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How Is The Raleigh Market For Real Estate Investment?

Introduction To Raleigh NC Real Estate Market

If you are looking at buying a house in Raleigh, NC as a potential investment opportunity, you must read till the end. Raleigh, North Carolina is a southeastern city often overshadowed by the larger Charlotte market. Raleigh is the capital of North Carolina. It is the second largest city in the state. It is home to roughly half a million people. However, the Raleigh housing market is much larger than this.

The Raleigh metropolitan area – the city and its surrounding suburbs – account for about one and a half million people. Recent forecasts and predictions for the Raleigh housing market suggest that home prices will continue rising in 2019. To consider the prospects of investing in the Raleigh NC real estate market, we’ll focus on factors that matter to investors instead of citing the many high quality of life metrics and awards the city receives that draw new residents to the area.

Raleigh NC Real Estate Market

Original Photo via Pixabay

Raleigh NC Real Estate Market Forecast 2019

Recent forecasts and predictions for the Raleigh, North Carolina housing market suggest that home prices will continue rising in 2019. Prices are expected to rise at a more or less average pace between now and summer of 2019. The Raleigh real estate market is currently experiencing a bit of a supply shortage, which is partly why home prices are climbing in the region.

On Zillow, the median home value in Raleigh is $268,400. Raleigh home values have gone up 5.8% over the past year and the Raleigh NC Real Estate Market Forecast is that they will rise 3.6% in 2019. The median list price per square foot in Raleigh is $152, which is higher than the Raleigh Metro average of $138. The median price of homes currently listed in Raleigh is $330,000 while the median price of homes that sold is $253,900. The median rent price in Raleigh is $1,395, which is lower than the Raleigh Metro median of $1,495.

 

Raleigh NC Real Estate Market Forecast 2019

Graph Credits: Zillow.com

Raleigh NC Real Estate Market Trends

Fortunately, the Raleigh real estate market has been on the incline all year long in 2018. With an increase in sales price, new home buyers who buy low will likely continue to see their home build value over the years. Raleigh NC real estate market trends indicate an increase of $14,250 (6%) in median home sales and a 0% rise in median rent per month over the past year. The average price per square foot for this same period rose to $147, up from $137. Trulia has 1,969 resale and new homes in Raleigh lined up for you, including open houses, and homes in the pre-foreclosure, auction, or bank-owned stages of the foreclosure process.

Raleigh NC Real Estate Market Trend 2018

Graph Courtesy: Trulia.com

The median sales price for homes in Raleigh for Jul 18 to Oct 17 was $260,000 based on 2,071 home sales. Average price per square foot for Raleigh was $147, an increase of 7% compared to the same period last year. The median rent per month for apartments in Raleigh for Sep 22 to Oct 22 was $1,400.

Raleigh Housing Market Summary

  • Median Sales Price: $260,000 (On Trulia)
  • Price Per Sqft: $147
  • Median Rent Per Month: $1,400
  • Median Household Income: $59,858
  • Home Owners: 67%
  • Single Residents: 37%
  • Median Age: 36
  • College Educated: 55%

There are 1,905 homes for sale, ranging from $12.5K to $5.5M on Realtor.com. Raleigh has affordable multi-families. In November 2018 the housing market in Raleigh, NC was a buyer’s market, which means there were roughly more active homes for sale than there were buyers. Buyer’s markets are generally more advantageous for buyers rather than sellers.

Raleigh NC Housing Market Trends 2018

Graph Credits: Realtor.com®

In November 2018, the median list price of homes in Raleigh, NC was $279.9K, trending up 3.7% year-over-year. The median listing price per square foot was $142. The median sale price was $235K. Homes in Raleigh sell faster than average compared to other cities in Wake County. It takes an average of 41 days on market for a home to sell in Raleigh.

On Movoto.com, the median list price in Raleigh is $439,900. The median list price in Raleigh was less than 1% change from undefined to January. Raleigh’s home resale inventories is 1,203, which decreased 2 percent since undefined 2019. The median list price per square foot in Raleigh is $162. undefined 2019 was $162.
Distressed properties such as foreclosures and short sales remained the same as a percentage of the total market in January.

Raleigh Real Estate Market Trend 2018

Graph Credits: Movoto.com

According to Neigborhoodscout.com, single-family detached homes are the single most common housing type in Raleigh, accounting for 46.57% of the city’s housing units. Other types of housing that are prevalent in Raleigh include large apartment complexes or high rise apartments ( 31.74%), row houses and other attached homes ( 13.52%), and a few duplexes, homes converted to apartments or other small apartment buildings ( 6.71%). The most prevalent building size and type in Raleigh are three and four bedroom dwellings, chiefly found in single-family detached homes. The city has a mixture of owners and renters, with 48.73% owning and 51.27% renting.

Raleigh NC Foreclosures And Bank Owned Properties

Foreclosures will be a factor impacting home values in the next several years. In Raleigh 0.2 homes are foreclosed (per 10,000). This is the same as the Raleigh Metro value of 0.2 and also lower than the national value of 1.2. The percent of delinquent mortgages in Raleigh is 0.7%, which is lower than the national value of 1.1%. With U.S. home values having fallen by more than 20% nationally from their peak in 2007 until their trough in late 2011, many homeowners are now underwater on their mortgages, meaning they owe more than their home is worth. The percent of Raleigh homeowners underwater on their mortgage is 4.9%, which is higher than Raleigh Metro at 4.7%.

On RealtyTrac, there are currently 377 properties in Raleigh, NC that are in some stage of foreclosure (default, auction or bank owned) while the number of homes listed for sale on RealtyTrac is 1,096. In November, the number of properties that received a foreclosure filing in Raleigh, NC was 21% lower than the previous month and 24% lower than the same time last year. Home sales for October 2018 were up 0% compared with the previous month, and down 100% compared with a year ago. The median sales price of a non-distressed home in Raleigh, NC was $0. The median sales price of a foreclosure home in Raleigh was $0, or 0% higher than non-distressed home sales.

Raleigh NC Home Prices And Appreciation Rates

Home prices and appreciation rates for homes in Raleigh have been tracking above average for the last ten years.  The cumulative appreciation rate over the ten years has been 26.26%, which ranks in the top 30% nationwide. This equates to an annual average Raleigh house appreciation rate of 2.36%. On NeighborhoodScout, the data shows that during the latest twelve months, Raleigh’s appreciation rate, at 6.46%, has been at or slightly above the national average. In the latest quarter, Raleigh’s appreciation rate has been 3.04%, which annualizes to a rate of 12.71%. Importantly, this makes Raleigh one of the highest appreciating communities in the nation for the latest quarter, and may signal the city’s near-future real estate investment strength. Relative to North Carolina, their data shows that Raleigh’s latest annual appreciation rate is higher than 50% of the other cities and towns in North Carolina.

10 Highest Appreciating Raleigh Neighborhoods Since 2000: By Neigborhoodscout.com

  1. City Center / Shaw U
  2. S Mcdowell St / W Morgan St
  3. Saint Augustines College / Oakwood Ave
  4. S State St / Martin Luther King Jr Blvd
  5. N Hills Dr / Northbrook Dr
  6. Hillsborough St / Oberlin Rd
  7. Peace College / Capital Blvd
  8. Glascock St / Watauga St
  9. Six Forks Rd / Ramblewood Dr
  10. Glenwood Ave / Pasquotank Dr

Should Buy Investment Properties in Raleigh, NC

Forget quality of life, a great arts scene and high tech startups opting to come here over Silicon Valley. If you are a home buyer who’s looking for a new place to call home or a savvy real estate investor who is looking for a strong ROI, then you should consider all that Raleigh NC real estate market has to offer. Let’s look at the top 10 reasons for buying investment real estate in the Raleigh market.

1. The Student Market

College towns can be a great place to buy investment real estate, but the rise and fall of the flagship campus affects demand for the real estate. Any state capital will be home to at least one flagship university. North Carolina State University is located here. However, the Raleigh NC real estate market for those catering to students is diversified, so to speak. Meredith College, St. Augustine’s University, and Shaw University are also located here, as are several other private religious schools.

If you invest in the Raleigh suburbs, you could attract students from Duke University in Durham and the University of North Carolina in Chapel Hill. Young people from across the globe want to experience Raleigh. From attending school at one of the local, prestigious colleges to working in the infamous Research Triangle Park, Raleigh is the new destination for young people who are interested in a fresh start and a great home to live in.

2. The Growing Technological Employment Base

The Research Triangle Park area consists of Raleigh, Durham and Chapel Hill. These research centers are generating many high tech startups and jobs, bringing people to the area for high paying jobs. Red Hat is one of the biggest employers in the area, despite the school system, state and local governments being major employers. The high tech sector helps explain why Raleigh’s income per capital is roughly $34,000 while the national average is $30,000 and far above the $27,000 state average. Raleigh was ranked number one in Glassdoor’s 25 Best Cities for Jobs report.

3. The Diverse Economic Base

Unemployment tends to be lower in areas with a diverse economy. Raleigh is home to several major hospitals. It hosts an international airport. The high tech sector is so large we’ve already mentioned it as a point in favor of the Raleigh NC real estate market. This diverse economic base protects a community from the rise and fall of employment tied to a single market sector.

This explains why Raleigh’s unemployment rate was one point lower than the state average in 2018 and was three points lower than the unemployment rate for the state during the Great Recession. The relative abundance of jobs brings many to the Raleigh area, while it will keep many students graduating from their schools in the area.

4. Low Overall Taxes

North Carolina’s overall tax burden is roughly 30th out of the 50 states according to WalletHub. Property taxes clock in at an average of 2.3%. That’s 11th in the country but far better than a number of eastern states. Georgia’s property tax rate, for example, is 2.75%, and neighboring South Carolina’s comes in at 2.91%.

5. It Is Landlord Friendly

North Carolina on the whole is landlord friendly. There are payment grace period laws, but you can charge late fees. There are no pet laws or rekeying laws in North Carolina. And unlike other states, North Carolina has been becoming more landlord-friendly. For example, a law passed in 2018 allows landlords to recover legal fees and the cost to issue a court summons when they had to go to court to evict a tenant. This isn’t a blank check, though. Recovered legal fees can’t exceed 15% of the amount owed.

6. Real Estate in Raleigh Is Affordable

North Carolina homes cost an average of $180,000. You can buy several investment properties here for the cost of one middle class home in California or a loft in New York City. The area is so affordable that housing costs score 92 on the cost of living index while the national average is 100. The median home value of roughly $180,000 is also well below the national median home price of $220,000. NerdWallet also ranks Raleigh one of the best places to own a home. Recent data shows that owning a home in Raleigh is affordable because the average mortgage payment is less than a third of homeowner’s income. You can purchase a home knowing that you can make the monthly payments without being strapped for cash.

7. Property Values Are Rising

According to Zillow, the value of the average home in North Carolina rose 8.6% over 2018. That site predicts that prices will go up at least 1.2% next year. The Raleigh NC real estate market will see even faster growth, since they were ranked the second hottest real estate market in the country by The News and Observer. Home values are stable and rising, because there are relatively few steals here. Mortgage delinquency rates and the percentage of those with negative equity mirror the national average. This ensures that the Raleigh NC real estate market will not suffer a serious downturn if there is a modest recession.

8. The ROI Is Strong

The median rent for North Carolina residents is $1300 a month. That rate includes small starter homes and mid-sized apartments.  You could get far more than that for a rented four bedroom single family home. You could easily charge 1% rent on a single family home and capitalize on the appreciation if you ever decide to sell.

According to Zillow, the going rent list price is $0.83 per square foot.  However, you may be able to secure more for a house in a desirable area or with amenities people appreciate. After all, people pay $1400 a month for a three bedroom apartment, and any single family home in the Raleigh housing market provides more privacy and a yard for children and pets.

 

9. The Rental Market Is Larger Than Average

About a third of Americans rent their homes. In the Raleigh NC real estate market, the rate is 43%. This is partially due to the large student market, but it is also fueled by young people moving here for work. That explains why downtown Raleigh rents grew 9% in 2018. It also explains why you can rent out a studio for $900 a month and one bedroom apartments for a thousand dollars a month.

10. The Modest Military Market

Raleigh is almost ideal in this case. The community isn’t the home of Fort Bragg, but that means the community’s real estate market won’t rise and fall based on the fate of a large base. Instead, there are several moderately sized military employers in the area. Raleigh is home to one of 65 MEPS to induct people into the military. Raleigh is home to the North Carolina National Guard, Civil Air Patrol, a US Army Corp of Engineers and an Army Research Office. An office of the Defense Criminal Investigative service is located here, as well.

Raleigh NC Real Estate Investment: Summary

If you are a beginner in the business of cash flow real estate investing, it very important to read good books on real estate. You must also learn from successful real estate investors who have retired early on in their lives by investing in some of the best real estate markets like Raleigh, NC. The strong US real estate market shows no signs of slowing, and is slated to remain among the world’s top performers in 2019. The Raleigh NC real estate market is landlord friendly, contains several large populations of renters, and an economic future that ensures long-term growth in housing demand and rents.

Owning a piece of Raleigh real estate is a great achievement for many people. Homeowners in Raleigh continue to see their homes appreciate in value because they are in such high demand. From Millennials moving to the area to retirees living here, Raleigh continues to be a great place for people from from all walks of life. Whether you are a Baby Boomer or a Millennial, you will find living in Raleigh is a unique experience. From being a leader in the job market to being a hub for entertainment, it’s pretty clear why many people love to call Raleigh home.

Which Cities/Markets Are Good For Real Estate Investing In 2019?

Apart from the Raleigh market, you can go for the Tucson, AZ. The Tucson housing market has recovered and is poised for slow, steady and certain long term growth. The shifting demographics and known groups eager to sell at the right price provides an excellent opportunity to find bargains almost anywhere in the Tucson real estate market. Tucson consists of 583 neighborhoods.

Gross rent in Tucson hovered around $900 a month in 2017. This is somewhat lower than the median US rental rate and a little cheaper than the Arizona median rate. Many people move to Tucson and then commute to work in surrounding cities.

Tucson’s relatively slow and steady growth rate means that new construction is at a crawl. That is causing rents to rise faster than average, especially at the low end of the market. Another factor propping up home prices is the relatively small inventory on the market; snowbirds typically sell when they need to instead of based on market conditions.

Another market that we suggest is the Dayton, Ohio. The Dayton Ohio real estate market is one of the best deals in the Midwest. It balances affordable properties with strong future growth, a large rental market and stable property values, low carrying costs and decent ROI. Single-family real estate in Dayton, Ohio is currently selling for around $86 per square foot (As per Trulia).

The average home size is roughly 1,350 square feet.  The median sales price in Dayton has spiked to $125,000 and the median rent for apartments to $850. Downtown Dayton and its suburbs are doing a nice job of incentivizing new business to come into the area. Existing business are also benefiting from positive housing market trends in Dayton. While the overall Dayton housing market is booming, downtown Dayton has struggled with crime from time to time. The good news is that the city has steadily reduced crime.

Let us know which real estate markets you consider best for real estate investing! If you need an expert investment advise, you can fill up the form given here. One of our investment specialists will get in touch with you. Norada Real Estate Investments helps take the guesswork out of real estate investing. We can help you succeed by minimizing risk and maximizing profitability of your real estate investments.

*Remember, caveat emptor still applies when buying a property anywhere. The information contained in this article was pulled from third party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, the Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US. 


References:

Universities and demographics                                                          www.en.wikipedia.org/wiki/Raleigh,_North_Carolina

Higher average income                                                                                                          www.areavibes.com/raleigh-nc/employment

Tax rates                                                                                                                            www.wallethub.com/edu/states-with-highest-lowest-tax-burden/20494/

Landlord friendly                                                                                                                    www.portcitydaily.com/local-news/2018/06/30/heres-how-north-carolinas-new-eviction-fee-law-changes-things-for-

Landlords-and-tenants                                                                                              www.avail.co/education/laws/north-carolina-landlord-tenant-law

Larger than average rental market                                            www.bestplaces.net/housing/city/north_carolina/raleigh                                                      www.rentcafe.com/average-rent-market-trends/us/nc/raleigh

Property values                                                                            www.bestplaces.net/cost_of_living/state/north_carolina

Military market                                                                                                        www.mepcom.army.mil/Units/Eastern-Sector/ 12th-Battalion/Raleigh

Market Trends And Forecast                                                                                              https://www.zillow.com/raleigh-nc/home-values https://www.realtytrac.com/statsandtrends/foreclosuretrends/nc/wake-county/raleigh https://www.neighborhoodscout.com/nc/raleigh/real-estate                                      https://www.movoto.com/raleigh-nc/market-trends                                      https://www.trulia.com/real_estate/Raleigh-North_Carolina/market-trends    https://www.realtor.com/local/Raleigh_NC                                                        https://www.movoto.com/guide/raleigh-nc/raleigh-nc-real-estate-market-trends http://www.metrodepth.com/raleigh-forecast-another-average-year


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