The Triangle’s housing market continues to evolve as the region’s strong economy, job growth, and lifestyle appeal keep demand high — especially in Wake County, where new data shows both opportunity and ongoing competition for buyers.

1. More Listings, but Homes Still Move Quickly

According to the latest Wake County MLS data (September 2025), the number of new listings rose 8.5% month-over-month and 13.7% year-to-date, giving buyers slightly more options than last year.

However, even with more inventory, homes are still selling quickly, the average days on market climbed from 18 to 30 days, which is still relatively fast for the Triangle.

🕐 In most price ranges, well-priced homes are going under contract within 2–3 weeks, especially in Cary, Apex, and parts of North Raleigh.

2. Prices Are Leveling, Not Dropping

Median home prices in Wake County dipped 2.1% in September to $465,000, but year-to-date numbers remain flat at $480,000, showing the market is stabilizing rather than declining.

Average sale prices are nearly unchanged at $579,481, reflecting a healthy balance between supply and demand.

💡 For buyers, this means there may be less bidding frenzy than in 2021–2022, but prices remain resilient thanks to steady demand.

3. Slightly More Breathing Room for Buyers

Inventory levels are improving, with 4,520 homes for sale (up 34.6% from last year) and a 3.3-month supply of homes, up from 2.6 months in 2024.

That’s still considered a seller’s market, but the gap is closing. Buyers have a bit more negotiating power and more time to evaluate options compared to the ultra-competitive years of 2021–2022.

4. Pre-Approval Remains Essential

Even with more listings, competition remains strong for desirable homes.

• Multiple offers are still common for homes priced right or located in top school zones.

• Sellers continue to receive about 98.5–98.9% of their asking price, according to the report.

✅ Tip: Get pre-approved before you start shopping.
It’s the single most effective way to strengthen your offer and move fast when the right property appears.

5. What to Expect Heading Into 2026

Economists expect the Triangle to remain one of the nation’s most stable and desirable housing markets, driven by:

• Ongoing job growth in tech, biotech, and healthcare

• Population growth and relocation demand

• Limited land availability in high-demand areas

Buyers who are prepared, financially and strategically, can still find great opportunities, especially as the market evens out from recent years’ peaks.

Final Thoughts

The Triangle real estate market remains competitive but balanced — a shift toward more normal conditions after years of record growth.

Buying a home in the Raleigh–Durham–Chapel Hill area is exciting but it can also be overwhelming. Many buyers make small missteps early in the process that can lead to stress, missed opportunities, or unexpected costs. By knowing what to avoid, you can secure your dream home with confidence.

1. Skipping Mortgage Pre-Approval

Many buyers start looking at homes before knowing exactly how much they can afford.

• Why it’s a mistake: Without pre-approval, you may waste time on homes outside your budget or lose out in a competitive market.

• Expert tip: Get pre-approved early. It shows sellers you’re serious and allows you to act quickly when you find the right home.

2. Overlooking Neighborhood Factors

It’s easy to fall in love with a house but the location matters just as much.

• Consider commute times, school districts, amenities, and future development.

• Drive through the area at different times of day to get a feel for traffic, noise, and safety.

3. Not Budgeting for All Costs

Many buyers only consider the listing price but there’s more to homeownership than the mortgage.

• Additional costs include: property taxes, HOA fees, insurance, utilities, and routine maintenance.

• Factor in a buffer for repairs or upgrades, especially if you’re buying a resale home.

4. Ignoring Home Inspections or Waiving Contingencies

Skipping inspections to “win” a bid can be a costly mistake.

• Even new construction can have issues.

• A thorough inspection protects you from hidden problems and costly surprises down the road.

5. Making Emotional Decisions

Buying a home is emotional but letting emotions drive your choices can lead to overpaying or compromising on key priorities.

• Make a list of your must-haves vs. nice-to-haves and stick to it.

6. Not Working With an Experienced Local Agent

Triangle buyers sometimes try to navigate the market alone, especially in competitive areas like Cary, Raleigh, or Durham.

• A local agent provides insight on market trends, school districts, neighborhoods, and pricing strategy.

• They can also help you negotiate effectively and avoid common pitfalls.

7. Waiting Too Long to Act

The Triangle housing market moves fast.

• Waiting for “the perfect deal” can backfire, you may lose out to another buyer.

• Have your finances, pre-approval, and must-have list ready so you can move quickly when the right home appears.

Final Thoughts

Avoiding these common mistakes can save you time, money, and stress and help you buy your ideal home in the Triangle confidently.

Pros and Cons for Today’s Triangle Homebuyers

One of the most common questions buyers ask is: “Should I buy a brand-new home or a resale?”
Both options have their advantages — it really depends on your priorities, lifestyle, and budget. Here’s a breakdown to help you decide what’s right for you, especially if you’re shopping in the Raleigh–Durham–Chapel Hill area.

1. Condition & Maintenance

• New Construction:
  Everything is brand-new: roof, HVAC, appliances, and systems. so you’ll have fewer repairs and lower maintenance costs for the first several years. Many builders also offer 1–10 year warranties, giving you extra peace of mind.

• Resale Homes:
  Older homes may need updates or repairs sooner, but they’re often in established neighborhoods with mature trees and character. A home inspection will help you understand what to budget for.

Tip: A resale home with a recent roof or HVAC replacement can sometimes be just as worry-free as new construction.

2. Customization & Design

• New Construction:
  You can choose your floor plan, finishes, and upgrades; everything from flooring to countertops. This is great if you want a move-in-ready home tailored to your taste.

• Resale Homes:
  What you see is what you get (at least initially). However, with a little creativity, a resale home can be customized over time and often at a lower cost than new build upgrades.

3. Price & Value

• New Construction:
  Typically comes with a premium price for modern design, builder warranties, and energy efficiency. Be sure to factor in lot premiums, upgrade costs, and HOA fees.

• Resale Homes:
  Usually offer more space or location value for the same price. Plus, you may have more room to negotiate with sellers than with builders.

In the Triangle, new construction tends to cluster in fast-growing areas like Apex, Holly Springs, and Wake Forest, while resale options are stronger in established areas like North Raleigh, Cary, and Chapel Hill.

4. HOA Rules & Community Amenities

• New Construction Communities:
  Often include modern amenities like pools, trails, and clubhouses but may have stricter HOA rules and higher monthly fees.

• Resale Neighborhoods:
  Established HOAs may be less restrictive, and some older areas have no HOA at all.

5. Timing & Availability

• New Construction:
  Build times can range from 4–12 months, depending on the builder and market demand. Great if you have time to plan, but not ideal if you need to move quickly.

• Resale Homes:
  You can typically close within 30–45 days, perfect for buyers with a tighter timeline.

Final Thoughts

There’s no one-size-fits-all answer but understanding the trade-offs can help you make a confident choice.

If you’d like help comparing new construction vs. resale homes in the Triangle, I’d be happy to share a list of both options that fit your budget and lifestyle.

Buying a home in the Raleigh–Durham–Chapel Hill area is an exciting opportunity. With thriving job markets, top-ranked schools, and a vibrant local culture, it’s easy to see why so many people are making the move here. Whether you’re a first-time buyer or relocating to North Carolina, these five steps will help you navigate the process with confidence.

1. Get Your Finances Ready

Before you start touring homes in Cary, Apex, or Wake Forest, take a moment to prepare your finances.

• Check your credit score and address any issues before applying for a mortgage.

• Determine your budget, what monthly payment feels comfortable for you?

• Get pre-approved with a trusted local lender. In today’s competitive market, pre-approval helps you move quickly when you find the right home.

Example: With interest rates fluctuating, pre-approval also helps you lock in a rate and understand exactly how much buying power you have.

2. Narrow Down Your Ideal Location

The Triangle offers something for everyone:

• Downtown Raleigh – walkable, full of restaurants and nightlife

• Cary & Apex – great schools and family-friendly neighborhoods

• Durham – a blend of historic charm and modern innovation

• Chapel Hill – college-town energy and a strong sense of community

Think about your commute, lifestyle, and priorities. Do you want a new construction community with amenities, or an established neighborhood with mature trees and character?

3. Partner with a Local Expert

Working with a local real estate professional who knows the Triangle market can make the process smoother and often more successful.
Your agent can:

• Help you compare neighborhoods, schools, and commute times

• Spot hidden opportunities and new listings before they hit Zillow

• Guide you through offers, negotiations, and inspections

Local insight matters here, each Triangle community has its own pace, pricing trends, and nuances.

4. Tour Homes and Stay Flexible

Once you’ve honed in on your target areas, it’s time to start exploring.

• Be open-minded, some of the best homes might need a little cosmetic updating.

• Don’t get discouraged if you don’t find “the one” right away.

• Keep an eye out for special opportunities, like homes with assumable loans at lower rates (yes, those still exist in our market!).

5. Make Your Move and Close with Confidence

When you find your perfect home, your agent will help you write a strong offer that fits your goals and budget. From inspections to final walk-through, you’ll have guidance every step of the way.

Once you close, it’s time to celebrate and enjoy all that the Triangle has to offer, from food and music festivals to our incredible parks and greenways.

Final Thoughts

Buying a home in the Triangle is an exciting step toward building your future in one of the fastest-growing areas in the country. With the right plan and the right agent you’ll be ready to make your move with confidence.