Raleigh Real Estate Market Update: The Surprising Trends You Need to Know Right Now

This isn’t your average market update.
I like to do things differently — and this month, I went deep. I dug through mountains of data to uncover some revealing (and honestly, pretty wild) insights about today’s Raleigh-area housing market.

If you're thinking about buying or selling, these findings will show you:

• Where buyers are getting the best deals
  
  
• Which new construction builders are negotiating the most
  
  
• What factors determine how long your home will take to sell
  
  
• And why today's market is the strongest buyer’s market we've seen in years (despite high interest rates)
  
  

Let’s get into it.

Raleigh Real Estate: The Big Picture

Wake County’s September numbers tell the story clearly:

• New listings are way up
  
  
• Inventory has jumped significantly
  
  
• Buyers have more choice than they’ve had in years
  
  
• Homes are selling for less than asking price on average
  
  

In fact, the average home price in Wake County sits at $560,000 — but with homes closing at 96% of list price, buyers are snagging them for under $540,000 on average.

That's more than $20,000 under asking.

And yes… that’s happening even in Cary.

Some neighborhoods still command full price, but more often than not, buyers now hold the upper hand.

Where Buyers Are Scoring the Best Deals

Let’s start with where buyers aren’t finding deals.

Full-price or over-asking sales are happening in:

• Northwest Raleigh
  
  
• Southwest Raleigh
  
  
• West Cary
  
  
• Apex
  
  

These areas share two things:

1. Top-tier schools
   
   
2. High convenience & demand
   
   

Now for the surprising part…

The Best Deals? They’re in Some of Raleigh’s Most Expensive Areas.

Zip codes with the lowest sale-to-list ratios (94–97%) include:

• Five Points
  
  
• Glenwood
  
  
• North Hills
  
  
• Southwest Raleigh
  
  
• Brier Creek
  
  

Because homes in these areas often exceed $1M, that discount can easily equal $100,000+ off asking.

But many buyers don’t want a million-dollar home — so I went deeper, analyzing price per square foot, concessions, location, and resale trends to find the best overall value areas.

Top 5 Areas Offering the BEST Value Right Now

#5 — South Raleigh & Garner

• Price per SF: $207–$224
  
  
• Average price: Mid-$400s
  
  
• Avg. sale: $10K under list
  
  
• Bonus: Super convenient to downtown Raleigh
  
  

#4 — East Raleigh, Northeast Raleigh & Knightdale

• Average price: Mid-$300s
  
  
• Affordability + location = excellent value
  
  
• Quick access to major Raleigh corridors
  
  

#3 — Morrisville

• Average price: Upper $400s
  
  
• Avg. sale: $10K under list
  
  
• Homes built around 2008 = newer inventory
  
  
• Ideal for RTP/Cary commuters without Cary prices
  
  

#2 — Wake Forest

• Price per SF: $216
  
  
• Avg. build year: 2004
  
  
• Avg. seller concessions: $6,500
  
  
• Strong value, strong amenities, sought-after neighborhoods
  
  

#1 — Leesville & Brier Creek

• Avg. discount: $15K–$20K under list
  
  
• Avg. concessions: $9,000
  
  
• Great location, strong amenities
  
  
• BUT: Many homes fall under RDU flight paths — so airplane noise is a factor
  
  

New Construction: Who’s Willing to Negotiate?

Nearly 90% of new construction homes sold last month closed below list price — even if only slightly. So if you're buying new construction, you absolutely should negotiate.

Builders currently negotiating the most:

• DRB Group → 96% of list price
  
  
• Homes by DreamFinders → 97%
  
  
• Heritage, Toll Brothers, Stanley Martin, MI Homes, LAR → 98%
  
  

New construction is loaded with fine print, incentives, and builder-specific strategies — so bringing an experienced agent matters more than ever.

How Long Will It Take to Sell Your Raleigh Home?

This part of the data was fascinating.

Key Takeaways on Days on Market:

• If your home doesn’t go under contract within 7–10 days, the odds of getting full price drop sharply.
  
  
• After 10 days, sale-to-list price stabilizes until around 90 days, when prices drop again.
  
  
• Seller concessions spike dramatically after 60 days on market.
  
  

Home Features That Affect Time on Market

🏡 Ranch vs. Two-Story

• Ranch homes are selling 10–20 days slower than 2- or 3-story homes.
  
  

🚗 Garage vs. No Garage

• Homes with garages: 28 days on market
  
  
• Homes without garages: 48 days
  
  
• Detached garages add time as well.
  
  

🏊 Homes With Pools

No measurable impact — pools are a love-it-or-hate-it feature, which balances the data.

🛌 Bedrooms & Baths

A 5th bedroom or bathroom increases demand and reduces days on market — good to know for future renovations.

Top-Selling Neighborhoods Around Raleigh

These neighborhoods closed the most homes in the last 30 days:

#5 (Five-way tie — 9 homes each)

• Wakefield (North Raleigh)
  
  
• Sunset Ridge (Holly Springs)
  
  
• Hedingham (East Raleigh)
  
  
• Eagle Ridge (Garner)
  
  
• 12 Oaks (Holly Springs)
  
  

#4 — Wendell Falls (11 resale + 57 new construction)

Massive growth and activity.

#3 — Brier Creek (12 homes)

Consistently strong turnover.

#1 (TIE — 17 homes each)

• Bedford at Falls River — North Raleigh
  
  
• Heritage — Wake Forest
  
  

Both deliver:

• Strong schools
  
  
• Popular amenities
  
  
• Competitive prices for what you get
  
  

Final Thoughts

These trends show a market that is shifting — fast — and in many ways that benefit buyers more than we've seen in years.

But data is only powerful when applied to your specific situation: your home, your budget, your neighborhood, your goals.

If you’d like help navigating Raleigh’s current market, our team is here to help break down the numbers and guide you to the smartest move possible.

Ready to find the best deals — or understand your home’s value in this changing market?
Let’s dive into the details together.