For many buyers relocating from New York, New Jersey, or Connecticut to Southeastern North Carolina, the "Zoom Boom" has made the dream of coastal living a reality. You can trade a cramped apartment in the tristate area for a home office with a view of the Intracoastal Waterway in Surf City or Hampstead.

But while your boss may be fine with you logging in from the beach, your mortgage lender might not be.

If you are moving to New Hanover, Pender, or Brunswick counties while keeping your out-of-state job, you need to navigate a specific set of underwriting hurdles. In 2024 and 2025, a pay stub isn't enough; you need the right paper trail to prove your "Zoom town" move is permanent.

The "Remote Work Letter": The Golden Ticket

Standard underwriting guidelines typically require you to live within a reasonable commuting distance (often 60 miles) of your employer. If your company is in Manhattan and your new address is in Leland, a standard algorithm will flag the loan as high-risk, assuming you might quit or be fired for moving away.

To clear this, you need a specific document: the Remote Work Letter. This is not just a verification of employment (VOE). It must explicitly state three things:

• Full-Time Status: You are a full-time W-2 employee.
• Out-of-State Authorization: Your employer is aware you are moving to North Carolina and has authorized you to work remotely permanently (or indefinitely).
• Salary Continuity: Your pay will not change based on your new location. (Note: Some tech companies adjust pay based on zip code; lenders need to know this before they calculate your debt-to-income ratio).

Insider Tip: If your HR department is hesitant to use the word "permanent," ask if they will use "indefinite." Many local lenders in Wilmington accept this phrasing.

Myth vs. Reality: The "Trailing Spouse" Trap

A common scenario we see in Onslow and New Hanover counties is one partner having a secure remote job while the other plans to "find something when we get there."

Myth: "My spouse is a nurse/teacher/engineer; they will find a job easily, so we can count their income."

Reality: Lenders cannot count "potential" income. If your spouse doesn't have a remote job or a local job offer in hand before closing, their income is $0 for qualification purposes.

The Local Fix: For trailing spouses in healthcare (looking at Novant or Atrium) or tech (looking at Live Oak Bank or nCino), securing a formal "Offer Letter" with a start date within 60 days of closing can often allow a lender to count that future income immediately.

The "Occupancy Affidavit" Surprise

At the closing table, you will sign an affidavit stating you intend to occupy the home as your primary residence within 60 days. If your remote work documentation is shaky, the lender may suspect you are actually buying a vacation rental (investment property), which carries higher interest rates and down payment requirements.

Having your NC driver’s license appointment scheduled or your local utilities setup order ready can sometimes help provide the "intent" proof lenders look for in borderline cases.

Your Next Step

Relocating your life and your career simultaneously is complex. You shouldn't have to guess if your offer letter will pass a lender's scrutiny.

Aspyre Realty Group are experts in listening to your relocation timeline and communicating your needs into a home that works for you. We can connect you with local lenders who specialize in "relocation mortgages" for remote workers—lenders who know exactly how to structure your file so you can close with confidence. Let's start your search today.