CAR
No snark intended but we now live in a place that is very different than it was a few decades ago. Hell its different than it was a decade ago. The profile of relative desireability of the NCC has gone up exponentially since you were a kid. We have discussed this over the years ad naseum. If you are not willing to accept that reality you will have to stay where you, which isn’t exactly a bad place. Nothing that you have described about yourself and your lifestyle entitles you to the house you want. It is all driven by supply and demand.
This weekend I met with some new clients in their mid 50’s. They got re-married a few years ago and both have very good incomes bigger than your DH. Her house is owned free and clear. They will rent that one out for a year or two because the income will be great and then sell within the 2 out of 5 years rule. His house is on the edge but rent just about covers PITI. As soon as they can sell without paying anything out of pocket they will get rid of that one. They have enough to buy a couple houses all cash but only want one and will finance because rates are so good. They are looking for pretty much what you are. There are plenty of others just like them. That is your competition. And they have better representation;)
