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City · 45,248 residents · Wake County, North Carolina

Holly Springs , North Carolina

In Holly Springs, a typical home is worth $535,800 and typical rent is $2,021 a month. Compared with all of Wake County, typical household income is 28% higher, typical rent is 25% higher, and the share of households that own their home is 17 points higher.

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  • Typical home value

    $535,800

    16% above the county

    85% above North Carolina

    • Holly Springs
    • Wake
    • North Carolina

  • Typical rent

    $2,021a month

    25% above the county

    65% above North Carolina

    • Holly Springs
    • Wake
    • North Carolina

  • Typical household income

    $135,578a year

    28% above the county

    87% above North Carolina

    • Holly Springs
    • Wake
    • North Carolina

  • Households that own their home

    81%

    17 points above the county

    14 points above North Carolina

    • Holly Springs
    • Wake
    • North Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$572,759
0.7% less than 12 months ago
Typical rent
$1,890 a month
2.3% more than 12 months ago

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

Holly Springs is in Wake 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 Wake County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Holly Springs apart

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

  1. Nearby, in Angier, the typical home value is $268,200: 50% less than in Holly Springs ($535,800).

  2. Holly Springs has the 7th highest typical rent of the 154 cities in North Carolina with more than 5,000 people ($2,021).

  3. 81% of households in Holly Springs own their home, against 64% in Wake County.

  4. The typical household income in Holly Springs is $135,578, 28% more than in Wake County as a whole ($105,768).

  5. The typical home in Holly Springs is worth $535,800, 16% more than in Wake County as a whole ($461,300).

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

The homes here

Housing in Holly Springs

What homes there are in Holly Springs, 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 Holly Springs, 8 in 10 homes are single-family detached houses; in Wake County, 6.

Year built

Here half of the homes date from 2008 or later; in Wake County, from 2000 or later.

Homes in Holly Springs are bigger: 88% have 3 bedrooms or more; in Wake County, 67%.

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

$2,430 a month

Wake County: $2,113 a month

Without a mortgage

$751 a month

Wake County: $672 a month

Owners with a mortgage

82%

Wake County: 74%

Owning costs more in Holly Springs: with a mortgage, the typical cost is $2,430 a month; in Wake County, $2,113. Without one, $751.

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 Holly Springs rose 67%; in Wake County, it rose 64%.

Rents in Holly Springs rose at about the same pace as in Wake County: 43% since 2015–2019, against 41%.

Here income did not keep up with housing: it rose 21%, while home values changed +67% and rent +43%.

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

MeasureHolly SpringsWake CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate8.9%7.1%5.5%
Homeowner vacancy Unreliable estimate0.6%1.3%0.9%
More than one person per room Unreliable estimate1.9%2.2%3.4%
People per household 3.022.512.442.53
Drive alone 60%61%72%69%
Carpool 4%6%9%9%
Public transit Unreliable estimate1%1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 34%29%16%15%
Other means Unreliable estimate2%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 3.02 on average, against 2.51 in Wake County.

Working from home is more common in Holly Springs: 34%, against 29% in Wake County.

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 Holly Springs?

A typical home costs more than the typical income allows

We start with a typical home in Holly Springs, worth $535,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income in Holly Springs, which is $135,578 a year. For that payment to be 28% of income, a household would need to earn about $187,008 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Holly Springs. 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 $18,753 (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

$4,364

at 7.18% · 30 years

Loan amount
$526,095
Total interest
$756,928
Paid off in
November 2056

Includes $9,048 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,163 a month

  • Tight

    $3,163 to $4,067 a month

  • Hard

    more than $4,067 a month

    Your payment · 39%

Compared with the typical household income in Holly Springs ($135,578 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,364
Principal & interest$3,564
Property tax$339
Home insurance$223
FHA mortgage insurance (MIP)$237

You need at least $18,753 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

Holly Springs and Wake County

Holly Springs is in Wake 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).

Holly Springs's own numbers

Typical home value
$535,800
Typical monthly rent
$2,021
Typical yearly household income
$135,578
Households that own their home
81%
Effective property tax rate
0.76%

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

Numbers for all of Wake County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,689
Price change over 5 years (FHFA)
+57%
Homes in a high flood-risk zone
0.5%

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 Wake County.

Everything about Wake County

Buying

Buying a home in Holly Springs

A typical home in Holly Springs is worth $535,800: 16% above the county and 85% above North Carolina. With the typical household income in Holly Springs ($135,578 a year), a typical home costs 4.0 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.

  • Holly Springs 4.0 years
  • Wake 4.4 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Wake County

According to FHFA’s house price index, home prices in Wake County rose 107% in the 10 years through 2025.

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

Period County North Carolina U.S.
Last year (2025) +1.0% +2.5% +2.9%
5 years (2020–2025) +57% +60% +47%
10 years (2015–2025) +107% +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

Holly Springs next to Wake 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
  • Holly Springs $535,800
  • Wake $461,300
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Holly Springs $2,021
  • Wake $1,623
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Holly Springs $135,578
  • Wake $105,768
  • North Carolina $72,388
  • United States $80,734
See the full table
Holly Springs next to Wake County and North Carolina
Measure Holly Springs Wake County North Carolina U.S.
Typical home value $535,800 $461,300 $288,900 $332,700
Typical monthly rent $2,021 $1,623 $1,228 $1,413
Typical yearly household income $135,578 $105,768 $72,388 $80,734
Households that own their home 81% 64% 67% 65%
Typical yearly property tax $4,087 $3,260 $1,896 $3,119
Effective property tax rate 0.76% 0.71% 0.66% 0.94%
Renters with high rent for their income 49% 48% 49% 51%

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

For a typical $535,800 home in Holly Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Holly Springs's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,364a month

    Least cash to close
    Down payment
    $18,753
    Cash to close
    $34,827
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $237

  • Conventional, 5% down $4,265a month

    Down payment
    $26,790
    Cash to close
    $42,864
    Rate
    7.18%
    Mortgage insurance
    PMI · $255

  • Conventional, 20% down, no PMI $3,466a month

    Down payment
    $107,160
    Cash to close
    $123,234
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,962a month

    Down payment
    $80,370
    Cash to close
    $96,444
    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 Holly Springs and for Wake County.

Property tax

Effective rate in Holly Springs

0.76%of the home’s value each year

$4,087 a year for the typical owner in Holly Springs.

  • Holly Springs 0.76%
  • Wake 0.71%
  • 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 Wake County

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

Homes in the high-risk zone
0.5%
1,680
Of those, with NFIP insurance
46%
County North Carolina U.S.
Homes in the high-risk zone 0.5% 2.8% 3.5%
Of those, with NFIP insurance 46% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Holly Springs

Typical rent in Holly Springs is $2,021 a month: 25% above the county. In Holly Springs, 49% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Wake County, by unit size. To pay the 2-bedroom one ($1,689 a month) without spending more than 30% of your income, you would need to earn $32.48 an hour working full time.

HUD fair market rent for all of Wake 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 $1,489 $28.63 $59,560
1 bedroom $1,552 $29.85 $62,080
2 bedrooms $1,689 $32.48 $67,560
3 bedrooms $2,103 $40.44 $84,120
4 bedrooms $2,823 $54.29 $112,920

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 Holly Springs

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Holly Springs is in ZIP code 27540.

For 2 bedrooms it is $2,060: $371 more than the fair market rent for Wake County ($1,689).

  • 27540 $2,060$2,570

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

HUD lists 7 buildings with rents for lower incomes in Holly Springs. These are the largest.

  • Holly Woods at Sunset Lake 2000 Reef Ct, Holly Springs 27540 64 low-income homes · 1 bd: 8 · 2 bd: 32 · 3 bd: 24 · In service since 2015 · For families
  • The Woods at Avent Ferry 108 Cotten Ln, Holly Springs 27540 64 low-income homes · 1 bd: 43 · 2 bd: 21 · In service since 2012 · For older adults
  • Maple Ridge Apts 100 Guerin Rd, Holly Springs 27540 50 low-income homes · 2 bd: 30 · 3 bd: 20 · In service since 1994 · For families
  • Maple Ridge Apts Phii PO Box 805, Holly Springs 27540 45 low-income homes · 2 bd: 27 · 3 bd: 18 · In service since 1996 · For families
  • Holly Springs Apartments II 215 W Earp St, Holly Springs 27540 41 homes, 40 low-income · For older adults (919) 552-1825

See all 195 buildings in Wake County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Holly Springs

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 9 HUD-approved agencies with an office in Wake County; 7 say they serve in Spanish.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Holly Springs

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

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

  • White Oak Foundation, Inc.

    1624 White Oak Church Rd, Apex · 10 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (919) 362-6799

  • Navicore Solutions- Raleigh, NC

    4917 Waters Edge Dr, Raleigh · 11 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (866) 472-4557

  • Cccs, A Division of Triangle Family Services, Inc.

    3937 Western Blvd, Raleigh · 12 miles away · Spanish

    Also serves in Arabic, American Sign Language (ASL), Cambodian, Cantonese, and 17 more languages.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (919) 821-0790

Every agency in Wake County All counseling agencies in North Carolina

Help in Spanish near Holly Springs

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 Holly Springs

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

  • Housing Authority of the County of Wake Public housing and Section 8 vouchers (919) 269-6404

2 other authorities have an office in Wake County: see the list Source: HUD

Cities

Other cities in Wake County

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

Everything about Wake County Housing in North Carolina

Nearby cities

The cities closest to Holly Springs, with the typical home value.

Neighboring counties

If Wake 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 Holly Springs.

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

Questions

Housing questions about Holly Springs

Short answers with the numbers for Holly Springs and all of Wake 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 Holly Springs?

The typical home value in Holly Springs is $535,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Wake County it is $461,300.

How much does it cost to rent in Holly Springs?

Typical rent in Holly Springs is $2,021 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Wake County is $1,689.

What is the FHA loan limit in Holly Springs?

Holly Springs uses the FHA limit for all of Wake 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 Holly Springs?

The typical homeowner in Holly Springs pays $4,087 a year, according to the U.S. Census Bureau. That is 0.76% of the home’s value; in Wake County, the rate is 0.71%.

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

There are 9 HUD-approved counseling agencies with an office in Wake County. 7 say they serve in Spanish. 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).