First of all, I’m getting $247k qualifying income based on front debt-to-income ratio of 28%. I don’t see why someone with $200k in the bank would have 2k/month credit card payments.

Second of all, private lenders are not bound by 28%/36% DTI ratios, these only apply to government backed loans (which you won’t be getting anyway because your mortgage is above 417k). As far as I know, pre-credit crunch, lenders were often willing to make mortgages with DTI ratios as high as 45%. I’m not sure what the situation is today.

Finally, there are more rich folks than coastal houses around here. There are roughly 30k houses in the county north of 52 and west of 5. Compare with 100k families with liquid net worth above $1m and 50k families with gross annual incomes above 200k.