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City · 21,204 residents · Orange County, North Carolina

Carrboro , North Carolina

In Carrboro, a typical home is worth $539,400 and typical rent is $1,470 a month. Compared with all of Orange County, the typical home value is 17% higher and the share of households that own their home is 20 points lower.

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  • Typical home value

    $539,400

    17% above the county

    87% above North Carolina

    • Carrboro
    • Orange
    • North Carolina

  • Typical rent

    $1,470a month

    About the same as the county

    20% above North Carolina

    • Carrboro
    • Orange
    • North Carolina

  • Typical household income

    $85,743a year

    5% below the county

    18% above North Carolina

    • Carrboro
    • Orange
    • North Carolina

  • Households that own their home

    44%

    20 points below the county

    23 points below North Carolina

    • Carrboro
    • Orange
    • North Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$412,896
3.5% less than 12 months ago
Typical rent
$1,564 a month
2.9% more than 12 months ago

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

Carrboro is in Orange County. The FHA loan limit ($634,800 for a one-unit home), the fair market rents and the help on this page are those of all of Orange County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Carrboro apart

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

  1. 44% of households in Carrboro own their home, against 64% in Orange County.

  2. Nearby, in Mebane, the typical home value is $338,900: 37% less than in Carrboro ($539,400).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Carrboro fell 3.5%; in North Carolina, it barely changed.

  4. The typical home in Carrboro is worth $539,400, 17% more than in Orange County as a whole ($459,500).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Carrboro

What homes there are in Carrboro, 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

In Carrboro, the apartment is the most common kind of home: 43%, against 22% in Orange County.

Year built

In Carrboro, half of the homes were built before 1988; in Orange County, before 1990.

In Carrboro, 19% of homes have 1 bedroom or none (studios); 46% have 3 bedrooms or more, against 62% in Orange County.

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

$2,796 a month

Orange County: $2,221 a month

Without a mortgage

$783 a month

Orange County: $713 a month

Owners with a mortgage

65%

Orange County: 61%

Owning costs more in Carrboro: with a mortgage, the typical cost is $2,796 a month; in Orange County, $2,221. Without one, $783.

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

From 2015–2019 to 2020–2024, home values in Carrboro rose at about the same pace as in Orange County: 46% against 49%.

Rents in Carrboro rose at about the same pace as in Orange County: 36% since 2015–2019, against 37%.

While home values in Carrboro changed +46% and rent +36%, the typical household income rose 46%.

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

MeasureCarrboroOrange CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate5.5%7.1%5.5%
Homeowner vacancy Unreliable estimate1.2%1.3%0.9%
More than one person per room Unreliable estimate2.2%2.2%3.4%
People per household 2.222.402.442.53
Drive alone 50%55%72%69%
Carpool 7%6%9%9%
Public transit 7%4%1%3%
Walk or bike 8%6%2%3%
Work from home 27%27%16%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.22 on average, against 2.40 in Orange County.

In Carrboro, 50% of workers drive alone to work; in Orange County, 55%.

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 Carrboro?

A typical home costs more than the typical income allows

We start with a typical home in Carrboro, worth $539,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 65% of the typical household income in Carrboro, which is $85,743 a year. For that payment to be 28% of income, a household would need to earn about $198,282 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Carrboro. 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 $18,879 (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

$4,627

at 7.18% · 30 years

Loan amount
$529,630
Total interest
$762,013
Paid off in
November 2056

Includes $9,109 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,001 a month

  • Tight

    $2,001 to $2,572 a month

  • Hard

    more than $2,572 a month

    Your payment · 65%

Compared with the typical household income in Carrboro ($85,743 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,627
Principal & interest$3,588
Property tax$575
Home insurance$225
FHA mortgage insurance (MIP)$239

You need at least $18,879 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

Carrboro and Orange County

Carrboro is in Orange 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).

Carrboro's own numbers

Typical home value
$539,400
Typical monthly rent
$1,470
Typical yearly household income
$85,743
Households that own their home
44%
Effective property tax rate
1.28%

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

Numbers for all of Orange County

FHA limit, one-unit home
$634,800
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,745
Price change over 5 years (FHFA)
+61%
Homes in a high flood-risk zone
1%

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 Orange County.

Everything about Orange County

Buying

Buying a home in Carrboro

A typical home in Carrboro is worth $539,400: 17% above the county and 87% above North Carolina. With the typical household income in Carrboro ($85,743 a year), a typical home costs 6.3 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.

  • Carrboro 6.3 years
  • Orange 5.1 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Orange County

According to FHFA’s house price index, home prices in Orange County rose 97% in the 10 years through 2025.

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

Period County North Carolina U.S.
Last year (2025) +3.3% +2.5% +2.9%
5 years (2020–2025) +61% +60% +47%
10 years (2015–2025) +97% +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

Carrboro next to Orange 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
  • Carrboro $539,400
  • Orange $459,500
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Carrboro $1,470
  • Orange $1,496
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Carrboro $85,743
  • Orange $90,089
  • North Carolina $72,388
  • United States $80,734
See the full table
Carrboro next to Orange County and North Carolina
Measure Carrboro Orange County North Carolina U.S.
Typical home value $539,400 $459,500 $288,900 $332,700
Typical monthly rent $1,470 $1,496 $1,228 $1,413
Typical yearly household income $85,743 $90,089 $72,388 $80,734
Households that own their home 44% 64% 67% 65%
Typical yearly property tax $6,888 $4,162 $1,896 $3,119
Effective property tax rate 1.28% 0.91% 0.66% 0.94%
Renters with high rent for their income 56% 58% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Orange 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 Carrboro

For a typical $539,400 home in Carrboro, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Carrboro's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,627a month

    Least cash to close
    Down payment
    $18,879
    Cash to close
    $35,061
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $239

  • Conventional, 5% down $4,528a month

    Down payment
    $26,970
    Cash to close
    $43,152
    Rate
    7.18%
    Mortgage insurance
    PMI · $256

  • Conventional, 20% down, no PMI $3,723a month

    Down payment
    $107,880
    Cash to close
    $124,062
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,222a month

    Down payment
    $80,910
    Cash to close
    $97,092
    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 Carrboro and for Orange County.

Property tax

Effective rate in Carrboro

1.28%of the home’s value each year

$6,888 a year for the typical owner in Carrboro.

  • Carrboro 1.28%
  • Orange 0.91%
  • 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 Orange County

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

Homes in the high-risk zone
1%
409
Of those, with NFIP insurance
50%
County North Carolina U.S.
Homes in the high-risk zone 1% 2.8% 3.5%
Of those, with NFIP insurance 50% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Carrboro

Typical rent in Carrboro is $1,470 a month: about the same as the county. In Carrboro, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Orange County, by unit size. To pay the 2-bedroom one ($1,745 a month) without spending more than 30% of your income, you would need to earn $33.56 an hour working full time.

HUD fair market rent for all of Orange 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 $1,498 $28.81 $59,920
1 bedroom $1,554 $29.88 $62,160
2 bedrooms $1,745 $33.56 $69,800
3 bedrooms $2,161 $41.56 $86,440
4 bedrooms $2,486 $47.81 $99,440

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 Carrboro

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Carrboro has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,750 in 27516 to $1,820 in 27510.

2 of the 2 are above the fair market rent for Orange County ($1,745).

  • 27510 $1,820$2,250
  • 27516 $1,750$2,170

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Carrboro 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?

Low-income apartments

Low-income apartments in Carrboro

HUD lists 6 buildings with rents for lower incomes in Carrboro. These are the largest.

  • S. Estes - S. Roberson - CWW 605 Oak Ave, Carrboro 27510 176 homes, 175 low-income · Run by Town of Chapel Hill Department of Housing · Average payment: $550 a month · Homes at several sites (919) 968-2850
  • Carolina Spring 600 W Poplar Ave, Carrboro 27510 124 low-income homes · 1 bd: 75 · 2 bd: 49 · In service since 1998 · For older adults
  • The Landings at Winmore Scattered Sites W Winmore Avenue S Cameilia Street, Carrboro 27510 58 low-income homes · 2 bd: 42 · In service since 2010 · For families
  • Club Nova Apts 103 W Main St, Carrboro 27510 24 low-income homes · Studio: 24 · In service since 2004 · For families
  • Orange Community Residence 1700 N Greensboro St, Carrboro 27510 7 homes, 6 low-income · For people with disabilities (919) 967-0009

See all 28 buildings in Orange County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Carrboro

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.

There are 2 HUD-approved agencies with an office in Orange County; none says it serves in Spanish.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Carrboro

No down payment, repair or rent-help program on our list is for Carrboro or Orange County. The ones below are statewide in North Carolina: they work in Carrboro 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 Carrboro

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

  • Empowerment Incorporated

    109 N Graham St Ste 200, Chapel Hill · 2 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (919) 967-8779

  • North Carolina Housing Coalition

    3608 University Dr Ste 201, Durham · 8 miles away

    (919) 881-0707

  • Centre for Home Ownership & Economic Development Corporation

    960 Corporate Dr Ste 405, Hillsborough · 9 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 12 more
    (919) 322-8118

Every agency in Orange County All counseling agencies in North Carolina

Help in Spanish near Carrboro

None 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 Carrboro

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

One other authority has an office in Orange County: see the list Source: HUD

Cities

Other cities in Orange County

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

Everything about Orange County Housing in North Carolina

Nearby cities

The cities closest to Carrboro, with the typical home value.

Neighboring counties

If Orange 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 Carrboro.

All guides
Two girls write and draw together at the living-room table.

Questions

Housing questions about Carrboro

Short answers with the numbers for Carrboro and all of Orange 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 Carrboro?

The typical home value in Carrboro is $539,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Orange County it is $459,500.

How much does it cost to rent in Carrboro?

Typical rent in Carrboro is $1,470 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Orange County is $1,745.

What is the FHA loan limit in Carrboro?

Carrboro uses the FHA limit for all of Orange County (2026): $634,800 for a one-unit home and $1,220,800 for a four-unit home.

How much property tax do owners pay in Carrboro?

The typical homeowner in Carrboro pays $6,888 a year, according to the U.S. Census Bureau. That is 1.28% of the home’s value; in Orange County, the rate is 0.91%.

Where can I find free help to buy or rent in Carrboro?

There are 2 HUD-approved counseling agencies with an office in Orange County. 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).