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City · 6,347 residents · Brunswick County, North Carolina

Boiling Spring Lakes , North Carolina

In Boiling Spring Lakes, a typical home is worth $292,300 and typical rent is $1,385 a month. Compared with all of Brunswick County, typical household income is 19% lower and the typical home value is 16% lower.

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  • Typical home value

    $292,300

    16% below the county

    About the same as North Carolina

    • Boiling Spring Lakes
    • Brunswick
    • North Carolina

  • Typical rent

    $1,385a month

    3% above the county

    13% above North Carolina

    • Boiling Spring Lakes
    • Brunswick
    • North Carolina

  • Typical household income

    $62,676a year

    19% below the county

    13% below North Carolina

    • Boiling Spring Lakes
    • Brunswick
    • North Carolina

  • Households that own their home

    82%

    3 points below the county

    15 points above North Carolina

    • Boiling Spring Lakes
    • Brunswick
    • North Carolina

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$314,867
about the same as 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Boiling Spring Lakes is in Brunswick County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Brunswick County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Boiling Spring Lakes apart

What this place has that others do not, from public data, most unusual first.

  1. The typical household income in Boiling Spring Lakes is $62,676, 19% less than in Brunswick County as a whole ($77,024).

  2. The typical home in Boiling Spring Lakes is worth $292,300, 16% less than in Brunswick County as a whole ($349,800).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Boiling Spring Lakes

What homes there are in Boiling Spring Lakes, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 76% of homes here, against 70% in Brunswick County.

Year built

Homes in Boiling Spring Lakes are older: the typical year built is 1998; in Brunswick County, 2002.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,645 a month

Brunswick County: $1,673 a month

Without a mortgage

$471 a month

Brunswick County: $589 a month

Owners with a mortgage

67%

Brunswick County: 57%

The typical cost for an owner with a mortgage in Boiling Spring Lakes is $1,645 a month, near the figure in Brunswick County ($1,673).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Boiling Spring Lakes rose 80% since 2015–2019, more than in Brunswick County (65%).

Since 2015–2019, the typical rent in Boiling Spring Lakes did not change clearly, according to the Census.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBoiling Spring LakesBrunswick CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate27.9%7.1%5.5%
Homeowner vacancy Unreliable estimate1.1%1.3%0.9%
More than one person per room Unreliable estimate1.7%2.2%3.4%
People per household 2.152.192.442.53
Drive alone 79%75%72%69%
Carpool Unreliable estimate8%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 17%15%16%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

A household in Boiling Spring Lakes has 2.15 people on average, about the same as in Brunswick County (2.19).

In Boiling Spring Lakes, 79% of workers drive alone to work; in Brunswick County, 75%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Boiling Spring Lakes?

A typical home costs more than the typical income allows

We start with a typical home in Boiling Spring Lakes, worth $292,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 45% of the typical household income in Boiling Spring Lakes, which is $62,676 a year. For that payment to be 28% of income, a household would need to earn about $100,350 a year.

The calculator's FHA and conventional loan limits are those of all of Brunswick County.

Your numbers

Local data
$

Starts at the typical home value in Boiling Spring Lakes. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $10,231 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,342

at 7.18% · 30 years

Loan amount
$287,005
Total interest
$412,933
Paid off in
November 2056

Includes $4,936 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,462 a month

  • Tight

    $1,462 to $1,880 a month

  • Hard

    more than $1,880 a month

    Your payment · 45%

Compared with the typical household income in Boiling Spring Lakes ($62,676 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,342
Principal & interest$1,944
Property tax$146
Home insurance$122
FHA mortgage insurance (MIP)$129

You need at least $10,231 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Boiling Spring Lakes and Brunswick County

Boiling Spring Lakes is in Brunswick County, North Carolina. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Boiling Spring Lakes's own numbers

Typical home value
$292,300
Typical monthly rent
$1,385
Typical yearly household income
$62,676
Households that own their home
82%
Effective property tax rate
0.6%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Brunswick County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,574
Price change over 5 years (FHFA)
+73%
Homes in a high flood-risk zone
15%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Brunswick County.

Everything about Brunswick County

Buying

Buying a home in Boiling Spring Lakes

A typical home in Boiling Spring Lakes is worth $292,300: 16% below the county and about the same as North Carolina. With the typical household income in Boiling Spring Lakes ($62,676 a year), a typical home costs 4.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Boiling Spring Lakes 4.7 years
  • Brunswick 4.5 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Brunswick County

According to FHFA’s house price index, home prices in Brunswick County rose 130% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Brunswick County.

Period County North Carolina U.S.
Last year (2025) +3.0% +2.5% +2.9%
5 years (2020–2025) +73% +60% +47%
10 years (2015–2025) +130% +107% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Boiling Spring Lakes next to Brunswick County, North Carolina and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Boiling Spring Lakes $292,300
  • Brunswick $349,800
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Boiling Spring Lakes $1,385
  • Brunswick $1,351
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Boiling Spring Lakes $62,676
  • Brunswick $77,024
  • North Carolina $72,388
  • United States $80,734
See the full table
Boiling Spring Lakes next to Brunswick County and North Carolina
Measure Boiling Spring Lakes Brunswick County North Carolina U.S.
Typical home value $292,300 $349,800 $288,900 $332,700
Typical monthly rent $1,385 $1,351 $1,228 $1,413
Typical yearly household income $62,676 $77,024 $72,388 $80,734
Households that own their home 82% 85% 67% 65%
Typical yearly property tax $1,757 $1,890 $1,896 $3,119
Effective property tax rate 0.6% 0.54% 0.66% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Brunswick County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Boiling Spring Lakes

For a typical $292,300 home in Boiling Spring Lakes, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Boiling Spring Lakes's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,342a month

    Least cash to close
    Down payment
    $10,231
    Cash to close
    $19,000
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $129

  • Conventional, 5% down $2,288a month

    Down payment
    $14,615
    Cash to close
    $23,384
    Rate
    7.18%
    Mortgage insurance
    PMI · $139

  • Conventional, 20% down, no PMI $1,852a month

    Down payment
    $58,460
    Cash to close
    $67,229
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,122a month

    Down payment
    $43,845
    Cash to close
    $52,614
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Boiling Spring Lakes and for Brunswick County.

Property tax

Effective rate in Boiling Spring Lakes

0.6%of the home’s value each year

$1,757 a year for the typical owner in Boiling Spring Lakes.

  • Boiling Spring Lakes 0.6%
  • Brunswick 0.54%
  • North Carolina 0.66%

What North Carolina publishes Elderly or Disabled Homestead Exclusion (North Carolina General Assembly (statute))

Exemptions and deadlines in North Carolina

Flood risk in Brunswick County

FEMA does not publish these numbers by city: they are for all of Brunswick County.

Homes in the high-risk zone
15%
12,962
Of those, with NFIP insurance
78%
County North Carolina U.S.
Homes in the high-risk zone 15% 2.8% 3.5%
Of those, with NFIP insurance 78% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Boiling Spring Lakes

Typical rent in Boiling Spring Lakes is $1,385 a month: 3% above the county.

HUD publishes a fair market rent for all of Brunswick County, by unit size. To pay the 2-bedroom one ($1,574 a month) without spending more than 30% of your income, you would need to earn $30.27 an hour working full time.

HUD fair market rent for all of Brunswick County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,388 $26.69 $55,520
1 bedroom $1,446 $27.81 $57,840
2 bedrooms $1,574 $30.27 $62,960
3 bedrooms $2,062 $39.65 $82,480
4 bedrooms $2,407 $46.29 $96,280

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Boiling Spring Lakes

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Boiling Spring Lakes is in ZIP code 28461.

For 2 bedrooms it is $1,670: $96 more than the fair market rent for Brunswick County ($1,574).

  • 28461 $1,670$2,190

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Boiling Spring Lakes when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Boiling Spring Lakes

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Brunswick County. The nearest ones are below; many serve by phone or online.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in Boiling Spring Lakes

No down payment, repair or rent-help program on our list is for Boiling Spring Lakes or Brunswick County. The ones below are statewide in North Carolina: they work in Boiling Spring Lakes the same as in the rest of the state.

Which programs do I qualify for? All programs in North Carolina

  • NC Home Advantage Mortgage

    Statewide in North Carolina

    NCHFA fixed-rate mortgage with down payment assistance, for first-time buyers and for people who have owned a home before, in North Carolina. Offered by North Carolina Housing Finance Agency (NCHFA).

    Forgivable

    See the program Official page

  • NC 1st Home Advantage Down Payment

    Statewide in North Carolina

    A fixed amount of NCHFA down payment assistance for first-time buyers and veterans in North Carolina. Offered by North Carolina Housing Finance Agency (NCHFA).

    Type not stated

    See the program Official page

  • Community Partners Loan Pool (CPLP)

    Statewide in North Carolina

    NCHFA interest-free loan with deferred payments of up to 25% of the price (maximum $50,000) for the down payment of low- and moderate-income buyers in North Carolina; you apply through a member organization. Offered by North Carolina Housing Finance Agency (NCHFA).

    Deferred

    See the program Official page

Housing counselors near Boiling Spring Lakes

The HUD-approved agencies closest to the center of Boiling Spring Lakes, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • City of Wilmington

    929 N Front St, Wilmington · 16 miles away · Spanish

    • Mortgage delinquency and default
    • Fair housing pre-purchase workshops
    • and 5 more
    (910) 341-7836

  • Cape Fear Regional CDC

    500 Compton St, Wilmington · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 4 more
    (910) 762-7555

  • City of Jacksonville

    815 New Bridge St, Jacksonville · 62 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (910) 938-6551

All counseling agencies in North Carolina

Help in Spanish near Boiling Spring Lakes

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Boiling Spring Lakes

HUD’s record names them for Boiling Spring Lakes or Brunswick County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Brunswick County Public Housing Agency Section 8 vouchers (910) 253-2222

All housing agencies in North Carolina Source: HUD

Cities

Other cities in Brunswick County

These cities are also in Brunswick County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Brunswick County Housing in North Carolina

Nearby cities

The cities closest to Boiling Spring Lakes, with the typical home value.

Neighboring counties

If Brunswick County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Boiling Spring Lakes.

All guides
A father and mother walk their son by the hand down the sidewalk.

Questions

Housing questions about Boiling Spring Lakes

Short answers with the numbers for Boiling Spring Lakes and all of Brunswick County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Boiling Spring Lakes?

The typical home value in Boiling Spring Lakes is $292,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Brunswick County it is $349,800.

How much does it cost to rent in Boiling Spring Lakes?

Typical rent in Boiling Spring Lakes is $1,385 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Brunswick County is $1,574.

What is the FHA loan limit in Boiling Spring Lakes?

Boiling Spring Lakes uses the FHA limit for all of Brunswick County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Boiling Spring Lakes?

The typical homeowner in Boiling Spring Lakes pays $1,757 a year, according to the U.S. Census Bureau. That is 0.6% of the home’s value; in Brunswick County, the rate is 0.54%.

Where can I find free help to buy or rent in Boiling Spring Lakes?

We found no HUD-approved counseling agencies with an office in Brunswick County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).