For the first time in a while, Raleigh and Cary homeowners thinking about “the next house” are seeing a rare combination:

Mortgage rates have eased off their recent highs, and inventory is no longer ultra-tight.

That may not sound dramatic but after years of frenzy conditions, this shift quietly changes the math for move-up buyers across the Triangle.

Here’s what’s changed, and what it could mean for your next move.

What’s changed with rates and inventory

Over the past year, 30-year mortgage rates in North Carolina climbed to levels that sidelined a lot of buyers. Recently, rates have stepped down from those peaks, with many forecasts calling for them to settle in the mid-6% range, and potentially drift a bit lower into 2026.

At the same time, inventory around Raleigh, Cary, and surrounding areas has increased compared to the ultra-tight conditions of 2021–2022.

We’re not flooded with listings but buyers now have:

• More options to choose from

• Slightly longer decision windows

• Less “must-win-at-all-costs” competition in many price ranges

That combination hasn’t been common in recent years.

Why this creates a window for move-up buyers

Move-up buyers live in two markets at once:
you’re a seller first, then a buyer.

Right now, that balance is a bit more favorable than it’s been.

Here’s why:

• Many homes, especially well-priced, move-in-ready ones, are still selling into solid demand

• Higher price points are often less cut-throat than entry-level segments

• Buyers sometimes have room to negotiate on price, repairs, or timing, something that was rare in the frenzy years

In simple terms:
You may be able to sell in a healthy market and buy in a calmer one, particularly if you’re moving up in price.

Where competition has cooled the most

Not every segment behaves the same.

What I’m seeing locally:

• Entry-level and first-time buyer price points remain competitive

• Mid-range and move-up homes often have more breathing room

• Certain neighborhoods and newer resale homes see fewer bidding wars than before

This creates opportunity for buyers who are flexible on timing, layout, or exact location and who are prepared going in.

How to structure a smart move-up strategy

The logistics matter just as much as market conditions.

A strong move-up plan usually includes:

Coordinating the sale and purchase
Understanding whether to sell first, buy first, or align closings can reduce stress and financial risk.

Using equity strategically
Many move-up buyers are sitting on significant equity from the last few years. The key is deciding how much to roll into the next home versus keeping reserves.

Targeting the right price bands
Some ranges have cooled more than others. Buying where competition has eased can improve negotiating power.

The goal isn’t to “time” the market perfectly, it’s to control the transition.

What this means if you’re thinking about your next move

This shift doesn’t mean everyone should move right now. But it does mean move-up buyers finally have options and leverage that were missing for a long time.

If you’ve been waiting because:

• Rates felt too high

• Inventory felt too tight

• The process felt too risky

This may be the most balanced environment you’ve seen in years.

The takeaway

Easing rates and rising inventory don’t make headlines like bidding wars but for move-up buyers in Raleigh, Cary, and the Triangle, they matter more.

This moment is less about urgency and more about opportunity with intention.

If you want help evaluating:

• What your current home could sell for

• What your equity can realistically support

• Whether it makes sense to move now or wait

I’m happy to walk through the numbers and timing with you, no pressure, just clarity.

Wake County is now home to well over 1.1 million people, officially cementing its place as one of the fastest-growing counties in North Carolina.

That headline gets attention but the more important question is this:

What does that kind of growth actually mean if you own a home, rent, or are thinking about buying or investing in Wake County?

Let’s break it down in practical terms.

Wake County growth, in real numbers

Wake County continues to add dozens of new residents every single day. Local projections suggest the county will need well over 100,000 additional housing units over the next 10–15 years just to keep pace with that growth.

That doesn’t mean prices only go up in a straight line. Markets cool. Rates change. Buyer behavior shifts.

But it does mean something important:
Long-term housing demand in Wake County has a strong foundation, even during short-term slowdowns.

Where the people are going next

Not all growth is happening evenly across the county. Some submarkets are absorbing more of that population increase than others.

A few areas seeing particularly strong momentum:

Cary & West Cary
Continued demand from RTP professionals, proximity to major employers, and ongoing new construction keep this area highly competitive.

Wake Forest & North Raleigh
More space, newer homes, and expanding retail and infrastructure make these areas attractive to both families and move-up buyers.

Emerging suburbs & fringe areas
As affordability tightens closer to Raleigh, builders and buyers are pushing outward, creating opportunity in areas that didn’t see much attention a decade ago.

This matters because growth tends to follow rooftops, and rooftops follow jobs, schools, and infrastructure.

What this means for prices and competition

When population growth stays strong, two dynamics come into play:

1. More people need housing

2. Household sizes are shrinking, meaning more doors are needed per person

Even when demand cools temporarily, like during periods of higher interest rates, the underlying need for housing doesn’t disappear.

In practical terms:

• Resale homes in high-growth areas tend to hold value better

• New construction continues because builders are planning for future demand

• Competition can return quickly when market conditions improve

This is why Wake County often feels “resilient” compared to slower-growth markets.

How to use this information if you’re a buyer

If you’re buying in Wake County, population growth should shape where and how you buy.

Smart buyer strategies include:

• Looking slightly ahead of the curve in up-and-coming areas

• Paying attention to planned infrastructure, schools, and job access

• Being realistic about competition in the most established neighborhoods

Buying in a growing county isn’t about timing the bottom, it’s about positioning yourself in areas with sustained demand.

How to use this information if you’re a seller

For sellers, growth doesn’t mean you can skip preparation but it does work in your favor.

In high-growth zones:

• Buyers are often relocating and value move-in-ready homes

• Presentation, pricing, and marketing still matter but demand brings more eyeballs

• Well-positioned homes tend to sell faster when inventory tightens

Growth rewards sellers who understand who their buyer is and why they’re moving here.

How to use this information if you’re an investor

For investors, Wake County’s population trend reinforces a long-term thesis:

People move where jobs are and they rent near them first.

Key considerations:

• Rentability near RTP, major employers, and transit corridors

• Floor plans and locations that appeal to relocating professionals

• Markets where rental demand remains strong even when home sales slow

Population growth doesn’t guarantee instant returns, but it supports long-term occupancy and rent demand.

The big takeaway

Wake County crossing another population milestone isn’t just a statistic, it’s a signal.

Even when the housing market cools in the short run, strong in-migration and housing demand don’t disappear. They pause, adjust, and then re-emerge.

Whether you’re buying, selling, or investing, the key question isn’t “Is the market hot or cold?”
It’s “Am I making decisions aligned with where people are actually going?”

If you want help thinking through what this growth means for your specific situation, where to buy, when to sell, or how to position your property. I’m always happy to talk it through.

Why a cooling rental market might be the opening first-time buyers in Raleigh, Cary, and the greater Triangle have been waiting for

A familiar renter story in the Triangle

A few years ago, it felt like every lease renewal in Raleigh, Cary, or near RTP came with bad news.
Rent up 8%.
Then 10%.
Then another jump the year after that.

But lately, I’ve been hearing a different story from renters across the Triangle.

“This year, my rent barely went up.”
“Ours stayed flat.”
“They offered a longer lease instead of an increase.”

If that sounds familiar, you’re not imagining things. Rent growth in the Triangle has slowed compared to the surge we saw coming out of 2021–2023.

Which brings up a big question many renters are quietly asking:

“If rents aren’t skyrocketing anymore, is it smarter to keep renting or is this actually the window to buy before the next wave of demand hits?”

Here’s how to think through that decision specifically in the Triangle right now.

What “slowing rent growth” really means

First, an important clarification:

Slowing rent growth does NOT mean rents are falling.
It simply means the rate of increase has cooled.

Instead of 8–12% annual increases, many Triangle renters are seeing smaller bumps or even flat renewals.

This usually happens when:

• A large number of new apartment communities deliver at once

• Some renters transition into homeownership, easing pressure on the rental pool

• Property managers compete more aggressively to keep good tenants

What this means for you:
Your monthly rent may feel more predictable for now but that alone doesn’t automatically mean waiting to buy is the best move.

When it might make sense to keep renting

Buying isn’t right for everyone, and slowing rent growth can actually work in your favor in certain situations.

It may make sense to keep renting if:

• You plan to stay in the Triangle fewer than 3 years

• Your income is unstable (new job, commission-heavy, self-employed without history)

• You don’t yet have cash for closing costs + an emergency fund

• Your credit score needs improvement to qualify for a strong interest rate

In these cases, slower rent growth can be a gift, it gives you breathing room to build savings, improve credit, and plan intentionally instead of rushing into a purchase.

When a cooling rental market becomes a buying opportunity

For other renters, slowing rent growth can be a quiet signal that it’s time to shift gears.

Here’s why:

• Smaller rent increases make it easier to save for a down payment, especially if you lock in a 12-month lease while preparing

• As more renters start thinking about buying, starter homes and townhomes can tighten up, even if the broader market feels balanced

• Even in a calmer rental market, 100% of your rent payment builds zero equity

A simple mindset shift:

If you’re stable, plan to stay put, and can qualify, slowing rent growth can be your signal to move from “survival mode” to “positioning to buy” mode.

Triangle-specific factors renters should consider

This decision isn’t happening in a vacuum—local dynamics matter.

A few things I see on the ground in the Triangle:

Strong job growth & RTP influence
The Research Triangle’s employer base continues to support long-term demand for both rentals and owned homes.

Neighborhood differences matter
Areas near RTP, downtown Raleigh, and west Cary often see stronger buyer competition, even when rent growth cools elsewhere.

New construction vs. resale
Townhomes and smaller single-family homes are often the most realistic “step-in” options for renters transitioning to ownership, especially compared to older inventory needing major updates.

You don’t need perfect market timing but you do need local context.

A simple rent vs. buy framework

If you’re on the fence, run through this quick checklist:

• Time horizon: Planning to stay 3–5+ years?

• Monthly budget: How does your current rent compare to a realistic mortgage (including taxes, insurance, HOA)?

• Savings: Do you have funds for down payment, closing costs, and 3–6 months of reserves?

• Lifestyle: Are you ready for maintenance and less flexibility to move quickly?

If most of these lean “yes,” it may be time to explore ownership seriously.

Aspiring homeowners planning to buy in 2026 can expect improved affordability and more inventory compared with recent years—but not all markets are created equal. According to the National Association of Realtors® (NAR), certain metros stand out as “housing hot spots” where buyers are most likely to find opportunity and value next year.

And the Triangle made the cut: Raleigh is officially listed as one of the top 10 markets to watch for 2026.

Why Raleigh is on the List

NAR identifies metros with populations over 250,000 that outperform the national average on at least 5 of 10 key indicators, including:

• Household income growth

• Job growth

• Domestic migration trends

• Affordability and alignment of listings with local incomes

Raleigh ticks all the boxes, with strong local job growth, steady population increases, and housing that offers more value than many other U.S. metros.

“Homes are more affordable here than in many regions, so buyers can get more space and better value for their money,” says NAR senior economist Nadia Evangelou.

What This Means for Buyers in the Triangle

For those looking to buy in Raleigh and surrounding areas like Cary, Apex, Holly Springs, or Wake Forest:

• Affordability is improving: Inventory at accessible price points is increasing, helping buyers find options that align with budgets.

• Long-term growth potential: Raleigh’s steady job and income growth suggest that homes purchased now may continue appreciating over the next 5–10 years.

• Strong relocation demand: Buyers from high-cost states are drawn to the Triangle’s combination of value and lifestyle, keeping competition robust.

What This Means for Sellers

Being in a nationally recognized hot spot gives local sellers a strategic advantage:

• Your listing benefits from the market momentum and migration interest.

• Marketing can highlight Raleigh’s ranking to attract both local and out-of-state buyers.

• Even with interest rates fluctuating in 2026, demand fundamentals remain strong, helping sellers get visibility and competitive offers.

Other Notable Hot Spots on the NAR List

For context, Raleigh joins these metros in the top 10:

• Charleston, SC

• Charlotte, NC

• Columbus, OH

• Indianapolis, IN

• Jacksonville, FL

• Minneapolis, MN

• Richmond, VA

• Salt Lake City, UT

• Spokane, WA

These markets were recognized for strong buyer-demand potential, improving affordability, and expanding local economies. Interestingly, no Northeastern metros made the list, largely due to affordability challenges and limited inventory at realistic price points.

Why This Matters for You

Whether you’re buying or selling in 2026, Raleigh’s placement on this list confirms:

• You’re in a market with momentum, opportunity, and long-term growth potential.

• Buyers have options that align with budgets while still offering potential appreciation.

• Sellers can leverage national recognition to enhance marketing and attract motivated buyers.

Next Steps

If you’re considering a move in the Triangle in 2026, now is the time to plan strategically. I can help you:

• Evaluate which neighborhoods fit your budget and lifestyle

• Assess potential appreciation over the next 5–10 years

• Map out a buying or selling plan that aligns with your timeline

Reach out today for a personalized strategy consultation tailored to your goals.

Where can you still buy in or near Raleigh/Cary without overpaying and still protect your future equity?

It’s one of the most common questions I hear from Triangle buyers right now. Affordability has tightened, competition is still strong in the best pockets, and many popular neighborhoods feel out of reach.

But here’s the good news: there are still several Raleigh-area neighborhoods that offer a realistic entry point today and strong long-term appreciation potential over the next 5–10 years.

Whether you’re a first-time buyer, a move-up buyer, or someone relocating to the Triangle, this guide breaks down the areas that offer the best mix of:

• Attainable prices

• Proximity to job centers

• Ongoing development and revitalization

• Consistent buyer demand

• Long-term upside

Let’s dive in.

Southeast & East Raleigh (South Park, Downtown East, Battery Heights)

Why they’re in demand:
These areas still offer lower median prices compared to much of Raleigh, but sit right next to massive redevelopment and public-private investment.

Why they have long-term upside:

• Active revitalization efforts

• Proximity to Downtown Raleigh

• Increasing demand from buyers priced out of surrounding neighborhoods

• New construction + renovated homes driving value upward

Best for: Buyers who want to get near the urban core without paying inside-the-beltline premiums.

Garner & Knightdale: Close-In Suburbs With Room to Run

These towns continue to benefit from Raleigh’s east-south growth pattern and major infrastructure improvements.

Why buyers love them:

• More house for the money

• New schools, parks, and commercial development

• Quick commutes to Raleigh, RTP, and Johnston County job centers

Long-term outlook: Strong appreciation driven by population migration, improved road networks (I-40, I-87, 540 expansions), and the “suburban sweet spot” pricing.

Brier Creek & North Raleigh (Wakefield, Bedford, Durant Trails)

These areas aren’t the cheapest, but they remain more attainable than the ultra-premium North Raleigh pockets.

Why they hold value:

• RTP corridor convenience

• Strong shopping, restaurant, and amenity access

• Consistent year-round buyer demand

• Excellent school zones

Who it’s for: Buyers willing to stretch a bit for stable, proven appreciation in a highly desirable corridor.

West Cary (Cary Park, Amberly, Carpenter Village)

Not purely “mid-range,” but far more realistic than the top-tier Cary neighborhoods.

Why they’re still a smart buy:

• Elite schools

• Tight inventory

• Continued commercial and mixed-use development

• Proven 10–20 year appreciation trends

This is where many buyers come when they want suburban quiet + walkability + strong public schools.

Downtown Cary: Early Upside in a Major Transformation

Downtown Cary is in the middle of one of the Triangle’s most dramatic revitalizations. New shops, parks, restaurants, and mixed-use projects are transforming the area.

Why it’s an opportunity:

• Walkable lifestyle

• Historic homes + new townhomes

• Major revitalization projects increasing demand

• Appreciation follows walkability, and Cary is investing heavily

There’s construction and change but with that comes long-term equity upside.

🔥 Holly Springs & Wake Forest: More Space, More Affordability, More Growth

These farther-out suburbs offer some of the best combinations of price + growth potential.

Holly Springs

• Popular with families

• Rapid retail and commercial expansion

• Easy access to RTP via 540

Wake Forest

• More space for the money

• Charming downtown

• Strong new-construction pipeline

• Fast population growth and buyer demand

Both offer lower entry points than Raleigh/Cary with strong future demand.

So… Which Neighborhood Is Right for Your Budget?

Every buyer’s situation is different: price point, commute needs, school preferences, and lifestyle all play a role.

If you want help narrowing in on your best-fit neighborhoods, I can run a quick custom comparison that includes:

• Your budget range

• Neighborhood-level appreciation trends

• Expected value growth over the next 5–10 years

• Commute times + lifestyle fit

• Current best listings that match your criteria

Across the country, delisting’s have been rising. Sellers list their home with high hopes, only to pull it off the market weeks later, frustrated by low traffic, disappointing feedback, or offers far below what they expected.

But here’s the truth no one wants to say out loud: Most failed listings aren’t caused by a bad market. They’re caused by avoidable mistakes.

In the Triangle, homes are still selling, often quickly and for strong prices, but only when the pricing, presentation, and marketing strategy match today’s buyers and today’s data.

If you’re thinking of selling in 2025, here’s what’s really driving delisting’s and how my approach helps you avoid the pitfalls that are costing sellers tens of thousands of dollars.

1. Unrealistic Pricing (The #1 Reason Listings Fail)

Many homeowners start too high, hoping buyers will “make an offer.”
Instead, the opposite happens:

• Buyers skip overpriced listings entirely

• Days-on-market climb

• The listing loses its “freshness”

• Price reductions come too late to regain momentum

In this market, buyers are informed. They’re watching interest rates, they’re calculating monthly payments, and they know when a home is priced right or when it’s wishful thinking.

My Strategy:
I use hyper-local, real-time Triangle data, not outdated comps to price precisely.
And when needed, I run multiple pricing scenarios to show you:

• What your home will likely appraise for

• What today’s buyers will actually pay

• How different prices influence showing traffic and days on market

Pricing isn’t guesswork. It’s strategy.

2. Poor Presentation (Photos & Prep Still Matter A Lot)

Buyers scroll faster than ever. If your online presence doesn’t stop the scroll, they move on.

Common presentation mistakes include:

• Dark, grainy listing photos

• Cluttered rooms

• Deferred maintenance (even small things)

• No staging, virtual or physical

• Homes that feel “lived in,” not “move-in ready”

Even in a market with fewer listings, buyer expectations haven’t dropped.

My Strategy:
Every home I list goes through a prep checklist for lighting, layout, and flow. I also include:

• Pro photography

• Virtual staging (when needed)

• Minor repair recommendations that maximize ROI

• Clear direction on decluttering and furniture placement

Great presentation isn’t about perfection, it’s about positioning.

3. Weak or Minimal Marketing (The Silent Killer of Traffic)

Some sellers think sticking a sign in the yard is enough.
But today’s buyers shop online first and if your agent isn’t marketing where they live digitally, you’re invisible.

Most commonly missed marketing elements:

• No retargeting ads

• Minimal social exposure

• Poor listing descriptions

• Zero neighborhood lifestyle content

• Missing or weak video presence

My Strategy:
I run a full Triangle-targeted marketing system for every listing:

• Facebook & Instagram boosted ads

• Video walkthroughs & reels

• Neighborhood highlight posts

• Personalized social targeting

• Email blasts to buyers and agents

• Professional copywriting for your listing description

• Exposure on all major platforms

The more people who see your home, the better your offers.

4. Inflexibility on Timing or Terms

Even when priced correctly, deals fall apart because sellers aren’t prepared to negotiate:

• Needed repairs

• Closing timelines

• Appraisal adjustments

• Minor concessions that keep a deal alive

Flexibility doesn’t mean “giving in.”
It means understanding which terms matter most, and which ones don’t move the needle.

My Strategy:
Before we list, I help you:

• Identify which terms you can be strict on

• Decide where flexibility will create leverage

• Prep for inspection and appraisal outcomes

• Create a negotiation plan that protects your bottom line

It’s easier to negotiate well when you’re not surprised.

5. “Stale” Listings That Never Get a Reset

Many sellers keep their home on the market too long without making strategic changes.
Within 10–14 days, buyers and agents start asking: “What’s wrong with it?”

A stale listing can cost you:

• Position in search results

• Leverage in negotiations

• Perceived value among buyers

• Tens of thousands in price corrections

My Strategy for Resetting a Stale Listing:
If you tried to sell before and didn’t get the results you wanted, I offer a full reset plan:

• Repricing based on fresh comps

• New photography

• Revised marketing strategy

• Updated copy and positioning

• Targeted re-launch across social and MLS

Fresh energy brings fresh buyers.

Bottom Line: Most Failed Listings Are Preventable

Sellers aren’t delisting because the Triangle market is “dead.”
They’re delisting because:

• Their expectations didn’t match the data

• Their presentation didn’t match the competition

• Their marketing didn’t reach the right buyers

With the right plan, your home won’t be one of those listings.

Thinking About Selling in 2025? Let’s Build a Strategy That Works.

If you want to avoid costly mistakes and get a result you feel good about, I’d love to walk you through:

• What your home could sell for today
• How long similar homes are taking to sell
• What buyers are demanding right now
• A complete marketing plan tailored to your property

If you’re a homeowner who locked in a 2–4% mortgage during the pandemic years, you’re not alone if you feel “frozen.” Many sellers today are stuck in the same mental loop:

“Why would I sell a home with a great rate only to buy another one at today’s higher rates?”

It’s a fair question and one that deserves a real, numbers-based conversation rather than pressure to list. The truth is: there’s no one-size-fits-all answer, but there are clear scenarios that can help you decide what makes sense for your life, finances, and timeline.

Let’s break down three realistic paths homeowners are considering in 2025.

Scenario 1: Sell Now, Buy Now, Even With Higher Rates

Many homeowners think this is automatically the “bad deal,” but here’s what’s actually happening in today’s market:

You’re likely sitting on strong equity.

Most owners gained $100K+ in equity the last few years. That equity can significantly soften the impact of a higher interest rate.

Buyer demand is still strong in markets like the Triangle.

Even with rates in the 6s–7s, well-presented homes are moving because:

• Inventory is still below normal

• New construction isn’t filling the gap fast enough

• Relocations into the area remain strong

Meaning: You’re selling into a market where demand is still healthy.

You can use seller concessions and creative financing.

Things like:

• 2-1 buydowns

• Permanent rate buydowns

• Assumable loans (in certain cases)

• HELOCs to bridge the equity gap

With planning, buying at a higher rate becomes manageable and you can still refinance if/when rates dip.

Scenario 2: Sell Now, Rent for a Year, Buy Later

This option is underrated.

Some owners want to:

• Cash out their equity now

• Avoid timing the market

• Delay taking on a new mortgage until rates or personal circumstances improve

Renting temporarily can:

• Give you flexibility

• Let you take your time shopping

• Remove the “contingency pressure” when buying

• Put you in a stronger position to negotiate

This strategy makes the most sense if you’re not in a hurry and want to capitalize on today’s seller demand without locking into a long-term loan yet.

Scenario 3: Wait for Lower Rates, But Understand the Trade-Off

Yes, rates may eventually ease. But here’s what most owners don’t consider:

When rates drop, competition explodes.

Lower rates mean:

• More buyers

• More sellers jumping back in

• More bidding wars

• Higher home prices

You might save on rate but pay more for the house.

Timing the market is extremely difficult.

Economists can project, but nobody nails it perfectly. Waiting for the “perfect time” often leads to missed opportunities.

Your life timeline matters more than the market timeline.

Moves triggered by:

• Growing families

• Downsizing

• Job changes

• Lifestyle upgrades

…shouldn’t be put on pause indefinitely for a hypothetical future rate.

The Real Question: What Does Your Math Look Like?

Every homeowner’s situation is different and that’s where having a planner matters.

I help owners run the numbers on:

• Today’s equity

• Monthly payment options

• Rate-buydown scenarios

• If renting makes sense

• Whether waiting could help or hurt

• How local demand trends affect timing in the Raleigh-area market

It’s not about pushing you to list, it’s about giving you a clear roadmap so you can move when you’re ready, with confidence and no surprises.

Thinking About a Move in 2025? Let’s Run the Scenarios Together.

Whether you’re considering selling now, waiting for rates to shift, or exploring a temporary rental strategy, I can give you a simple, personalized breakdown of your options.

If you’ve noticed home prices dipping in some Triangle neighborhoods this year, it could mean that your property tax assessment is higher than your home’s current market value. Paying more than you need isn’t fun, but the good news is: you can appeal your property taxes and in many cases, the process is simple and online.

Step 1: Check Your Assessed Value vs. Market Value

Start by comparing your home’s tax-assessed value with its current market value. You can:

• Look at recent sales of comparable homes in your neighborhood.

• Pull your home’s listing price if you’ve recently sold or had an appraisal.

• Use online tools for ballpark estimates (but a professional appraisal is more accurate).

If your assessed value seems significantly higher than what buyers are paying for similar homes, you may have a case for an appeal.

Step 2: Understand Potential Savings

Here’s a real-world example:

• Assessed Value: $734,000

• Market/Appraised Value: $660,000

• Wake County Tax Rate (2025): $1.177 per $100 of assessed value

Current annual taxes:
734,000 × 0.01177 ≈ $8,634

If reduced to market value:
660,000 × 0.01177 ≈ $7,758

Annual savings:
8,634 − 7,758 = $876 per year

Over a few years, this can add up to thousands of dollars in savings, all without major effort.

Step 3: File an Appeal (It’s Easier Than You Think)

In Wake County, the appeal process is mostly online. You don’t always have to attend a hearing in person. Here’s how it generally works:

1. Gather evidence: Appraisal reports, recent comps, photos of your property.

2. Submit your appeal online through Wake County’s tax website.

3. Wait for review: The tax assessor’s office may contact you with questions.

4. Decision: You’ll be notified of any changes to your assessment.

Pro tip: Even if your home is near the market value, a small reduction in assessed value can make a meaningful difference on your annual taxes.

Step 4: Keep Your Assessment Accurate

• Review your tax assessment each year.

• Note any major home changes (additions, renovations, or damage) that could affect value.

• Don’t assume that your taxes automatically reflect the current market.

Bottom Line

Appealing your property taxes in Wake County can save you money each year, sometimes a substantial amount. With most of the process online, it’s more convenient than ever, and your wallet will thank you.

If you’re unsure whether your assessed value is accurate or want help evaluating potential savings, I can walk you through it. A quick review can help you decide if an appeal is worth pursuing.

Raleigh • Cary • Apex • Holly Springs • Fuquay-Varina

The Triangle continues to be one of the fastest-growing regions in the Southeast and that momentum is poised to accelerate in 2026. With office demand rising again, strong job creation across Raleigh and RTP, and steady relocation activity, local housing markets are strengthening in ways many homeowners haven’t even noticed yet.

But here’s what most buyers and sellers don’t realize:

Some of the best opportunities heading into 2026 are in the less obvious neighborhoods, the pockets quietly gaining value before the broader market catches on.

Whether you’re planning a move next year or just keeping an eye on appreciation potential, these are five “under-the-radar” Triangle communities worth watching.

1. 540 West / Leesville North (Raleigh)

This corridor is benefiting heavily from infrastructure improvements and its ideal position near RTP. Buyers who want a shorter commute but hesitate at Inside-the-Beltline prices are turning here.

Why it’s poised for growth:

• Quick access to I-540 and major job hubs

• Strong resale demand

• More affordable entry point compared to central Raleigh

• Ongoing development attracting long-term investment

As 540 continues to fill out, this area’s value gap is shrinking, fast.

2. Copperleaf Area Expansion (Apex/Cary Line)

Already known for its luxury feel, this area is seeing a new wave of attention from high-income relocation buyers. Limited inventory and consistent demand are pushing appreciation upward.

Growth indicators:

• High-scoring schools

• Elevated demand from tech professionals

• Rising new construction pricing

• Extremely low turnover rates

This corridor is quietly becoming one of the strongest “hold and appreciate” locations west of Cary.

3. Heather Glen & Surrounding Corridor (Holly Springs)

Holly Springs has transformed over the last decade, but certain pockets, like Heather Glen, are still undervalued relative to incoming demand.

Why this area stands out:

• New road and infrastructure improvements

• Increased interest from RTP employees

• Proximity to major retail and lifestyle centers

• Strong suburban appeal with lower prices than Cary/Apex

This neighborhood is emerging as one of the best ROI opportunities south of Raleigh.

4. Fuquay-Varina North / Broad Street Corridor

Fuquay continues to attract buyers seeking affordability without sacrificing amenities. The Broad Street corridor is especially noteworthy as commercial projects pick up speed.

Key growth drivers:

• Excellent price-to-value ratio

• Expanding retail and dining options

• Appeal to both local and relocation buyers

• Strong new construction presence supporting home values

Expect this area to heat up quickly as buyers seek alternatives to priced-out pockets of Holly Springs and Apex.

5. Cary Park / Amberly Under-the-Radar Resale Streets

These established Cary neighborhoods remain strong favorites for families wanting access to Panther Creek schools and RTP. And yet, some of the interior streets remain priced below comparable communities.

Why that won’t last:

• Award-winning schools

• Miles of trails and lakes

• High buyer demand with limited listing inventory

• Excellent commute positioning

As move-up buyers search for space and lifestyle, these communities are experiencing early signs of appreciation pressure.

Why These 5 Areas Are Heating Up

Across all five neighborhoods, the same trends appear:

• Growing buyer activity
• Low inventory
• Expanding infrastructure
• Strong job and population growth
• Improved commute routes
• Early upward pricing movement

In other words, these areas aren’t “up and coming.” They’re already coming up.

Thinking About Buying or Selling in 2026?

Choosing the right neighborhood (or understanding your home’s competitive position) can have a major impact on your long-term equity.

If you’d like help navigating your next steps, whether it’s buying, selling, or both. I can put together:

• A neighborhood growth analysis
• A tailored list of high-ROI communities
• A 2026 home value estimate
• A strategy for timing your move with the market

If you’re thinking about moving in the Raleigh or Cary area, one of the biggest questions you’ll face is:

“Do I sell my current home first… or buy my next home first?”

For many Triangle homeowners, the pressure comes from one place:
You need the equity from your current home to fund the down payment on your next one.

The good news? You have three clear paths, each with different benefits, risks, and timelines. In this guide, I’ll break down what each option looks like in real life — and how homeowners across Wake County are making it work smoothly.

Option 1: Sell First, Then Buy (The Safest Financial Move)

For many homeowners, selling first is the cleanest and lowest-risk option.

Why it works well

• You know exactly how much equity you’ll walk away with

• You avoid carrying two mortgages

• Your buying budget becomes crystal clear

• Your offer on the next home is stronger because you’re not guessing your proceeds

Challenges to plan for

• You may need temporary housing or storage.

• Finding the next home can feel time-compressed once you’re under contract.

• Coordinating two closings takes strategy and experience.

Pro Tips for Selling First (Triangle Edition)

• Rent-Back Agreements:
This is one of the best tools in a low-inventory market. You sell your home, close on it, and stay in it for 30–59 days while searching for your next one.

• Same-Day Closings:
With tight coordination, some clients sell in the morning and buy in the afternoon, avoiding double moves altogether.

Best for: Homeowners who want financial certainty and prefer low risk.

Option 2: Buy First Using Special Financing (More Convenience, Less Stress)

If you qualify, buying first gives you the comfort of moving once and shopping at your own pace.

Benefits

• You’re never “in between” homes

• Your offer is far more competitive (no sale contingency)

• You can take your time prepping your current home for maximum value

Drawbacks

• You may have to carry two mortgages temporarily

• Qualification can be tighter unless you use a specialty program

• Some lenders require strong debt-to-income ratios

Ways Triangle Buyers Make This Work

• Sale Contingencies
Not ideal in competitive neighborhoods, but sometimes possible with motivated sellers.

• Low Down Payment → Recast
Some lenders let you buy with a smaller down payment, then apply your sale proceeds later and reduce your monthly payment.

Best for: Homeowners with strong income who want convenience and flexibility.

Option 3: Use Your Equity Before You Sell (HELOC, Bridge Loan, or “Buy Before You Sell” Programs)

This is the most common path for homeowners who need their equity for the next down payment but don’t want to sell first.

How It Works

You access some of your equity before listing your home, buy the new house, then pay off the short-term loan once your current home sells.

Popular Options in North Carolina

1. HELOC (Home Equity Line of Credit)

• Open a line of credit on your current home before listing

• Use that for the down payment on the new home

• Pay off the HELOC when your home sells

2. Bridge Loan

A short-term loan that advances a portion of your equity upfront.

3. “Buy Before You Sell” Programs

Several lenders and third-party companies in the Triangle help homeowners:

• Make a non-contingent offer

• Use their equity upfront

• Settle everything once your current home closes

Risks to Be Aware Of

• You must qualify for the new mortgage and the short-term loan

• Payments can stack temporarily

• Timing is crucial, these solutions must be set up before listing your home

Best for: Homeowners with equity who want to avoid temporary housing and still stay competitive as buyers.

So… What’s the Best Option?

There is no one-size-fits-all answer.

Your ideal path depends on:

• Your estimated equity

• Your monthly comfort level

• Your risk tolerance

• Your desired timeline (school calendar, job change, lease end, etc.)

• Whether your next home is move-in ready or new construction

In the Triangle, I see all three options work successfully as long as the plan is made before the home hits the market.

Need Help Figuring Out Your Best Path?

If you’re thinking about selling in Raleigh, Cary, Apex, Holly Springs, or Fuquay-Varina, I can run a quick strategy analysis:

✓ Estimate your equity
✓ Outline your best financing options
✓ Map out a timeline that avoids double moves
✓ Show what your purchase power looks like today