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County in North Carolina

Cumberland County, North Carolina

Cumberland County, in North Carolina, has 338,545 residents: No. 5 of 100 by population. Cumberland County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $199,200. HUD's Fair Market Rent for a 2-bedroom apartment is $1,476 a month; to pay it without spending more than 30% of your income, you need to earn about $28.38 an hour.

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  • Typical home price

    $199,200

    −31% vs. North Carolina −40% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Cumberland
    • North Carolina
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,476 a month

    +2% vs. North Carolina −16% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Cumberland
    • North Carolina
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Cumberland
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.93% of value per year

    +41% vs. North Carolina −1% vs. U.S.

    $1,850 a year for the typical owner

    • Cumberland
    • North Carolina
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$227,993
about the same as 12 months ago
Typical rent
$1,382 a month
2.1% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Cumberland County today?

The monthly payment on a typical home with FHA would be about $1,650, that is, 32% of the typical household income in Cumberland County. For that payment to be 28% of income, a household would need to earn about $70,735 a year; the typical income here is $61,291. Homes here are worth 31% less than the average across North Carolina. Here 55% of households live in a home they own; across North Carolina it is 67%.

Renting is a stretch: 52% of renters put 30% or more of their income toward housing. There are 3 agencies with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Cumberland County apart

  1. At 55%, Cumberland County ranks 2nd among the 100 counties in North Carolina for the lowest homeownership rate.

  2. Among the neighboring counties, Robeson County has the lowest typical home value ($94,500), 53% below the $199,200 in Cumberland County.

  3. Cumberland County has the highest typical rent in its area: $1,222, more than any of its 6 neighboring counties; next is Harnett County ($1,112).

  4. Cumberland County has the 7th highest effective property tax rate of the 100 counties in North Carolina (0.93%).

  5. From 2020 to 2025, home prices in Cumberland County rose 67% on FHFA's index, faster than in North Carolina (60%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Cumberland County

What homes there are in Cumberland County, 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 Cumberland County, 6 in 10 homes are single-family detached houses, about the same as in North Carolina.

Year built

The typical year built in Cumberland County is 1988, about the same as in North Carolina (1991).

Much as in North Carolina, 70% of homes in Cumberland County have 3 bedrooms or more.

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

About 96% of owner-occupied homes in Cumberland County are worth less than the FHA loan limit for this county ($541,287).

Monthly rent with utilities

About 71% of rented homes in Cumberland County cost less than HUD's 2-bedroom fair market rent for this county ($1,476).

With a mortgage

$1,508 a month

North Carolina: $1,631 a month

Without a mortgage

$519 a month

North Carolina: $490 a month

Owners with a mortgage

66%

North Carolina: 61%

The typical cost for an owner with a mortgage in Cumberland County is $1,508 a month, less than in North Carolina ($1,631); without one, $519.

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

Homes in Cumberland County gained value more slowly than in North Carolina: 47% since 2015–2019, against 68%.

Since 2015–2019, the typical rent in Cumberland County rose 30%, less than in North Carolina (35%).

To compare: typical income in Cumberland County rose 31%; the home, +47%; the rent, +30%.

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

MeasureCumberland CountyNorth CarolinaUnited States
Rental vacancy 5.5%7.1%5.5%
Homeowner vacancy 1.1%1.3%0.9%
More than one person per room 2.6%2.2%3.4%
People per household 2.482.442.53
Drive alone 76%72%69%
Carpool 10%9%9%
Public transit 0%1%3%
Walk or bike 5%2%3%
Work from home 8%16%15%
Other means 1%1%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes

The rental vacancy rate in Cumberland County is 5.5%, lower than in North Carolina (7.1%).

In Cumberland County, 2.6% of households live with more than one person per room, about the same as in North Carolina.

Much as in North Carolina, a household in Cumberland County has 2.48 people on average.

In Cumberland County, 5% of workers walk or bike to work; in North Carolina, 2%.

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 in Cumberland County?

A typical home is tight for the typical income

We start with a typical home of $199,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 32% of the typical household income here, which is $61,291 a year. For that payment to be 28% of income, a household would need to earn about $70,735 a year.

Your numbers

Local data
$

Starts at the typical home value in Cumberland County. 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 $6,972 (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

$1,651

at 7.18% · 30 years

Loan amount
$195,592
Total interest
$281,411
Paid off in
November 2056

Includes $3,364 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,430 a month

  • Tight

    $1,430 to $1,839 a month

    Your payment · 32%

  • Hard

    more than $1,839 a month

Compared with the typical household income in Cumberland County ($61,291 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,651
Principal & interest$1,325
Property tax$154
Home insurance$83
FHA mortgage insurance (MIP)$88

You need at least $6,972 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.

Buying a home

Buying a home in Cumberland County

Here you'll see how prices have changed, how Cumberland County compares with North Carolina and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Cumberland County rose 87% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here North Carolina United States
In 2025 +4.0% +2.5% +2.9%
5 years (2020–2025) +67% +60% +47%
10 years (2015–2025) +87% +107% +85%
See each year's change

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

Cumberland County compared with North Carolina and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Cumberland $199,200
  • North Carolina $288,900
  • United States $332,700
Typical rent a month
  • Cumberland $1,222
  • North Carolina $1,228
  • United States $1,413
Typical household income a year
  • Cumberland $61,291
  • North Carolina $72,388
  • United States $80,734
See the full table
Cumberland compared with North Carolina and the United States
MeasureHereNorth CarolinaU.S.
Residents338,54510,730,404334,922,499
Typical home value$199,200$288,900$332,700
Typical household income$61,291$72,388$80,734
Typical rent$1,222$1,228$1,413
Fair Market Rent (2 bedrooms)$1,476$1,441$1,750
Hourly wage to rent a 2-bedroom$28.38$27.71$33.65
Typical property tax$1,850$1,896$3,119
Effective tax rate0.93%0.66%0.94%
Households that own their home55%67%65%
Renters spending 30% or more on rent52%49%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: North Carolina shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Cumberland County

For a typical $199,200 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,650 $6,972 $195,592 7.18% FHA MIP · $88 $12,948 580
Conventional, 5% down $1,614 $9,960 $189,240 7.18% PMI · $95 $15,936 620*
Conventional, 20% down, no PMI $1,317 $39,840 $159,360 7.18% None $45,816 620*
ITIN, 15% down (example) $1,501 $29,880 $169,320 8.18% None $35,856 Set by the lender
  • 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.

Everything about buying in Cumberland County: income, limits and help How much house can I afford? Closing costs

Loan limits

FHA loans in Cumberland County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Cumberland County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Cumberland County, the typical owner pays $1,850 a year: about 0.93% of the home's value. That is more than the rest of North Carolina and close to the national average.

  • Cumberland 0.93%
  • North Carolina 0.66%
  • United States 0.94%

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

Exemptions and deadlines in North Carolina

Is there a flood risk?

According to FEMA, in Cumberland County 0.9% of homes (1,035) are in a high-risk flood zone. Of those homes, 33% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Cumberland County

The natural hazards FEMA measures in Cumberland County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Cumberland County as relatively moderate.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $90.2 million in losses a year in Cumberland County, across buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $39.3 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $39.3 million a year
  2. HurricaneRelatively high $16.9 million a year
  3. TornadoRelatively high $3.5 million a year
  4. EarthquakeRelatively low $2.8 million a year
  5. WildfireRelatively low $630,876 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Cumberland County is climate zone 3A in the home energy code (IECC): humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$27.74$19.28 and $40.08
Plumbers, pipefitters and steamfitters$24.87$18.00 and $35.84
Heating, air conditioning and refrigeration mechanics$27.03$17.70 and $35.01
Carpenters$22.50$17.54 and $30.03
Painters, construction and maintenance$20.00$16.09 and $26.37
Maintenance and repair workers, general$21.41$14.28 and $34.16

In the Fayetteville, NC area, half of electricians earn more than $27.74 an hour and half earn less; for a plumber, the typical figure is $24.87.

These are workers' hourly wages, not the price of a job.

BLS publishes no wages for roofers in this area.

Need help paying for a repair?

Renting

Renting in Cumberland County

The typical rent in Cumberland County is $1,222 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

52% of renter households in Cumberland County spend 30% or more of their income on housing. 24% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,302 $25.04 $52,080
1 bedroom $1,334 $25.65 $53,360
2 bedrooms $1,476 $28.38 $59,040
3 bedrooms $1,937 $37.25 $77,480
4 bedrooms $2,380 $45.77 $95,200

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

Free help in Cumberland County

Programs and counseling in Cumberland County

There are 2 HUD-approved housing counseling agencies in Cumberland County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

The simple kitchen of an apartment, with an electric stove, a refrigerator and wood cabinets.

HUD counseling is free or low-cost

North Carolina down payment programs

  1. NC Home Advantage Mortgage

    NCHFA fixed-rate mortgage with down payment assistance, for first-time buyers and for people who have owned a home before, in North Carolina

    No first-time requirement. Run by North Carolina Housing Finance Agency (NCHFA).

    Forgivable Verified November 5, 2026

  2. NC 1st Home Advantage Down Payment

    A fixed amount of NCHFA down payment assistance for first-time buyers and veterans in North Carolina

    First-time buyers only. Run by North Carolina Housing Finance Agency (NCHFA).

    Type not stated Verified November 5, 2026

  3. Community Partners Loan Pool (CPLP)

    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

    The source does not say whether you must be a first-time buyer. Run by North Carolina Housing Finance Agency (NCHFA).

    Deferred Verified November 5, 2026

Which programs do I qualify for? See all North Carolina programs

Help in Spanish in Cumberland County

1 of the 2 agencies on this list says it serves 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Fayetteville Metropolitan Housing Authority Public housing and Section 8 vouchers (910) 483-3648

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Cumberland County. The full list is on the North Carolina counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Kingdom Community Development Corporation

    129 N Main St, Spring Lake · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (910) 484-2722

  • North Carolina Community Housing and Consulting, Inc

    321 Dick St Ste 102, Fayetteville

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (910) 849-0113
See every agency in North Carolina

Places

Cities in Cumberland County

Each city has its own page with prices, rents and help. These are the largest.

See all 3 cities of Cumberland County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Cumberland County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Cumberland County in 2026?

Cumberland County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Cumberland County?

Cumberland County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Cumberland County?

The typical home value in Cumberland County is $199,200 (Average 2020–2024, U.S. Census). Across North Carolina it's $288,900.

How much does it cost to rent in Cumberland County?

Cumberland County has a typical rent of $1,222 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,476 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Cumberland County?

About $28.38 an hour working full time (2,080 hours a year), or $59,040 a year, so the fair market rent of $1,476 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).