Cary 27518

Raleigh-Cary, NC · Wake County, NC · 650 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

39affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

38.1%

severe

Days on market

daily

Price cuts

29.3%

of active

Valuation

-65.7%

vs assessor

Look up an address

/100

Weak

stable · seller slight · prices rising year-over-year.

Price trend

Affordability

Valuation

Economic health

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Negotiate Hard

Needs 21.3% correction for affordability

DOM: 52d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)75

Valuation Gap (25%)100

Supply & Demand (20%)85

Buy vs Rent (15%)100

Cancellation Rate (10%)0

Days on Market (5%)60

Moderate buyer leverage in 27518. Room to negotiate 5-10% below list. Payment burden: 37.4% of median income. A 6% price correction needed to reach 30% affordability threshold. Median days on market: 52. Renting is approximately 233% cheaper than buying (price-to-rent ratio: 40.0). Market appears 65% overpriced vs. assessed values.

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.

STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/27518" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Cary 27518 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/raleigh/zip/27518?utm_source=embed&utm_medium=backlink">Cary 27518 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$745,687

▴ 0.7% YoY

Days on market

daily · zip_data

Median rent

$1,577

ZORI

Investor score

29/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-65.7%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$256,050

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+65.1%

County-wide market — the widest, slowest signal.

Johnston+65.1%

Mecklenburg+79.0%

Wake+65.6%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$248

Price-to-income6.2×

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How 27518 ranks in NC

percentile vs all North Carolina ZIPs · n=834

Market velocity98%

Supply tightness86%

Affordability15%

Investment yield5%

Appreciation39%

Affordability, supply & momentum

59SUPPLY

Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply8.2 mo

Days on Market8d

Inv vs History+5.4%

Listing Density4.6/1k

Affordability — payment burden

Monthly payment (P&I)$3,853

Payment burden38.1%

Median income · ZIP$121,242

Mortgage rate6.71% · 30yr

Total monthly own$4,599

Monthly rent$1,577

Market dynamics

Price cut %29.3%

Momentumstable

LeverageSELLER SLIGHT

Months of supply8.2

Sales (90d)0

Investment analysis

Median rent$1,577

Price-to-rent40.0

Est. cap rate1.6%

Buy vs rentfavors renting

Livability

Walk score6

Transit score—

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Wake.

Aggregate median +9.0% YoY in this ZIP, but the under-$500k tier is +2.2% — both the aggregate and the entry tier are rising. Over the same year the under-$500k share of sales moved from 18.4% to 14.6% (-3.8pp) and the $1M+ share from 10.2% to 15.3% (+5.1pp).

Current tiers · 12 months to Aug 25floor 10 sales/tier

2 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$210k	$159	460	—	COUNTY · Wake, NC
$250k–$500k	$396k	$222	40	13.9%	ZIP
$500k–$750k	$668k	$258	85	29.5%	ZIP
$750k–$1M	$850k	$280	117	40.6%	ZIP
$1M–$1.5M	$1.16M	$289	31	10.8%	ZIP
$1.5M–$2M	$1.57M	$314	10	3.5%	ZIP
$2M+	$2.43M	$470	156	—	COUNTY · Wake, NC
All sales (the headline median)	$769k	$268	288	100%	ZIP

Share of sales by tier (quarterly)

If the upper tiers widen over time, the headline median rises on composition alone.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+

Median within each tier, against the headline median (quarterly)

The blue line is the single number NAR-style reporting quotes. The gold lines are what each tier actually did. Log scale — the tiers span an order of magnitude, and on a log axis equal slopes mean equal percentage moves, which is the comparison being made.

$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
All sales (headline)

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 27518.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Wake County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

This ZIP code crosses county lines. Property data shows Johnston (90.7%), Mecklenburg (5%) and Wake (4.2%). County metrics below are shown separately for each county.

Johnston (90.7%)

Mecklenburg (5%)

Wake (4.2%)

ZIP 27518→3 counties

12-Month Direction

+4Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

40· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden56

26.7%

affordable

Source: Lotvox · Updated 2026-05-15

Buy vs Rent44

1.347x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation14

+65.1%

overvalued

Source: Lotvox comps · Updated 2026-05-15

Supply/Demand15

3.7 mo

balanced

Source: Lotvox MLS · Updated 2026-05-15

Insurance Risk

45/100

moderate

Source: FEMA/NFIP · Updated 2026-04

County distress indicators

ECONOMIC INDICATORS

Economic indicators remain stronger than national averages.

Unemployment Rate

Lower than most U.S. counties

Source: BLS LAUS · 2026-0667d ago

Poverty Rate

Near national averages

Median Household Income

Higher than most U.S. counties

Cost of Living (RPP)

Lower than most U.S. counties

Home Value (ZHVI)$344,953

County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors