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City · 57,890 residents · Cabarrus County, North Carolina

Kannapolis , North Carolina

In Kannapolis, a typical home is worth $276,400 and typical rent is $1,319 a month. Compared with all of Cabarrus County, the typical home value is 22% lower, typical household income is 17% lower, and the share of households that own their home is 6 points lower.

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  • Typical home value

    $276,400

    22% below the county

    4% below North Carolina

    • Kannapolis
    • Cabarrus
    • North Carolina

  • Typical rent

    $1,319a month

    7% below the county

    7% above North Carolina

    • Kannapolis
    • Cabarrus
    • North Carolina

  • Typical household income

    $73,836a year

    17% below the county

    2% above North Carolina

    • Kannapolis
    • Cabarrus
    • North Carolina

  • Households that own their home

    66%

    6 points below the county

    1 points below North Carolina

    • Kannapolis
    • Cabarrus
    • North Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$275,989
about the same as 12 months ago
Typical rent
$1,578 a month
2.6% more than 12 months ago

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

Kannapolis is in Cabarrus 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 Cabarrus County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Kannapolis apart

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

  1. The typical home in Kannapolis is worth $276,400, 22% less than in Cabarrus County as a whole ($354,800).

  2. The typical household income in Kannapolis is $73,836, 17% less than in Cabarrus County as a whole ($89,005).

  3. 66% of households in Kannapolis own their home, against 71% in Cabarrus County.

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

The homes here

Housing in Kannapolis

What homes there are in Kannapolis, 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 is the most common home in Kannapolis: 77% of homes, near the figure in Cabarrus County (76%).

Year built

In Kannapolis, half of the homes were built before 1989; in Cabarrus County, before 1997.

Homes in Kannapolis are smaller: 58% have 3 bedrooms or more; in Cabarrus County, 72%.

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

By price, most homes in Kannapolis sit under the FHA limit for Cabarrus County ($541,287): about 88%.

Monthly rent with utilities

With a mortgage

$1,603 a month

Cabarrus County: $1,806 a month

Without a mortgage

$486 a month

Cabarrus County: $518 a month

Owners with a mortgage

73%

Cabarrus County: 71%

Owning costs less in Kannapolis: with a mortgage, the typical cost is $1,603 a month; in Cabarrus County, $1,806. Without one, $486.

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 Kannapolis rose 91%; in Cabarrus County, it rose 75%.

The typical rent in Kannapolis rose 54% since 2015–2019, about the same as in Cabarrus County (53%).

Here income did not keep up with housing: it rose 38%, while home values changed +91% and rent +54%.

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

MeasureKannapolisCabarrus CountyNorth CarolinaUnited States
Rental vacancy 7.8%7.8%7.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.3%0.9%
More than one person per room 3.4%3.2%2.2%3.4%
People per household 2.562.782.442.53
Drive alone 76%72%72%69%
Carpool 10%8%9%9%
Public transit Unreliable estimate1%1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 12%17%16%15%
Other means 1%1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Cabarrus County, the rental vacancy rate in Kannapolis is 7.8%.

In Kannapolis, 3.4% of households live with more than one person per room, about the same as in Cabarrus County.

On average, a household in Kannapolis has 2.56 people, fewer than in Cabarrus County (2.78).

The car rules in Kannapolis: 76% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.

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 Kannapolis?

A typical home costs more than the typical income allows

We start with a typical home in Kannapolis, worth $276,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 37% of the typical household income in Kannapolis, which is $73,836 a year. For that payment to be 28% of income, a household would need to earn about $97,557 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Kannapolis. 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 $9,674 (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

$2,276

at 7.18% · 30 years

Loan amount
$271,394
Total interest
$390,472
Paid off in
November 2056

Includes $4,668 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,723 a month

  • Tight

    $1,723 to $2,215 a month

  • Hard

    more than $2,215 a month

    Your payment · 37%

Compared with the typical household income in Kannapolis ($73,836 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,276
Principal & interest$1,839
Property tax$200
Home insurance$115
FHA mortgage insurance (MIP)$122

You need at least $9,674 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

Kannapolis and Cabarrus County

Kannapolis is in Cabarrus 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).

Kannapolis's own numbers

Typical home value
$276,400
Typical monthly rent
$1,319
Typical yearly household income
$73,836
Households that own their home
66%
Effective property tax rate
0.87%

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

Numbers for all of Cabarrus County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,785
Price change over 5 years (FHFA)
+62%
Homes in a high flood-risk zone
1.4%

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 Cabarrus County.

Everything about Cabarrus County

Buying

Buying a home in Kannapolis

A typical home in Kannapolis is worth $276,400: 22% below the county and 4% below North Carolina. With the typical household income in Kannapolis ($73,836 a year), a typical home costs 3.7 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.

  • Kannapolis 3.7 years
  • Cabarrus 4.0 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Cabarrus County

According to FHFA’s house price index, home prices in Cabarrus County rose 122% in the 10 years through 2025.

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

Period County North Carolina U.S.
Last year (2025) +2.1% +2.5% +2.9%
5 years (2020–2025) +62% +60% +47%
10 years (2015–2025) +122% +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

Kannapolis next to Cabarrus 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
  • Kannapolis $276,400
  • Cabarrus $354,800
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Kannapolis $1,319
  • Cabarrus $1,414
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Kannapolis $73,836
  • Cabarrus $89,005
  • North Carolina $72,388
  • United States $80,734
See the full table
Kannapolis next to Cabarrus County and North Carolina
Measure Kannapolis Cabarrus County North Carolina U.S.
Typical home value $276,400 $354,800 $288,900 $332,700
Typical monthly rent $1,319 $1,414 $1,228 $1,413
Typical yearly household income $73,836 $89,005 $72,388 $80,734
Households that own their home 66% 71% 67% 65%
Typical yearly property tax $2,407 $2,586 $1,896 $3,119
Effective property tax rate 0.87% 0.73% 0.66% 0.94%
Renters with high rent for their income 49% 50% 49% 51%

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

For a typical $276,400 home in Kannapolis, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Kannapolis's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,276a month

    Least cash to close
    Down payment
    $9,674
    Cash to close
    $17,966
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $122

  • Conventional, 5% down $2,226a month

    Down payment
    $13,820
    Cash to close
    $22,112
    Rate
    7.18%
    Mortgage insurance
    PMI · $131

  • Conventional, 20% down, no PMI $1,814a month

    Down payment
    $55,280
    Cash to close
    $63,572
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,069a month

    Down payment
    $41,460
    Cash to close
    $49,752
    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 Kannapolis and for Cabarrus County.

Property tax

Effective rate in Kannapolis

0.87%of the home’s value each year

$2,407 a year for the typical owner in Kannapolis.

  • Kannapolis 0.87%
  • Cabarrus 0.73%
  • 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 Cabarrus County

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

Homes in the high-risk zone
1.4%
1,202
Of those, with NFIP insurance
20%
County North Carolina U.S.
Homes in the high-risk zone 1.4% 2.8% 3.5%
Of those, with NFIP insurance 20% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Kannapolis

Typical rent in Kannapolis is $1,319 a month: 7% below the county. In Kannapolis, 49% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Cabarrus County, by unit size. To pay the 2-bedroom one ($1,785 a month) without spending more than 30% of your income, you would need to earn $34.33 an hour working full time.

HUD fair market rent for all of Cabarrus 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 $1,574 $30.27 $62,960
1 bedroom $1,640 $31.54 $65,600
2 bedrooms $1,785 $34.33 $71,400
3 bedrooms $2,179 $41.90 $87,160
4 bedrooms $2,773 $53.33 $110,920

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 Kannapolis

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Kannapolis has 3 ZIP codes with their own.

For 2 bedrooms it runs from $1,350 in 28081 to $1,790 in 28027.

1 of the 3 is above the fair market rent for Cabarrus County ($1,785).

  • 28027 $1,790$2,190
  • 28081 $1,350$1,670
  • 28083 $1,420$1,750

3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Kannapolis 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 Kannapolis

HUD lists 14 buildings with rents for lower incomes in Kannapolis. These are the largest.

  • Oak Crest Apts 1701 Oakcrest Dr, Kannapolis 28083 100 low-income homes · 2 bd: 40 · 3 bd: 48 · 4 bd: 12 · In service since 1997 · For families
  • University Park Apartments 1760 Citadel Ct, Kannapolis 28083 100 low-income homes · For families (704) 933-2177
  • Westgreen Apartments 620 Atlantic Ct, Kannapolis 28081 100 low-income homes · For families (704) 932-9177
  • University Park 2137 University Dr, Kannapolis 28083 100 homes, 96 low-income · 2 bd: 30 · 3 bd: 40 · 4 bd: 30 · In service since 2015 · For families
  • Autumn Crest 905 Sears St, Kannapolis 28083 87 low-income homes · 2 bd: 64 · 3 bd: 23 · In service since 2015 · For families

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

Free help

Help to buy or rent in Kannapolis

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 is 1 HUD-approved agency with an office in Cabarrus County; none says it serves in Spanish.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Kannapolis

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

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

  • Prosperity Unlimited, Inc

    1660 Garnet St, Kannapolis · 3 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (704) 933-7405

  • Community Foundations

    919 N Main Street, Suite 143A, Mooresville · 11 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (704) 799-7641

  • The Safeguard Group - Housing & Debt Advisors

    240 N Main St, Mooresville · 12 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    800-673-6993-146

Every agency in Cabarrus County All counseling agencies in North Carolina

Help in Spanish near Kannapolis

1 of the 3 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.

Housing authorities of Kannapolis

In HUD’s record, no housing authority with an office in Cabarrus County is named for Kannapolis or Cabarrus County.

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

Cities

Other cities in Cabarrus County

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

Everything about Cabarrus County Housing in North Carolina

Nearby cities

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

Neighboring counties

If Cabarrus 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 Kannapolis.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Kannapolis

Short answers with the numbers for Kannapolis and all of Cabarrus 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 Kannapolis?

The typical home value in Kannapolis is $276,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Cabarrus County it is $354,800.

How much does it cost to rent in Kannapolis?

Typical rent in Kannapolis is $1,319 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Cabarrus County is $1,785.

What is the FHA loan limit in Kannapolis?

Kannapolis uses the FHA limit for all of Cabarrus 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 Kannapolis?

The typical homeowner in Kannapolis pays $2,407 a year, according to the U.S. Census Bureau. That is 0.87% of the home’s value; in Cabarrus County, the rate is 0.73%.

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

There is 1 HUD-approved counseling agency with an office in Cabarrus 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).