not eligible for purchase by Fannie Mae or Freddie Mac.
What is the 2026 FHA loan limit in Macon County?
$541,287 for a one-unit home (HUD). This is the national floor for low-cost areas.
How much do home buyers in Macon County earn?
The median household income reported on 2025 home-purchase mortgages was $93,000; the middle half of buyers reported $68,000 to $129,000.
What mortgage rate did buyers in Macon County get in 2025?
The median rate on 30-year fixed conventional purchase loans was 6.75%; FHA borrowers paid a median 6.50%. These are rates locked during 2025; check today's rates with several lenders.
How often are mortgage applications denied in Macon County?
9.2% of completed home-purchase applications were denied in 2025.
Sources: FFIEC/CFPB HMDA 2025 public loan/application register (Snapshot as of June 1, 2026); FHFA 2026 conforming loan limits; HUD 2026 FHA forward-mortgage limits; U.S. Census Bureau. Figures describe typical 2025 loans, not your offer. Methodology