Are you trying to time a move in Raleigh but getting mixed signals from headlines and open houses? You are not alone. Prices look steady in some snapshots, inventory feels higher than last year, and mortgage rates just eased from recent peaks. In a shifting market, a clear local read helps you decide whether to buy, sell, or both with confidence. In this guide, you will see where prices, inventory, and market speed stand right now in Raleigh, how those trends play out by price band and neighborhood, and the practical steps to protect your bottom line. Let’s dive in.
Raleigh market snapshot, early 2026
- Typical home value in the city of Raleigh is $424,924 (Zillow, data through Jan 31, 2026). Method varies by source. See the current Zillow snapshot.
- Median prices differ by dataset and boundaries. For example, Realtor.com showed a $445,000 city snapshot in Dec 2025, while Zillow’s median sale was near $440,833 on Dec 31, 2025. Always note date and source because methods differ. View the Realtor.com Raleigh page.
- Inventory is trending toward balance. Triangle and Raleigh‑area readings were roughly 3.0 to 3.5 months of supply in late 2025 and early 2026, which gives buyers more choice than in 2021–2022, but still sits below the 4–6 months usually considered balanced. Read the regional market review.
- Market speed has cooled from the frenzy years. Zillow shows a median days to pending near 42 days as of Jan 31, 2026. This is slower than 2021–2022 but still brisk for well‑priced homes. Check the Zillow trend line.
- Prices are mostly flat to slightly softer year over year. Zillow’s typical value is down around 2.8 percent compared with a year earlier as of Jan 31, 2026. Method varies by source.
- Mortgage rates improved from recent highs. Freddie Mac’s weekly survey put the 30‑year fixed near 6.11% the week of Feb 5, 2026, which supports buyer activity. See the latest PMMS update.
- New construction is a meaningful part of the Triangle market, which influences inventory and incentives. Regional reviews highlighted a sizeable new‑home share across 2025. Scan the 2025 year‑in‑review.
Note on methods: data providers use different geographies and formulas, such as Zillow’s ZHVI vs. median sale price and median days to pending vs. average days on market. In this post, figures are labeled with the exact source and date.
What this means for you
If you are buying
- You have more choice and time, but good homes still move. With months of supply around 3 to 3.5, you can compare options, negotiate repairs, and ask for credits. Turnkey, well‑priced homes in popular areas can still draw multiple offers.
- Hunt for motivation and condition. Listings with price drops or longer days on market are more open to concessions like closing‑cost credits, rate buydowns, or appliance allowances.
- Use financing tools to stretch your payment. Temporary seller‑funded buydowns, like a 2‑1 structure, can ease the first two years of payments, while permanent buydowns may make more sense if you plan to hold the loan. Assumable FHA or VA loans can be an edge when available. For a plain‑English explainer, review this overview of buydowns and tactics from a national lender resource. Learn how buydowns work.
- Be pre‑approved and act decisively in your price band. In move‑up ranges, request seller credits and inspection windows, but be ready to write quickly for standout homes. In the upper end, you can often negotiate more on price, timing, and repairs.
If you are selling
- Nail pricing and presentation in the first 10 days. With higher inventory than 2023, buyers have alternatives. Accurate pricing, strong media, and light prep work preserve leverage and reduce time on market.
- Consider incentives before big price cuts. A targeted closing‑cost credit or a rate buydown can attract payment‑sensitive buyers and may cost you less in net proceeds than a major list‑price reduction. Be clear about terms and timelines. Review a buydown overview.
- Luxury sellers should track neighborhood comps closely. In higher price bands, small over‑pricing can lead to long days on market. Use hyper‑local stats to set strategy rather than citywide medians.
Segment the market by budget
To make the numbers usable, tie your plans to realistic price bands based on Raleigh’s typical value of $424,924 (Zillow, Jan 31, 2026). View the source.
- Entry level, at or below about $340,000. This tier captures many first‑time buyers and downsizers. Competition depends on condition and location.
- Move‑up, roughly $340,000 to $630,000. This is the busiest segment with the most turnover across Raleigh and many Wake suburbs.
- Luxury and upper end, above $630,000. Selection has improved, and marketing times are longer in some pockets, which creates room to negotiate.
Use these bands to set expectations for search time, negotiation power, and financing options.
Neighborhood examples to watch
Neighborhood medians vary by dataset and boundary. The following examples use Zillow neighborhood medians as of Jan 31, 2026. Methods vary by source.
- Northeast Raleigh: around $324,496 median, a good illustration of entry‑level opportunities. See Raleigh medians
- North and North‑Central Raleigh: generally $475,000 to $490,000, a core move‑up range. Review the Raleigh snapshot
- Five Points, Six Forks, Mordecai pockets: commonly $650,000 to $780,000+, representing upper‑end comparisons. Explore neighborhood medians
Use neighborhood medians to calibrate your expectations, then refine with a customized CMA for your exact property or target block.
New construction and supply dynamics
Builders are helping shape today’s market.
- Wake County issued roughly 15,248 building permits in 2024, which signals active pipeline across suburbs and infill. Confirm permits on Census QuickFacts
- The Triangle saw notable growth in active listings through 2025, which gave buyers more options than in recent years. See a 2025 inventory review
- Regional reviews show a sizeable share of monthly sales coming from new construction in 2025. Builders often offer closing‑cost help or rate buydowns, which resale sellers sometimes match with credits. Read the Raleigh 2025 year in review
If you are comparing a builder to a resale, line up total monthly payment, timeline, upgrade costs, and incentive structure to find true apples‑to‑apples value.
What to watch next
- Weekly mortgage rate moves. Even small dips can boost buying power and showing traffic. Track Freddie Mac’s PMMS
- New listings and months of supply. Rising supply improves selection and negotiation room, while tightening supply can quickly shift leverage.
- Builder incentives. Watch for seasonal promotions on rate buydowns and closing‑cost help.
- Local fundamentals. Raleigh’s job base and population growth remain supportive for long‑term housing demand. Review BLS metro data and Census QuickFacts for context.
How we help you move with confidence
Data is only useful when it shapes a smart plan. If you are selling, you deserve senior‑level strategy, professional media, and disciplined pricing that protect your leverage in the first 10 days on market. If you are buying or relocating, you need fast access, clear negotiation tactics, and a team that knows how new construction, incentives, and neighborhood trends fit your budget. That is the service model our clients count on throughout Raleigh and the Triangle.
Ready to see your options and timing? Connect with Angela Drum to request a complimentary market strategy and home valuation.
FAQs
What is the typical home value in Raleigh right now?
- The typical home value is $424,924 as of Jan 31, 2026, using Zillow’s ZHVI measure. View the source
Is Raleigh a buyer’s or seller’s market in early 2026?
- With roughly 3.0 to 3.5 months of supply regionally, conditions are more balanced than 2021–2022, though still slightly seller‑tilted. See a regional review
How long do homes take to go under contract in Raleigh?
- Zillow shows a median days to pending near 42 days as of Jan 31, 2026, slower than peak frenzy but still brisk for well‑priced homes. Check the trend
Are mortgage rates helping buyers in 2026?
- Freddie Mac reported the 30‑year fixed around 6.11% the week of Feb 5, 2026, which improves affordability compared with recent peaks. See the latest rate
What price ranges define entry, move‑up, and luxury in Raleigh?
- Rough guideposts tied to the local typical value: entry at or below $340k, move‑up $340k–$630k, luxury above $630k. Review the baseline value
Are more new homes coming to Wake County?
- Yes, with about 15,248 building permits in 2024, builder activity is adding options and incentives to the market. Confirm permit data
