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Prototype · sample data

Prototype of a planned home-buying brokerage for the 50 largest U.S. cities. Not a licensed brokerage in any state, and no brokerage services are offered. Listings, people and companies are sample data; market statistics are real public data, cited where shown.

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Trends · North Carolina

House prices and costs in Raleigh, NC

How house prices moved across 16 Raleigh ZIP codes, what buyers here borrowed and paid, what's new and how buying works in North Carolina. Public data, with sources and dates. Past change, not a forecast.

Raleigh-Cary, NC metro house prices +2.3% in the year to 2026 Q2 (FHFA, purchases)

7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.

How house prices moved in Raleigh, 2022–2025

Of 14 ZIPs with enough data, 13 rose 7% or more, 0 fell 7% or more and 1 moved less (no clear change). Past rankings are a weak guide: of the ZIPs in their city's top 3 for 2019–2022, 25 of 134 (about 1 in 5) were top 3 again for 2022–2025; chance alone would give about 21. Past change, not a forecast.

FHFA's experimental ZIP house price index: houses with Fannie Mae or Freddie Mac loans, from sales and refinance appraisals. Condos, co-ops and multi-unit buildings aren't in it. Tap a ZIP to see it on the map.

Largest house-price rises, 2022–2025

3-year change of the ZIP index; ZIPs with an index every year, 5,000+ residents and 1,000+ owner-occupied homes. Left out as too jumpy: a ZIP whose index rose 7% or more in one year and fell as much in another. Each year's change below.

  1. 1ZIP 276142023 +10.3% · 2024 +6.5% · 2025 +7.7%+26.5%
  2. 2ZIP 276062023 +5.3% · 2024 +4.7% · 2025 +7.5%+18.5%
  3. 3ZIP 276072023 +4.4% · 2024 +14.4% · 2025 -1.8%+17.3%
  4. 4ZIP 27613 · includes North Raleigh2023 +6.2% · 2024 +7.1% · 2025 +2.4%+16.5%
  5. 5ZIP 27609 · includes North Hills2023 +7.8% · 2024 +3.4% · 2025 +3.7%+15.6%

Largest house-price falls, 2022–2025

3-year change of the ZIP index; ZIPs with an index every year, 5,000+ residents and 1,000+ owner-occupied homes. Left out as too jumpy: a ZIP whose index rose 7% or more in one year and fell as much in another. Each year's change below.

No Raleigh ZIP's house prices fell 7% or more from 2022 to 2025.

Lowest owner-reported values

Median value owners report (Census ACS 2020–2024). Left out: ZIPs under 1,000 residents, less reliable estimates, and ZIPs where most owners live in condos or co-ops.

  1. 1ZIP 27610 · includes Southeast Raleigh± $13K · ≈ $1,935/mo housing payment (est.) on a house, 20% down$293K
  2. 2ZIP 27604± $16K · ≈ $2,278/mo housing payment (est.) on a house, 20% down$349K
  3. 3ZIP 27616± $9.4K · ≈ $2,278/mo housing payment (est.) on a house, 20% down$349K
  4. 4ZIP 27603 · includes Glenwood South± $11K · ≈ $2,485/mo housing payment (est.) on a house, 20% down$383K
  5. 5ZIP 27606± $18K · ≈ $2,940/mo housing payment (est.) on a house, 20% down$458K

Population grew most

Residents, 2015–2019 to 2020–2024 (Census ACS): only changes larger than the margin of error, in ZIPs with 1,000+ residents.

  1. 1ZIP 2761663,520 residents+15.2%
  2. 2ZIP 27613 · includes North Raleigh45,235 residents+6.9%

Public loan records · 2025

What buyers here actually borrowed and paid (2025)

2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Raleigh's census tracts: 3,202 loans. These are loans that closed in Raleigh, not offers: a rate depends on your credit, down payment, points and the day you lock it.

Interest rate, 30-year fixed (conventional)
6.125% to 6.814%Middle half of loans; median 6.5% · 2,068 loans
Loan costs at closing
$3,904 to $6,109Middle half; median $4,769. Origination charges (points included) and settlement services, Closing Disclosure section D · 2,764 loans
Borrowed, every loan on the home combined
80% of the value (median)Middle half 75% to 95%. 49.4% of buyers borrowed more than 80% of the value, 32.2% more than 90%, 18.2% more than 95%. HMDA's combined loan-to-value: every loan on the home (second loans, down-payment-assistance loans and financed FHA or VA fees too) ÷ the value the lender used, so it doesn't show the cash buyers put down · 3,139 loans
Loan types
Conventional 87.3% · FHA 8%VA 4.7% · USDA 0%
Discount points
38.9% of loans paid pointsMedian paid: $2,537. Points buy a lower rate.
Loan limits, 2026
$832,750 conformingAbove it, a jumbo loan with its own rates and rules; FHA limit $541,287 (one-unit home, Wake County)

For comparison: 7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR. Source: FFIEC Home Mortgage Disclosure Act (HMDA) data: 2025 Snapshot National Loan-Level Dataset (data as of June 1, 2026), via the CFPB HMDA Data Browser; Homiy's calculations (2025 loans; retrieved 2026-09-27).

Research · dated and sourced

What's new in Raleigh

Rail openings, zoning changes and big projects from primary sources, newest first. Stars on the map mark the ones with a location. News, not a price forecast.

  1. Rail opened

    Raleigh Union Station Bus facility begins service

    GoTriangle’s new RUS Bus hub opened beside the existing rail station. This is a bus-facility opening, not a newly opened passenger-rail line.

    Near ZIPs 27601, 27605

    GoTriangle, Raleigh Union Station Bus Facility
  2. Project

    New Bern Avenue BRT breaks ground

    The city began its first BRT corridor project. This construction milestone does not assert service is open or turn every future station area into a fixed housing entitlement.

    City of Raleigh, New Bern Avenue BRT groundbreaking

Metro area · public data

Raleigh-Cary, NC

House prices, year to 2026 Q2
+2.3%FHFA purchase-only index
House prices, 5 years to 2026 Q2
+36.0%FHFA purchase-only index
House prices, 2025
+2.3%All sales and refinances, like the ZIP figures; 2022–2025: +11.6%
New homes permitted
11.5 per 1,000 residents18,283 homes · +3.5% vs a year earlier · Sep 2025–Aug 2026
Jobs, 12 months
+2.2%Aug 2026 (preliminary)
Population, July 2020 to July 2025
+12.6%1,595,720 residents in July 2025 (Census estimates)
Mortgage rate benchmark
7.03%Freddie Mac average, week of Sep 24, 2026

7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR. New homes permitted is a supply signal: more permits per resident usually means more homes coming to market. Jobs, permits and population cover the whole metro.

Natural hazards, compared with other U.S. counties

  • Wake County, NC: expected yearly losses rated relatively high for hurricane, inland flooding, heat wave, tornado, winter weather, hail.
    Other ratings for Wake County, NC
    • EarthquakeRelatively Moderate
    • WildfireRelatively Low
  • Durham County, NC: expected yearly losses rated relatively high for tornado, winter weather.
    Other ratings for Durham County, NC
    • EarthquakeRelatively Low
    • WildfireVery Low
    • HurricaneRelatively Moderate
    • Inland floodingRelatively Moderate
    • Heat waveRelatively Moderate
    • HailRelatively Moderate

FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county (NRI December 2025): expected annual losses to buildings, people and agriculture; FEMA's social-vulnerability adjustments aren't included. This describes each county, not this home. Check the address on FEMA's flood map; in a high-risk flood zone, a federally backed loan requires flood insurance.

Sources (7)

Research summary · not legal advice

How buying works in North Carolina

The usual steps, deadlines and closing costs for a purchase in Raleigh, from state law, standard contract forms and local custom. Contracts can change any of it. Homiy is a prototype: it isn't a licensed brokerage in North Carolina and offers no services here.

Who runs the closing
Attorneys run the closing. A lawyer must conduct it. Typical time from contract to keys: about 35 days.
The contract
Your signed offer becomes a binding contract once the seller accepts it.
Details

NC REALTORS / NC Bar Association Offer to Purchase and Contract (Form 2-T)

Buyer agreement
NC written buyer agency agreement and Working With Real Estate Agents disclosure, signed before touring.
Details

Homiy's prototype requires a written agreement before a represented tour. NAR's rule binds participating MLS brokers; do not describe it as a universal state law. Compensation is negotiable and total brokerage pay cannot exceed the agreement. NC license-law timing and MLS touring timing differ; the prototype uses the earlier pre-tour gate.

Source: NAR: written buyer agreements before touring (MLS participation rule, not a universal state statute) (reviewed 2026-09-27)

Due diligence
21 days to inspect and investigate. Any due diligence fee paid to the seller usually isn't refunded if you walk away.
Details

21 days is a negotiable sample, not law. A separately negotiated due diligence fee goes directly to seller at the effective date and is credited at closing; unlike escrow earnest money it is normally lost on buyer termination. Seller breach, specified title/risk-of-loss terms or an addendum can change refund rights. No unsupported market-average fee is supplied.

Inspection
About 21 days for inspections.
Details

Inspection, title, insurance, appraisal and loan investigation should fit inside the due diligence period, not create separate automatic escapes. 21 calendar days is a negotiable sample planning period, not a statutory deadline.

Earnest money
1–3% of the price, due within 3 days, held by: Named attorney or broker escrow.
Details

Sample only: delivery within 3 calendar days and 1–3% earnest money; the signed contract controls. Buyer delivery is distinct from the holder's statutory deposit deadline. Due diligence fee is separate and payable to seller at the effective date. Do not add it to refundable earnest money.

Seller's disclosure
Residential Property and Owners' Association Disclosure plus mineral/oil/gas disclosure You may cancel within 3 days in some cases: Required disclosure not delivered by offer: written cancellation by the first of 3 calendar days after receipt, 3 calendar days after contract, settlement or buyer occupancy; see §47E-5..
Details

Covered 1–4-unit transfers; seller may answer no representation on many condition items. Statutory cancellation is separate from negotiated DD rights.

Source: NC General Statutes §47E-5: disclosure cancellation (reviewed 2026-09-27)

Loan and appraisal
Loan contingency: none: loan and appraisal risk ride on due diligence.
Details

21-day financing period and the typical closing time are sample planning assumptions, not measured averages or legal rights. Financing and appraisal protection require the signed form/addenda; an appraisal shortfall is not automatically protected. IMPORTANT: standard Form2-T has NO independent financing contingency. This numeric period represents the DD financing-risk review deadline only; inability to borrow after DD expiry does not itself release earnest money. Closing attorney must supervise legal work; physical attendance at every signing is not required.

Title insurance
The buyer customarily pays for the owner's policy.
Details

Payer is a negotiable local custom, not a mandatory charge; obtain a title quote and follow the signed allocation. Filed insurer/rating-bureau rates are not a state-promulgated price.

Property tax for a new owner
Your property tax follows the county's assessed market value. About 0.91% of the price a year is our planning figure for Raleigh; your bill can differ.
Details

Use the assessor's current taxable value, assessment ratio and parcel tax district. Price is only a planning proxy; exemptions, revaluations, credits and special assessments are not inherited automatically.

Current Wake County official example (June2026 update/FY2026–27): county0.5371+Raleigh0.3720=0.9091 per$100 assessment; excludes$20 waste fee and other district charges. Supersedes FY2025–26 total0.8721. Raleigh properties in Durham County need that county's rate and FHFA review; this pack uses primary Wake. HOA range and lender-title percentage are SAMPLE inputs.

Agent credits to the buyer
North Carolina allows an agent to credit part of their pay to the buyer, with the lender's approval.
Details

NCREC permits rebates to transaction parties; disclose to lender before closing and show on closing statement. Advertised rebates must be subject to lender approval.

Source: NCREC: compensation issues and buyer rebates (2020-03-20)

Closing taxes

Closing taxes in Raleigh, who customarily pays and the rate
TaxCustomarily paid byRate
North Carolina conveyance exciseSeller0.2% of the priceNC General Statutes §105-228.30: excise on conveyances

Programs and after you buy

Down-payment help
NC Home Advantage Mortgage (North Carolina Housing Finance Agency (NCHFA))Fixed-rate mortgages with down payment assistance of up to 3% of the loan amount; first-time buyers can choose the NC 1st Home Advantage Down Payment of $15,000.Official page, checked 2026-09-28.North Carolina's housing finance agency runs it; the program decides who qualifies and for how much.
Down-payment help in Raleigh
Apply for Homebuyer Assistance (City of Raleigh Housing and Neighborhoods)Zero-interest deferred loans for the down payment, closing costs or a financing gap, for first-time buyers earning no more than 80% of the area median income.Official page, checked 2026-09-28.
Homestead exemption
Need Help Paying Your Property Tax Bill? (Wake County)Wake's relief programs, such as the Elderly or Disabled Homestead Exclusion (65 or older or totally and permanently disabled on January 1, with 2025 income up to $38,800), are for qualifying owners, not every buyer.Deadline: June 1Official page, checked 2026-09-28.
If you disagree with your assessment
Appealing Tax Values (Wake County)Real estate values can be formally appealed to the Board of Equalization and Review.When: before the Board adjourns, usually early to mid-AprilRaleigh also extends into Durham County; this is Wake County's.Official page, checked 2026-09-28.
After you buy: alerts on your deed
Fraud Alert (Wake County Register of Deeds)An email notification when a name you monitor is recorded on a document.Raleigh also extends into Durham County; this is Wake County's.Official page, checked 2026-09-28.
Sources (10)

Methodology

How we measure, and what it isn't

Past change, not a forecast. These figures describe the past from public data; they don't tell you where prices go next.

House prices by ZIP, and the rankings

FHFA's experimental ZIP house price index: houses with Fannie Mae or Freddie Mac loans, from sales and refinance appraisals. Condos, co-ops and multi-unit buildings aren't in it. It's built from repeat sales and refinance appraisals of the same homes, not average sale prices, and FHFA publishes no margin of error for it. We rank ZIPs by the change over the last 3 years, only where FHFA published the index in every one of them, and only ZIPs with 5,000+ residents and 1,000+ owner-occupied homes. A change smaller than 7% either way is “no clear change”: in our 50 cities, the index's own year-to-year swings suggest sampling alone can move a three-year change about that much. A ZIP whose index rose 7% or more in one year and fell as much in another is left out as too jumpy. We show rises and falls, each year's change, and the city's and metro's figures for the same years. Past rankings are a weak guide: of the ZIPs in their city's top 3 for 2019–2022, 25 of 134 (about 1 in 5) were top 3 again for 2022–2025; chance alone would give about 21. Many ZIPs, especially dense ones, have no index.

City and metro price figures

City: the resident-weighted average of its ZIPs that have an index (the ZIP card says when that's only part of the city). Metro: FHFA's all-transactions index over the same calendar years, the ZIPs' method; the metro card also shows FHFA's purchase-only index for the latest quarter against a year and five years earlier. Where FHFA splits a metro into divisions (New York, Miami, Detroit and others), the division's index, named where it's shown. Jobs, permits and population always cover the whole metro.

Payment ÷ income

Monthly housing payment (est.) on a house at the ZIP's median value: 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down. Property tax uses Raleigh's rule for a new buyer (about 0.91% of the price a year, our planning figure); insurance is a typical premium. Not included: upkeep, utilities, flood insurance, special assessments. Divided by a month of the ZIP's median household income. The Census reports values over $2 million and incomes over $250,000 only as “or more”, so those shares are bounds (“at least”, “at most”). Left out where 50% or more of owner-occupied homes are in buildings with 5+ units: their HOA dues or co-op charges aren't in the payment. It combines two estimates, so no margin is computed. 7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.

Census figures and margins of error

American Community Survey 5-year estimates, 2020–2024: the median value owners report for their homes (it lags sale prices; co-op owners report the value of their shares), median rent with utilities, median household income, residents, and the property tax and monthly costs owners report. Each comes with its 90% margin of error (±). Figures whose margin is 20–49% of the estimate are marked “less reliable” and left out of rankings and tags; figures with wider margins aren't shown. A population change (from 2015–2019) is shown only when it passes the Census Bureau's 90% significance test; otherwise it says “no clear change”. Raleigh's own figures come from the Census's estimates for the city itself where published; otherwise they blend its ZIPs (no margin computed). Lists leave out ZIPs with fewer than 1,000 residents.

Tags

Lower home values:
The median value owners report is in the lowest quarter of the city's ZIPs (Census ACS). Less reliable estimates and ZIPs where most owners live in condos or co-ops aren't compared.
Population grew:
Residents rose 5% or more between the two latest five-year Census surveys, by more than the margin of error.
Mostly condos or co-ops:
Half or more of owner-occupied homes are in buildings with 5 or more units. Values there leave out HOA dues and co-op charges, so they aren't ranked.
New rail nearby:
A rail station opened within about a mile in 2023–2026.

“New rail nearby” uses our dated news pins: a ZIP whose center is within 1,600 m of a station that opened, plus the ZIP the station sits in. No tag describes price momentum.

Hazards and flood insurance

FEMA's National Risk Index rates each county's expected yearly losses from each hazard against all U.S. counties; we show those Expected Annual Loss ratings for every county the city lies in, without FEMA's social-vulnerability adjustments. They describe counties, not homes. Flood insurance counts are policies and claims in the federal program (NFIP) only. Check an address's flood zone on FEMA's flood map.

What buyers borrowed and paid

Public HMDA loan records: home-purchase first liens on owner-occupied 1–4 unit homes in the city (the card names the area covered), with the number of loans behind each figure. Loans that closed, not offers or quotes.

Neutral by design

We describe prices, payments, population counts, construction and rail lines. We don't describe places by who lives there, schools or crime, and we don't call areas “up-and-coming”, “transitional” or “safe”. Choose where to live for your own reasons.

Sources and dates