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City · 14,885 residents · Vance County, North Carolina

Henderson , North Carolina

In Henderson, a typical home is worth $123,800 and typical rent is $848 a month. Compared with all of Vance County, the typical home value is 23% lower, typical household income is 21% lower, and the share of households that own their home is 21 points lower.

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  • Typical home value

    $123,800

    23% below the county

    57% below North Carolina

    • Henderson
    • Vance
    • North Carolina

  • Typical rent

    $848a month

    4% below the county

    31% below North Carolina

    • Henderson
    • Vance
    • North Carolina

  • Typical household income

    $39,969a year

    21% below the county

    45% below North Carolina

    • Henderson
    • Vance
    • North Carolina

  • Households that own their home

    39%

    21 points below the county

    28 points below North Carolina

    • Henderson
    • Vance
    • North Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$177,282
0.9% less than 12 months ago
Typical rent
$984 a month
0.7% more than 12 months ago

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

Henderson is in Vance 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 Vance County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Henderson apart

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

  1. Henderson has the 5th lowest typical home value of the 166 cities in North Carolina with more than 5,000 people ($123,800).

  2. 39% of households in Henderson own their home, against 60% in Vance County.

  3. Henderson has the 8th lowest typical household income of the 165 cities in North Carolina with more than 5,000 people ($39,969).

  4. 17% of households in Henderson have no internet at home (12% in Vance County).

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

The homes here

Housing in Henderson

What homes there are in Henderson, 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

The detached house rules in Henderson: 70% of homes, more than in Vance County (64%).

Year built

The typical home in Henderson was built in 1968, 14 years before the typical one in Vance 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

With an FHA limit of $541,287, at least 100% of owner-occupied homes in Henderson sit below it: they are worth less than $500,000.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Vance County is $1,012; about 75% of rents in Henderson are below it.

With a mortgage

$1,250 a month

Vance County: $1,308 a month

Without a mortgage

$505 a month

Vance County: $464 a month

Owners with a mortgage

43%

Vance County: 46%

In Henderson, 43% of owners have a mortgage; their typical cost is $1,250 a month, about the same as in Vance County.

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 Henderson gained value more slowly than in Vance County: 24% since 2015–2019, against 59%.

Much as in Vance County, the typical rent in Henderson rose 27% since 2015–2019.

The typical household income in Henderson rose 27% over that time; home values changed +24% and rent +27%.

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

MeasureHendersonVance CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimateUnreliable estimate7.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.3%0.9%
More than one person per room Unreliable estimate3.3%2.2%3.4%
People per household 2.342.582.442.53
Drive alone 76%78%72%69%
Carpool 15%11%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate2%3%
Work from home 6%9%16%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutesUnreliable estimate20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.34 on average, against 2.58 in Vance County.

In Henderson, 15% of workers share a car to get to work; in Vance County, 11%.

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 Henderson?

A typical home is tight for the typical income

We start with a typical home in Henderson, worth $123,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 31% of the typical household income in Henderson, which is $39,969 a year. For that payment to be 28% of income, a household would need to earn about $44,624 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Henderson. 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 $4,333 (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

$1,041

at 7.18% · 30 years

Loan amount
$121,558
Total interest
$174,893
Paid off in
November 2056

Includes $2,091 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $933 a month

  • Tight

    $933 to $1,199 a month

    Your payment · 31%

  • Hard

    more than $1,199 a month

Compared with the typical household income in Henderson ($39,969 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,041
Principal & interest$823
Property tax$111
Home insurance$52
FHA mortgage insurance (MIP)$55

You need at least $4,333 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

Henderson and Vance County

Henderson is in Vance 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).

Henderson's own numbers

Typical home value
$123,800
Typical monthly rent
$848
Typical yearly household income
$39,969
Households that own their home
39%
Effective property tax rate
1.08%

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

Numbers for all of Vance County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,012
Price change over 5 years (FHFA)
+69%
Homes in a high flood-risk zone
0.1%

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 Vance County.

Everything about Vance County

Buying

Buying a home in Henderson

A typical home in Henderson is worth $123,800: 23% below the county and 57% below North Carolina. With the typical household income in Henderson ($39,969 a year), a typical home costs 3.1 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.

  • Henderson 3.1 years
  • Vance 3.2 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Vance County

According to FHFA’s house price index, home prices in Vance County rose 104% in the 10 years through 2025.

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

Period County North Carolina U.S.
Last year (2025) +4.3% +2.5% +2.9%
5 years (2020–2025) +69% +60% +47%
10 years (2015–2025) +104% +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

Henderson next to Vance 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
  • Henderson $123,800
  • Vance $161,500
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Henderson $848
  • Vance $883
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Henderson $39,969
  • Vance $50,465
  • North Carolina $72,388
  • United States $80,734
See the full table
Henderson next to Vance County and North Carolina
Measure Henderson Vance County North Carolina U.S.
Typical home value $123,800 $161,500 $288,900 $332,700
Typical monthly rent $848 $883 $1,228 $1,413
Typical yearly household income $39,969 $50,465 $72,388 $80,734
Households that own their home 39% 60% 67% 65%
Typical yearly property tax $1,340 $1,256 $1,896 $3,119
Effective property tax rate 1.08% 0.78% 0.66% 0.94%
Renters with high rent for their income 56% 57% 49% 51%

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

For a typical $123,800 home in Henderson, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Henderson's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,041a month

    Least cash to close
    Down payment
    $4,333
    Cash to close
    $8,047
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $55

  • Conventional, 5% down $1,019a month

    Down payment
    $6,190
    Cash to close
    $9,904
    Rate
    7.18%
    Mortgage insurance
    PMI · $59

  • Conventional, 20% down, no PMI $834a month

    Down payment
    $24,760
    Cash to close
    $28,474
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $948a month

    Down payment
    $18,570
    Cash to close
    $22,284
    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 Henderson and for Vance County.

Property tax

Effective rate in Henderson

1.08%of the home’s value each year

$1,340 a year for the typical owner in Henderson.

  • Henderson 1.08%
  • Vance 0.78%
  • 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 Vance County

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

Homes in the high-risk zone
0.1%
23
Of those, with NFIP insurance
17%
County North Carolina U.S.
Homes in the high-risk zone 0.1% 2.8% 3.5%
Of those, with NFIP insurance 17% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Henderson

Typical rent in Henderson is $848 a month: 4% below the county. In Henderson, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Vance County, by unit size. To pay the 2-bedroom one ($1,012 a month) without spending more than 30% of your income, you would need to earn $19.46 an hour working full time.

HUD fair market rent for all of Vance 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 $769 $14.79 $30,760
1 bedroom $774 $14.88 $30,960
2 bedrooms $1,012 $19.46 $40,480
3 bedrooms $1,261 $24.25 $50,440
4 bedrooms $1,333 $25.63 $53,320

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 Henderson

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Henderson is in ZIP code 27536.

For 2 bedrooms it is $1,010: $2 less than the fair market rent for Vance County ($1,012).

  • 27536 $1,010$1,260

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

HUD lists 35 buildings with rents for lower incomes in Henderson. These are the largest.

  • ST. Charles Place Apartments 120 Charles Rollins Rd, Henderson 27536 80 low-income homes · 1 bd: 12 · 2 bd: 44 · 3 bd: 24 · In service since 2021 · For families
  • North Henderson Heights 550 W Andrews Ave, Henderson 27536 76 homes, 75 low-income · For families (919) 492-5201
  • Lincoln Height Apts. 200 Lincoln St, Henderson 27536 75 low-income homes · Run by Vance County Housing Authority · Average payment: $412 a month (252) 438-6127
  • Foxborough Pines Vicksboro RD, Henderson 27536 60 low-income homes · 1 bd: 20 · 2 bd: 28 · 3 bd: 12 · In service since 1998 · For families
  • Garden Gate Villas 672 Approx Vicksboro RD, Henderson 27537 56 low-income homes · 1 bd: 28 · 2 bd: 28 · In service since 2017 · For older adults

See all 36 buildings in Vance County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Henderson

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 Vance 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 Henderson

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

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

  • NSC (naca Counseling Subsidiary) - Raleigh, NC

    4112 Pleasant Valley Road Suite 220, Raleigh · 36 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (919) 855-8484

  • Telamon Corporation - Raleigh Branch

    5560 Munford Rd Ste 107, Raleigh · 36 miles away

    Also serves in Farsi.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (919) 899-9911

  • Telamon Corporation, Inc

    5560 Munford Road, Raleigh · 36 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (919) 899-9911

All counseling agencies in North Carolina

Help in Spanish near Henderson

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 Henderson

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

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

Cities

Nearby cities

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

Everything about Vance County Housing in North Carolina

Neighboring counties

If Vance 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 Henderson.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Henderson

Short answers with the numbers for Henderson and all of Vance 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 Henderson?

The typical home value in Henderson is $123,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Vance County it is $161,500.

How much does it cost to rent in Henderson?

Typical rent in Henderson is $848 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Vance County is $1,012.

What is the FHA loan limit in Henderson?

Henderson uses the FHA limit for all of Vance 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 Henderson?

The typical homeowner in Henderson pays $1,340 a year, according to the U.S. Census Bureau. That is 1.08% of the home’s value; in Vance County, the rate is 0.78%.

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

We found no HUD-approved counseling agencies with an office in Vance 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).