Durham Home Prices: $404K, Down 1.3% — 7 ZIPs Analyzed (2026)
$404,278. That’s what a typical home costs in Durham right now. Prices have slipped 1.3% over the past year, and the monthly data shows a gradual downward drift that started in early 2025. For buyers who’ve been waiting on the sidelines, the numbers are finally moving in the right direction — even if the moves are small.
Quick answer: The average home price in Durham, NC is $404,278 as of February 2026, down 1.3% year over year according to Zillow.
Current Home Prices in Durham
Here’s where the Durham market stands as of February 2026:
| Metric | Value |
|---|---|
| Median Home Price | $404,278 |
| Year-over-Year Change | -1.3% |
| Lowest ZIP Median | $308,887 |
| Highest ZIP Median | $464,933 |
| Number of ZIPs Tracked | 7 |
| Data as of | February 2026 |
That -1.3% annual decline translates to a loss of roughly $5,200 in typical home value over 12 months. It’s not a crash. It’s a slow bleed.
The gap between the cheapest and most expensive ZIP codes is $156,046. That’s a wide spread for a mid-sized city, which means your neighborhood choice matters more than the citywide average suggests. A buyer in ZIP 27704 faces a very different market than someone shopping in 27705.
Durham sits in the Durham-Chapel Hill metro area, and the city’s price correction has been mild compared to some Sun Belt markets that saw sharper pullbacks.
Durham Home Prices by Neighborhood
All seven Durham ZIP codes, ranked from most to least expensive:
| ZIP Code | Median Home Value | Monthly Rent |
|---|---|---|
| 27705 | $464,933 | $1,671 |
| 27701 | $419,900 | $1,708 |
| 27713 | $419,556 | $1,606 |
| 27712 | $419,324 | $1,910 |
| 27707 | $409,974 | $1,459 |
| 27703 | $387,371 | $1,751 |
| 27704 | $308,887 | $1,701 |
Most Expensive ZIPs
27705 leads at $464,933 — 15% above the city median — yet carries a moderate rent of $1,671, suggesting owner-occupancy is the norm here. 27701 comes in at $419,900 with rents of $1,708, putting it right in line with central Durham pricing. 27713 rounds out the top three at $419,556, with the second-lowest rent in the city at $1,606.
Most Affordable ZIPs
27704 is the clear value play at $308,887, a full 24% below the city average, with rents at $1,701. 27703 sits at $387,371, roughly $17,000 under the median, but carries one of the higher rents at $1,751. 27707 at $409,974 is just above the city average, and its $1,459 rent is the lowest in Durham — an unusual combination that may signal softer rental demand in the area.
Rent vs Buy in Durham
Rent data is available across all seven Durham ZIP codes, so the comparison is straightforward.
The citywide average rent runs about $1,687 per month. Here’s what buying looks like: on a $404,278 home with 20% down ($80,856), you’d finance $323,422. At a 6.5% mortgage rate over 30 years, that’s roughly $2,045 per month in principal and interest alone — before property taxes, insurance, and maintenance.
| Cost | Monthly Amount |
|---|---|
| Average Rent | $1,687 |
| Estimated Mortgage (P&I) | $2,045 |
| Difference | $358 |
Renting saves you about $358 a month on the base payment. Add in taxes, insurance, and upkeep, and the true gap widens to $600-$800 per month.
That said, a mortgage builds equity. If you plan to stay five or more years and prices stabilize, buying still makes long-term financial sense. But if you’re on the fence and value flexibility, the rent-to-buy math in Durham currently favors renting.
The cheapest rent is in 27707 at $1,459. The most expensive is 27712 at $1,910 — a $451 monthly spread across the city.
Population Growth and Migration
Durham added 20,191 residents between 2020 and 2024, pushing the population to 301,870. That’s 7.2% growth in four years.
| Year | Population |
|---|---|
| 2020 | 281,679 |
| 2021 | 286,652 |
| 2022 | 290,982 |
| 2023 | 296,382 |
| 2024 | 301,870 |
Growth has been remarkably steady — roughly 5,000 new residents per year. No single year saw a spike or dip.
How does Durham compare to other North Carolina cities?
| City | 2024 Population | 4-Year Growth |
|---|---|---|
| Wilmington | 125,284 | 8.1% |
| Charlotte | 943,476 | 7.8% |
| Raleigh | 499,825 | 7.3% |
| Durham | 301,870 | 7.2% |
| Concord | 112,395 | 7.1% |
| Greenville | 95,138 | 4.6% |
Durham’s growth rate slots just behind Raleigh’s and just ahead of Concord’s. All of the state’s major metros are growing at similar rates, which means demand pressure on housing isn’t unique to Durham — it’s a statewide pattern. The steady inflow of residents puts a floor under home prices even as the market softens.
Durham Housing Market Trends
The 12-month trend tells a story of slow, consistent decline:
| Month | Median Home Value |
|---|---|
| March 2025 | $409,492 |
| April 2025 | $409,248 |
| May 2025 | $409,008 |
| June 2025 | $408,043 |
| July 2025 | $406,995 |
| August 2025 | $405,949 |
| September 2025 | $405,658 |
| October 2025 | $405,486 |
| November 2025 | $405,399 |
| December 2025 | $405,078 |
| January 2026 | $404,634 |
| February 2026 | $404,278 |
Prices have dropped every single month for a year straight. No bounces, no plateaus. The decline has been steady at roughly $430 per month.
The pace of decline did slow toward the end of the period. From March to June 2025, prices fell about $1,450. From December 2025 to February 2026, the drop was only $800. The deceleration suggests the market may be approaching a floor.
Is Durham a Good Place to Buy in 2026?
The data points to a mild buyer’s market. Prices are falling, but slowly. You’re not going to get a steal, but you’re not overpaying at the peak either.
Here’s what favors buyers: twelve straight months of price declines, a 1.3% annual drop, and a price range wide enough ($308K to $465K) that you can find entry points well below the city average. ZIP 27704 offers homes for 24% less than the median.
Here’s what favors sellers: population growth of 7.2% in four years means demand isn’t disappearing. Durham is adding about 5,000 residents annually. That demographic tailwind limits how far prices can fall.
If you’re buying to live in for five-plus years, the current window looks reasonable. Prices are off their highs but haven’t collapsed. If you need to sell within two years, the declining trend adds risk.
Durham Housing Market Outlook for 2026-2027
The 12-month trend shows unbroken monthly declines, but the pace is slowing. The average monthly drop was $434 over the full year, but only $400 in the most recent three months.
If the current pace continues, Durham’s median could drift toward the $400,000 mark by mid-2026. A drop below $400K is possible but not guaranteed — the rate of decline has been losing momentum.
The 3-month trend suggests prices are stabilizing rather than accelerating downward. Population growth remains strong, which should support demand through 2027. Barring a sharp rise in mortgage rates or a major local employer pullback, expect Durham prices to flatten somewhere in the $395K-$405K range over the next 6-12 months.
Similar Markets in NC
If you’re shopping in Durham, these other North Carolina markets are worth comparing:
- Charlotte — NC’s largest city with nearly 1 million residents and 7.8% growth. A bigger market with more inventory.
- Raleigh — Durham’s neighbor and Triangle partner. Similar growth rate at 7.3%, nearly 500,000 residents.
- Asheville — A mountain market with different price drivers. Worth checking if you want a different pace.
- Cary — A suburb between Durham and Raleigh that attracts many of the same buyers.
- Wilmington — Coastal NC with the state’s fastest growth at 8.1%. Different market, similar demand story.
Frequently Asked Questions
What is the average home price in Durham?
The average home price in Durham is $404,278 as of February 2026. Prices range from $308,887 in ZIP 27704 to $464,933 in ZIP 27705. The citywide median has been declining since at least March 2025.
Are home prices going up or down in Durham?
Down. Durham home prices have fallen 1.3% year over year and have dropped every single month for the past 12 months. The decline has been gradual — about $430 per month on average — and the pace is slowing.
Is it cheaper to rent or buy in Durham?
Renting is cheaper on a monthly basis. Average rent across Durham is about $1,687/month, while a mortgage on the median-priced home runs roughly $2,045/month in principal and interest (assuming 20% down at 6.5%). The gap grows wider when you factor in taxes, insurance, and maintenance.
What is the most affordable neighborhood in Durham?
ZIP code 27704 has the lowest median home value at $308,887 — about $95,000 less than the city average. Rent in 27704 runs $1,701/month, which is near the city average, making it a strong value area for buyers.
Methodology
Home values are based on the Zillow Home Value Index (ZHVI), a smoothed measure of typical home values in the 35th to 65th percentile range. Rent estimates use the Zillow Observed Rent Index (ZORI). Population figures come from the U.S. Census Bureau Population Estimates Program (2020-2024 vintage). All datasets are publicly available. Housing data updated 2026-02-28.