Buying
Buying a Home in Raleigh or Johnston County in 2026: Market, New Construction vs. Resale & Programs
If you're buying in Raleigh or Johnston County this year, you're walking into a different market than the bidding wars of a few years ago. That's good news, but the process has its own North Carolina quirks. Here's how I'd explain it to a friend over coffee.
What is the Raleigh and Johnston County housing market like in 2026?
More balanced than in recent years: buyers have more homes to choose from, and homes are taking longer to sell.
| September 2026 | Wake | Johnston |
|---|---|---|
| Median sale price | $465,000 | $369,900 |
| Avg. days on market | 52 | 78 |
| Months of inventory | 4.0 | 5.0 |
| Avg. % of list price | 98.5% | 98.7% |
Across the nine Triangle counties in that report, months of inventory rose in eight of nine in Q3 2026, and homes took 57 days to sell on average, up from 54 a year earlier. Statewide, NC REALTORS® reported about 5.9 months of inventory in September 2026, close to the roughly six months its report labels a balanced market. Homes are still selling close to list price on average, so "more balanced" doesn't mean "anything goes." Well-priced homes in good condition still move.
What are the steps to buy a house in North Carolina?
Consult, get pre-approved, sign a buyer agreement, tour, make an offer on Form 2-T, use your due diligence period, clear the loan and close with an attorney.
- Buyer consult and written agreement. Since August 17, 2024, you'll sign a written agreement with your agent before touring together. It spells out services and compensation, and fees are fully negotiable.
- Pre-approval. Ask lenders about NCHFA, FHA, VA, USDA and local programs. Compare Loan Estimates from two or three.
- Search and tour. Test commutes at the times you'd actually drive.
- Offer. NC uses the standard Offer to Purchase and Contract (Form 2-T). You'll negotiate price, a due diligence fee, earnest money and dates.
- Due diligence. Inspect, appraise, review HOA documents and confirm financing. You can terminate for any reason before the deadline, in writing.
- Closing. A North Carolina real estate attorney handles your closing.
What's the difference between a due diligence fee and earnest money?
The due diligence fee is paid directly to the seller and is generally nonrefundable; earnest money is held in escrow and refunded if you terminate on time.
Both are credited toward your purchase at closing. Under the current Form 2-T, the due diligence fee is due on the contract's Effective Date and earnest money goes to the escrow agent within five days. In a market with more inventory, there's often more room to negotiate both, but every home is different. This is general information, not legal advice; your attorney and I will walk you through your actual contract.
Should I buy new construction or resale?
Both can be great. New construction offers modern layouts and a warranty; resale often offers mature landscaping, larger lots and more room to negotiate.
| New construction | Resale | |
|---|---|---|
| Pros | Modern layouts, energy efficiency, builder warranty, choice of finishes, incentives (often tied to the builder's lender) | Established trees and lots, a known neighborhood, more room to negotiate on price and repairs, faster move-in |
| Watch-outs | Timelines can slip, lot premiums and upgrades add up, HOA rules apply, future phases may be under construction | Older roof, HVAC or water heater may need replacing; well-priced homes can draw competition |
| Inspections | Pre-drywall, final and 11-month warranty inspections | Full home inspection, wood-destroying insect report, well/septic where applicable |
There's a lot of new construction in southern Wake and around Clayton in Johnston County. One tip that saves buyers real money: bring your own agent to your first model-home visit. The sales consultant works for the builder. Many builders require your agent to register you on that first visit, so call me before you walk in. I'll compare incentives across builders, review the builder's contract and coordinate independent inspections.
What down payment assistance programs are available?
Statewide NCHFA programs, VA, USDA and FHA loans, plus local programs in Raleigh, the rest of Wake County and Durham.
| Program | What it offers | Key requirements |
|---|---|---|
| NC Home Advantage Mortgage™ | Up to 3% of the loan amount in down payment assistance | Income up to $158,000; credit 640+; sales price limit applies |
| NC 1st Home Advantage | $15,000 down payment assistance | First-time buyers, veterans or targeted tracts; income limits vary |
| FHA | 3.5% down with credit 580+ | Mortgage insurance applies |
| VA | No down payment with full entitlement | Certificate of Eligibility |
| USDA | 100% financing | Eligible addresses only (some outside town limits in Johnston County) |
| City of Raleigh | 0% deferred loan up to $45,000 ($60,000 Enhanced) | Inside Raleigh; first-time buyers ≤80% of area median income |
| Wake County / DHIC | Forgivable assistance up to $50,000 | Wake towns outside Raleigh and Cary; ≤80% of area median income |
NCHFA assistance is a 0% deferred second mortgage, forgiven 20% a year in years 11–15; if you sell or refinance before year 15, the unforgiven balance is due. NCHFA's former mortgage credit certificate is no longer active, and I didn't find a Johnston County–specific buyer-assistance program for individual buyers as of October 2026. If you're a first responder, see my first responder page for HUD's Good Neighbor Next Door program and what's only proposed.
Is Raleigh or Johnston County better for first-time buyers?
Neither is better for everyone. Compare total monthly cost and commute for the specific homes you like.
Johnston County's median sale price was about $95,000 below Wake's in September 2026, and its county tax rate is lower, while Raleigh offers shorter drives to many job centers and program options like the City of Raleigh's assistance. I break down the trade-offs in Raleigh vs. Johnston County. Before you hire anyone (including me), my free Agent Interview Guide gives you the questions to ask.
Fair housing note: I describe areas by features like amenities, home styles, commute and cost. I don't suggest who should or shouldn't live anywhere. Please visit, explore and decide for yourself.
Frequently asked questions
Do I need a buyer agreement to tour homes in NC?
Yes. Since August 17, 2024, buyers sign a written agreement with their agent before touring homes together. It spells out services and compensation, and fees are negotiable.
Is the due diligence fee refundable in North Carolina?
Generally no. It's paid directly to the seller and is credited to you at closing. Earnest money is held in escrow and is refundable if you terminate in writing before the due diligence deadline.
What is the NC Home Advantage Mortgage?
An NCHFA fixed-rate mortgage with down payment assistance of up to 3% of the loan amount for first-time and move-up buyers, with income up to $158,000 and credit of 640+.
Can I get $15,000 down payment assistance in NC?
NCHFA's NC 1st Home Advantage offers $15,000 to first-time buyers, military veterans and buyers in targeted census tracts who meet income limits.
Is it a buyer's market in Raleigh in 2026?
It's more balanced than in recent years. Wake County had 4.0 months of inventory and Johnston 5.0 in September 2026, and homes sold at about 98.5–98.7% of list price on average.
About the author
I'm Sam Palmieri, a North Carolina real estate broker (NC Lic. 362778) with Anna Powell Real Estate | eXp Realty. I'm a former NYPD officer, an ex-Director of Marketing for an eXp mega team and an eXp Con speaker, and I relocated from New York to North Carolina myself. More about me.
Have questions about your move?
Text or call me at (718) 419-0176, book a free consult, or grab my free guide with town-by-town details.
Sources
- Triangle & Triad Housing Market Report, September 2026 (Triangle MLS data) — www.timothyneubauer.com/relocation/market-reports
- NC REALTORS®, Market Data / Housing Reports — www.ncrealtors.org/market-data
- NAR, Settlement FAQs (practice changes effective Aug. 17, 2024) — www.nar.realtor/the-facts/nar-settlement-faqs
- NC REALTORS®, Standard Forms (Form 2-T Offer to Purchase and Contract) — www.ncrealtors.org/legal-ethics/forms-contracts/document-library
- NCHFA, NC Home Advantage Mortgage — www.nchfa.com/home-buyers/buy-home/nc-home-advantage-mortgage
- NCHFA, NC 1st Home Advantage Down Payment — www.nchfa.com/home-buyers/home-buyer-mortgage-products/nc-1st-home-advantage-down-payment
- City of Raleigh, Homebuyer Assistance — raleighnc.gov/housing/services/homebuyer-assistance
- DHIC, Wake County Affordable Homeownership Program — www.dhic.org
- USDA Rural Development, Property Eligibility — eligibility.sc.egov.usda.gov
Researched October 2026. Figures change; please verify with the source before relying on them.