Raleigh 27609

Raleigh-Cary, NC · Wake County, NC · 2,504 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

31affordability /100

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

Payment burden

42.8%

severe

Days on market

daily

Price cuts

33.9%

of active

Valuation

-51.3%

vs assessor

Look up an address

/100

Weak

warming · balanced · 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 29.9% correction for affordability

DOM: 67d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)90

Valuation Gap (25%)10

Supply & Demand (20%)100

Buy vs Rent (15%)100

Cancellation Rate (10%)0

Days on Market (5%)75

Moderate buyer leverage in 27609. Room to negotiate 5-10% below list. Payment burden: 41.9% of median income. A 16% price correction needed to reach 30% affordability threshold. Median days on market: 67. Renting is approximately 159% cheaper than buying (price-to-rent ratio: 31.1).

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.

WARMINGBALANCED

Market is warming with rising prices. Conditions are balanced between buyers and sellers.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/27609" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Raleigh 27609 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/raleigh/zip/27609?utm_source=embed&utm_medium=backlink">Raleigh 27609 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$563,051

▴ 1.6% YoY

Days on market

daily · zip_data

Median rent

$1,463

ZORI

Investor score

34/100

cash-flow lens

Active listings

137

90-day

Valuation3 lenses, different anchors

vs assessor

-51.3%

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

Avg assessor$274,372

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+65.6%

County-wide market — the widest, slowest signal.

Wake+65.6%

Johnston+65.1%

Mecklenburg+79.0%

Lotvox comps · mv_valuation_gap

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

Pricing detail

Price / sqft$130

Price-to-income6.9×

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How 27609 ranks in NC

percentile vs all North Carolina ZIPs · n=834

Market velocity82%

Supply tightness56%

Affordability8%

Investment yield15%

Appreciation53%

Affordability, supply & momentum

36SUPPLY

BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply17.6 mo

Days on Market38d

Inv vs History+9.3%

Listing Density8.3/1k

Affordability — payment burden

Monthly payment (P&I)$2,910

Payment burden42.8%

Median income · ZIP$81,538

Mortgage rate6.71% · 30yr

Total monthly own$3,473

Monthly rent$1,463

Market dynamics

Price cut %33.9%

Momentumwarming

LeverageBALANCED

Months of supply17.6

Sales (90d)0

Investment analysis

Median rent$1,463

Price-to-rent31.1

Est. cap rate2.1%

Buy vs rentfavors renting

Livability

Walk score7

Transit score1

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 +0.9% YoY in this ZIP, but the under-$500k tier is -5.3% — the headline median is essentially flat, so the tier move is what matters here. Over the same year the under-$500k share of sales moved from 39.2% to 40.5% (+1.3pp) and the $1M+ share from 23.5% to 23.1% (-0.4pp).

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

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$225k	$145	15	3.8%	ZIP
$250k–$500k	$374k	$233	146	36.7%	ZIP
$500k–$750k	$607k	$298	107	26.9%	ZIP
$750k–$1M	$850k	$392	38	9.5%	ZIP
$1M–$1.5M	$1.25M	$370	26	6.5%	ZIP
$1.5M–$2M	$1.74M	$429	24	6.0%	ZIP
$2M+	$2.59M	$529	42	10.6%	ZIP
All sales (the headline median)	$580k	$287	398	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.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
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 27609.

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 Wake (76.9%), Johnston (16.9%) and Mecklenburg (6.2%). County metrics below are shown separately for each county.

Wake (76.9%)

Johnston (16.9%)

Mecklenburg (6.2%)

ZIP 27609→3 counties

12-Month Direction

-6Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

33· Distressed

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 Burden51

29.2%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.064x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation10

+65.6%

overvalued

Source: Lotvox comps · Updated 2026-05-15

Supply/Demand9

2.8 mo

balanced

Source: Lotvox MLS · Updated 2026-05-15

Insurance Risk

47/100

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

Lower than most U.S. counties

Median Household Income

Higher than most U.S. counties

Cost of Living (RPP)

Lower than most U.S. counties

Home Value (ZHVI)$482,534

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