Direct answer

New debt can raise the debt-to-income ratio, reduce cash reserves, and change credit scores or pricing. Even an account opened for a future furniture delivery can affect the mortgage review before closing.

Do not open, finance, co-sign, or materially increase debt without first asking the mortgage team to calculate the effect. Waiting until after closing is usually the safer approach.

What does this mean for a Northeast Florida buyer?

In Northeast Florida, the answer should be tested against the builder's actual contract, community, expected completion range, taxes, insurance, HOA or CDD obligations, and the buyer's current approval. Jacksonville, St. Johns, Clay, Nassau, and Flagler County transactions do not share one universal cost or timeline.

Primary sources

Where can you verify the framework?

  1. What to expect at closingFannie Mae · Accessed August 13, 2026
  2. Debt-to-Income RatiosFannie Mae Selling Guide · Accessed August 13, 2026