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City · 9,724 residents · Orange County, North Carolina

Hillsborough , North Carolina

In Hillsborough, a typical home is worth $460,100 and typical rent is $1,368 a month. Compared with all of Orange County, typical household income is 9% higher and typical rent is 9% lower.

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  • Typical home value

    $460,100

    About the same as the county

    59% above North Carolina

    • Hillsborough
    • Orange
    • North Carolina

  • Typical rent

    $1,368a month

    9% below the county

    11% above North Carolina

    • Hillsborough
    • Orange
    • North Carolina

  • Typical household income

    $98,163a year

    9% above the county

    36% above North Carolina

    • Hillsborough
    • Orange
    • North Carolina

  • Households that own their home

    64%

    About the same as the county

    3 points below North Carolina

    • Hillsborough
    • Orange
    • North Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$460,742
2.9% less than 12 months ago
Typical rent
$1,509 a month
3.5% more than 12 months ago

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

Hillsborough 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 Hillsborough apart

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

  1. Nearby, in Graham, the typical home value is $233,800: 49% less than in Hillsborough ($460,100).

  2. Nearby, in Graham, the typical rent is $1,071: 22% less than in Hillsborough ($1,368).

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

The homes here

Housing in Hillsborough

What homes there are in Hillsborough, 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

As in Orange County, most homes in Hillsborough are detached houses (62%).

Year built

Homes in Hillsborough are newer: the typical year built is 2001; in Orange County, 1990.

There is more room for a big family here: 68% of homes 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

$2,067 a month

Orange County: $2,221 a month

Without a mortgage

$729 a month

Orange County: $713 a month

Owners with a mortgage

75%

Orange County: 61%

Owning costs less in Hillsborough: with a mortgage, the typical cost is $2,067 a month; in Orange County, $2,221. Without one, $729.

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, the typical home value in Hillsborough rose 76%; in Orange County, it rose 49%.

Rents in Hillsborough rose more slowly than in Orange County: 34% since 2015–2019, against 37%.

The typical household income in Hillsborough rose 52% over that time; home values changed +76% and rent +34%.

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

MeasureHillsboroughOrange 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 2.262.402.442.53
Drive alone 65%55%72%69%
Carpool Unreliable estimate6%9%9%
Public transit Unreliable estimate4%1%3%
Walk or bike Unreliable estimate6%2%3%
Work from home 29%27%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Hillsborough are smaller: 2.26 people on average; in Orange County, 2.40.

To get to work, 65% of workers in Hillsborough drive alone; 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 Hillsborough?

A typical home costs more than the typical income allows

We start with a typical home in Hillsborough, worth $460,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 47% of the typical household income in Hillsborough, which is $98,163 a year. For that payment to be 28% of income, a household would need to earn about $165,024 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 Hillsborough. 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 $16,104 (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

$3,851

at 7.18% · 30 years

Loan amount
$451,766
Total interest
$649,985
Paid off in
November 2056

Includes $7,770 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,290 a month

  • Tight

    $2,290 to $2,945 a month

  • Hard

    more than $2,945 a month

    Your payment · 47%

Compared with the typical household income in Hillsborough ($98,163 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,851
Principal & interest$3,060
Property tax$395
Home insurance$192
FHA mortgage insurance (MIP)$203

You need at least $16,104 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

Hillsborough and Orange County

Hillsborough 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).

Hillsborough's own numbers

Typical home value
$460,100
Typical monthly rent
$1,368
Typical yearly household income
$98,163
Households that own their home
64%
Effective property tax rate
1.03%

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 Hillsborough

A typical home in Hillsborough is worth $460,100: about the same as the county and 59% above North Carolina. With the typical household income in Hillsborough ($98,163 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.

  • Hillsborough 4.7 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

Hillsborough 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
  • Hillsborough $460,100
  • Orange $459,500
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Hillsborough $1,368
  • Orange $1,496
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Hillsborough $98,163
  • Orange $90,089
  • North Carolina $72,388
  • United States $80,734
See the full table
Hillsborough next to Orange County and North Carolina
Measure Hillsborough Orange County North Carolina U.S.
Typical home value $460,100 $459,500 $288,900 $332,700
Typical monthly rent $1,368 $1,496 $1,228 $1,413
Typical yearly household income $98,163 $90,089 $72,388 $80,734
Households that own their home 64% 64% 67% 65%
Typical yearly property tax $4,759 $4,162 $1,896 $3,119
Effective property tax rate 1.03% 0.91% 0.66% 0.94%
Renters with high rent for their income 53% 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 Hillsborough

For a typical $460,100 home in Hillsborough, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Hillsborough's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,851a month

    Least cash to close
    Down payment
    $16,104
    Cash to close
    $29,907
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $203

  • Conventional, 5% down $3,766a month

    Down payment
    $23,005
    Cash to close
    $36,808
    Rate
    7.18%
    Mortgage insurance
    PMI · $219

  • Conventional, 20% down, no PMI $3,080a month

    Down payment
    $92,020
    Cash to close
    $105,823
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,505a month

    Down payment
    $69,015
    Cash to close
    $82,818
    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 Hillsborough and for Orange County.

Property tax

Effective rate in Hillsborough

1.03%of the home’s value each year

$4,759 a year for the typical owner in Hillsborough.

  • Hillsborough 1.03%
  • 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 Hillsborough

Typical rent in Hillsborough is $1,368 a month: 9% below the county. In Hillsborough, 53% 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 Hillsborough

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Hillsborough is in ZIP code 27278.

For 2 bedrooms it is $1,620: $125 less than the fair market rent for Orange County ($1,745).

  • 27278 $1,620$2,010

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

HUD lists 4 buildings with rents for lower incomes in Hillsborough. These are the largest.

  • Eno Haven 815 US Highway 70A E, Hillsborough 27278 76 low-income homes · 1 bd: 44 · 2 bd: 32 · In service since 2011 · For older adults
  • Gateway Village 400 Lakeside Dr, Hillsborough 27278 64 low-income homes · For families (919) 732-6701
  • Hampton Pointe Apartments 490 Hampton Pt, Hillsborough 27278 48 low-income homes · 2 bd: 24 · 3 bd: 24 · In service since 2013 · For families
  • CHC of Orange County 202 N Nash St, Hillsborough 27278 6 low-income homes · For people with disabilities

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

Free help

Help to buy or rent in Hillsborough

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 man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Hillsborough

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

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

  • Centre for Home Ownership & Economic Development Corporation

    960 Corporate Dr Ste 405, Hillsborough · 1 miles away

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

  • North Carolina Housing Coalition

    3608 University Dr Ste 201, Durham · 11 miles away

    (919) 881-0707

  • Empowerment Incorporated

    109 N Graham St Ste 200, Chapel Hill · 11 miles away

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

Every agency in Orange County All counseling agencies in North Carolina

Help in Spanish near Hillsborough

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 Hillsborough

HUD’s record names them for Hillsborough 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 Hillsborough, 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 Hillsborough.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about Hillsborough

Short answers with the numbers for Hillsborough 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 Hillsborough?

The typical home value in Hillsborough is $460,100, 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 Hillsborough?

Typical rent in Hillsborough is $1,368 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 Hillsborough?

Hillsborough 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 Hillsborough?

The typical homeowner in Hillsborough pays $4,759 a year, according to the U.S. Census Bureau. That is 1.03% of the home’s value; in Orange County, the rate is 0.91%.

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

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).