Raleigh–Durham Housing Market Update October 2025

[Benjamin Carver]

Raleigh–Durham Market Update October 2025

Hey everyone, here with your Raleigh–Durham October market breakdown — this month’s data tells a clear story: inventory is building, sellers are negotiating, and buyers and investors finally have a chance to catch their breath. Whether you’re flipping, holding, or house hacking, the game plan is shifting. Let’s talk about what’s happening — and more importantly, what to do about it.

Quick Take

• Inventory up: Raleigh +22.8% YoY, Wake +34.6%; supply around 3.6 months, the highest since 2019.
• Prices stable: Raleigh median $446,500 (+0.3%); Wake County $465,000 (–2.1%).
• Longer sell times: Median DOM 36 days (+71%), giving buyers room to negotiate.
• Seller leverage fading: Homes are closing at 95–96% of original list, leaving space for credits, repairs, and buydowns.
• Sales activity up: Wake County closings +12% YoY — buyers are still out there, just pickier.

Bottom line: Raleigh–Durham is easing into a balanced market. Great news for long-term investors, creative finance users, and buyers looking to secure assets before rates shift again.

Pricing, Inventory & Competition

We’re seeing a new kind of balance — not a crash, but a normalization.

• Raleigh median: $446,500 (up slightly YoY)
• Wake County: $465,000 (flat to slightly down YoY)
• Inventory: Up >30% across Wake County; roughly 3.6 months of supply
• Days on Market: 36 — almost double last fall

How It Impacts You

• Buy & Hold Investors: Finally have time to negotiate, inspect, and analyze deals. LTR rents still lagging 3-5 years, so seeing many cash buyers, hard renovations, and MTR investors right now.
• Flippers: Focus on tight buy boxes, quick cosmetic turns, and sub-$500k ARVs. Buyers are cautious — keep margins lean. Becoming very crucial to find your own deals right now and carrying high risk on the sell side.
• House Hackers/Rent by the Room: Opportunity to buy with less competition. Target layouts with STR/MTR flexibility. Still doing great and my personal favorite strategy here!
• Sellers: Price right from the start — the longer a property sits, the more credits and concessions buyers expect. Might be best to WAIT.

Rental Trends (Long-Term)

Long-term rents are essentially flat (around $1,850 for Wake County). Cash flow is tight at current rates, so success hinges on buying well and operating efficiently.

Short-Term & Mid-Term Rental Trends (STR/MTR)

• Annual revenue: ~$29.3K (+5% YoY)
• ADR: ~$179 (+5%)
• RevPAR: ~$99 (+5%)
• Occupancy: ~56% (flat YoY)
• Lead Time: 35 days (–10%) — bookings closer to arrival
• Active listings: ~4,500 (+7% YoY)
• Looking very strong right now!

Operator Tips

• Build weekday demand (corporate/medical travel).
• Use 3–5 night stays to protect cleaning margins.
• Optimize dynamic pricing — tighten floors 2–3 weeks out; stay aggressive inside 10 days.

Feel free to PM me if you want to chat Raleigh NC Real Estate!

Data sources: TMLS/doorify™ MLS, ShowingTime, and regional STR dashboards.