Durham, NC Housing Market
AI-powered market intelligence for the Durham-Chapel Hill, NC metro area.
PropertyIQ Scores
Durham, NC Market Analysis
Market Overview
Durham’s PropertyIQ Score of 10 out of 100 signals a weak housing market relative to typical conditions. The median home value is $411,325, which is $72,966 above the state average of $338,359. The rent index is $1,660, also well above the state benchmark of $1,162. Local unemployment is 3.8%, slightly higher than the state average of 3.6%, while median household income is $81,017, about $11,113 above the state median of $69,904. These benchmarks show a market with higher prices, higher rents, and stronger incomes than the state overall, but the composite score indicates that those strengths are not translating into market momentum.
The low PropertyIQ Score is driven by weak home value movement and soft selling conditions. The 12-month home value momentum is 1.10%, but the 3-month momentum is -1.83%, meaning prices have recently turned down. The median days on market is 59 days, and 24.3% of listings have had a price cut. Together with a year-over-year home value change of $-2, these metrics point to a market that is cooling or flat despite above-average income and rent levels. Population growth data is not available in this dataset, so one key demand signal cannot be evaluated.
Key Trends
The first trend is decelerating home value growth. Although the 12-month momentum is positive at 1.10%, the 3-month momentum is negative at -1.83%. The year-over-year home value change of $-2 reinforces a picture of flattening values. This recent negative turn is a central reason the PropertyIQ Score is low.
A second trend is rising buyer leverage. With 2,170 homes for sale, a median days on market of 59 days, and 24.3% of listings showing price cuts, sellers appear to be competing more actively for buyers. Homes are not moving quickly, and nearly one in four listings has already reduced its asking price.
A third trend is strong rental income relative to the state. Durham’s rent index of $1,660 is $498 above the state average of $1,162. That rental premium suggests tenant demand supports higher rents, even as home prices show weak momentum. However, higher rents have not prevented the market’s overall weak score.
A fourth trend is an economic base that is somewhat stronger than the state but not dramatically so. Unemployment in Durham is 3.8%, just above the state average of 3.6%. Median household income is $81,017, which is above the state median of $69,904. This may offer a floor of support, but the current supply and price-cut data indicate the market is still soft.
Who Is This Market For
This market may suit long-term rental investors who prioritize cash flow over short-term appreciation. The rent index of $1,660 is well above the state average of $1,162, which can support rental income. However, the median home value of $411,325 is also considerably higher than the state average, so entry costs are elevated. The low PropertyIQ Score of 10 out of 100 suggests investors should not rely on rapid price growth. The presence of 2,170 homes for sale and a 24.3% price-cut share may offer negotiation opportunities, but investors should focus on yield and holding power because price momentum is weak.
First-time buyers may find Durham challenging. The median home value is $411,325, while median household income is $81,017. Although that income is above the state median of $69,904, it still indicates a relatively high purchase price relative to local incomes. The slowing market could help buyers negotiate, and the elevated price-cut share means some sellers are willing to reduce prices. But the weak price momentum may also mean first-time buyers should plan to stay long enough to ride out flat or declining periods.
Move-up buyers may have a mixed experience. They could benefit from more inventory and price reductions when buying, but selling their existing home may take longer given the median days on market of 59 days. The market’s weak score suggests that buyers have more leverage than sellers right now.
Outlook
The near-term outlook is cautious. The 3-month home value momentum of -1.83% and the year-over-year change of $-2 point to flat or slightly declining home values. With median days on market at 59 days and 24.3% of listings with price cuts, sellers are likely to face continued competition. The 12-month momentum of 1.10% shows that the market has not fallen sharply over the past year, but the recent negative trend is more important for the immediate outlook. Unemployment at 3.8% and median household income of $81,017, which are close to or above state levels, may keep demand stable. However, because population growth data is not available, it is difficult to project whether new demand will absorb the current inventory. Overall, the data supports continued softness in the near term, with buyer-friendly conditions unless the 3-month price trend reverses.
AI-generated analysis based on current market data. Last updated September 7, 2026.
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Durham, NC market data
Durham, NC Housing Market Overview
Durham, NC's median home value is $411K, up 1.1% over the past year. Homes here sell in a median 59 days. Its PropertyIQ Score of 10 sits below the state average of 50, marking a market positioned to lag its state over the next three years.
Understanding the Durham, NC housing market requires looking beyond headline price figures. The PropertyIQ Score reads both sides of market strength: Zillow price momentum across 3- and 12-month windows, and Realtor.com flow signals — days on market and the share of listings with price cuts. Together they predict how this NC metro is set to perform relative to the rest of its state.
The South Atlantic region continues to attract domestic migration with its combination of job growth, favorable tax environments, and year-round climate. Markets range from rapidly appreciating tech corridors to established retirement destinations with strong rental demand. Within the South Atlantic, Durham, NC's PropertyIQ Score of 10 runs below the South Atlantic norm.
North Carolina's Research Triangle and Charlotte financial corridor drive two distinct housing economies, with university and healthcare employment providing stability across smaller metro areas.
Each month, PropertyIQ updates its score for Durham, NC using four inputs: Zillow ZHVI twelve-month and three-month momentum, Realtor.com median days on market, and the Realtor.com share of listings with price cuts. These four signals are combined into a single 1 to 99 score computed across all metro markets and calibrated so 50 represents the state average, making it a direct read of how this market is positioned to perform relative to its state. Momentum here has been positive, with home values up 1.1% over the past year.
View Durham, NC's complete market profile including historical price trends, score history, and AI-generated analysis. Compare this market against any other US metro to find the best opportunities for your investment strategy.
Counties in the Durham, NC metro area
ZIP codes in the Durham, NC metro area
View all 30 →Market data through July 2026. Sourced from Zillow, Realtor.com, Redfin, U.S. Census Bureau, FRED, BLS, and BEA. Per-statistic source and date shown above.
Frequently Asked Questions
Is Durham, NC a good place to buy real estate in 2026?
PropertyIQ doesn't label markets simply good or bad. Instead, the PropertyIQ Score measures a market's demand momentum against its own state, where 50 marks the state average. Durham, NC currently scores 10, a very weak-momentum reading that leaves it positioned to lag its state over the next three years. For buyers, cooling demand usually brings more inventory, longer sale times, and real leverage to negotiate on price. Backing that up, the median home value here is $411K, up 1.1% over the past year. So whether Durham, NC is right for you comes down to your goals: a rising-momentum market can favor long-term appreciation but offers less room to negotiate, while a cooling one hands buyers more leverage. Treat the score as a timing signal to weigh alongside your budget, holding period, and plans for the property, not a verdict on the market's quality.
What is the PropertyIQ Score for Durham, NC?
Durham, NC's PropertyIQ Score is 10, indicating very weak momentum on a 1-to-99 scale. The score distills four transparent inputs into a single number: Zillow home-value momentum over the past 12 months, Zillow home-value momentum over the past 3 months, the median days homes spend on the market from Realtor.com, and the share of listings with a price cut, also from Realtor.com. Rising values and faster sales push the score up, while slow sales and frequent price cuts pull it down. The scale is calibrated so 50 equals the state average, meaning a score above 50 predicts the market will outperform its state over the next three years and a score below 50 predicts underperformance. PropertyIQ computes the score across every US market nationally, then recenters it against each state, so 10 places Durham, NC below its state benchmark.
Are home prices in Durham, NC rising or falling?
Home prices in Durham, NC are rising. Over the past year, the median home value increased 1.1%, reaching $411K. Over the latest three months, values slipped 1.8%, a sign near-term demand is softening. PropertyIQ derives these figures from Zillow's home-value index, which tracks the typical value across the market rather than only the homes that happened to sell, giving a steadier read than a raw median sale price. Both the 12-month and 3-month momentum readings feed directly into the PropertyIQ Score, so this price trend is one of the core signals behind Durham, NC's current score. Keep in mind that appreciation can vary widely by neighborhood and price tier across the metro area, so treat these figures as the market-wide baseline rather than a guarantee for any single property.
How quickly do homes sell in Durham, NC?
In Durham, NC, homes sell in a median of 59 days from listing to pending sale, based on Realtor.com market data. Median days on market is one of the clearest real-time reads on local demand: when homes move quickly, buyers are competing and sellers hold the advantage, while lengthening timelines signal cooling interest and more room to negotiate. Alongside sale speed, about 24% of active listings here have taken at least one price cut — a complementary demand gauge, since a rising share of reductions often precedes slower sales and softer prices. Both median days on market and the price-cut share feed directly into the PropertyIQ Score, where faster sales and fewer cuts push the score higher. As a general guide, medians under about 30 days indicate a brisk, competitive market, while medians well beyond 60 days point to buyers regaining leverage. Actual time on market still varies by price band, property type, and season, so treat the median as a market-wide baseline.
How current is this metro area data?
This Durham, NC market data is refreshed on a monthly cycle, with the latest figures current through July 2026. PropertyIQ ingests fresh data every month from a range of authoritative sources: home values and rents from Zillow, days on market and price-cut activity from Realtor.com, additional housing signals from Redfin, demographic and housing-stock data from the U.S. Census Bureau, mortgage and macroeconomic series from FRED, and employment figures from the Bureau of Labor Statistics and the Bureau of Economic Analysis. The PropertyIQ Score itself is recomputed every month once the new source data lands, so the score and its four underlying inputs always reflect the most recent complete reporting period rather than a static snapshot. Because official housing data is typically released with a short lag, the current-through date usually trails the present by a few weeks, which is normal across the industry and not a sign the data is out of date.