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City · 7,072 residents · Brunswick County, North Carolina

St. James , North Carolina

In St. James, a typical home is worth $636,800. Compared with all of Brunswick County, the typical home value is 82% higher, typical household income is 51% higher, and the share of households that own their home is 12 points higher.

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  • Typical home value

    $636,800

    82% above the county

    120% above North Carolina

    • St. James
    • Brunswick
    • North Carolina

  • Typical household income

    $116,383a year

    51% above the county

    61% above North Carolina

    • St. James
    • Brunswick
    • North Carolina

  • Households that own their home

    96%

    12 points above the county

    30 points above North Carolina

    • St. James
    • Brunswick
    • North Carolina

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

St. James is in Brunswick 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 Brunswick County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets St. James apart

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

  1. The typical home in St. James is worth $636,800, 82% more than in Brunswick County as a whole ($349,800).

  2. St. James has the 4th highest homeownership rate of the 166 cities in North Carolina with more than 5,000 people (96%).

  3. Nearby, in Boiling Spring Lakes, the typical home value is $292,300: 54% less than in St. James ($636,800).

  4. The typical household income in St. James is $116,383, 51% more than in Brunswick County as a whole ($77,024).

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

The homes here

Housing in St. James

What homes there are in St. James, 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 St. James, 9 in 10 homes are single-family detached houses; in Brunswick County, 7.

Year built

The typical home in St. James was built in 2011, 9 years after the typical one in Brunswick 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

$2,310 a month

Brunswick County: $1,673 a month

Without a mortgage

$947 a month

Brunswick County: $589 a month

Owners with a mortgage

56%

Brunswick County: 57%

Owning costs more in St. James: with a mortgage, the typical cost is $2,310 a month; in Brunswick County, $1,673. Without one, $947.

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 St. James rose 40%; in Brunswick County, it rose 65%.

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

MeasureSt. JamesBrunswick CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate27.9%7.1%5.5%
Homeowner vacancy Unreliable estimate1.1%1.3%0.9%
More than one person per room Unreliable estimate1.7%2.2%3.4%
People per household 2.002.192.442.53
Drive alone 39%75%72%69%
Carpool Unreliable estimate8%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 40%15%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in St. James are smaller: 2.00 people on average; in Brunswick County, 2.19.

In St. James, 40% of workers work from home, more than in Brunswick County (15%).

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 St. James?

A typical home costs more than the typical income allows

We start with a typical home in St. James, worth $636,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 52% of the typical household income in St. James, which is $116,383 a year. For that payment to be 28% of income, a household would need to earn about $215,209 a year. Note: at that price the loan is above the FHA limit for Brunswick County ($541,287), so FHA would not insure it; the payment is only a reference.

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

Your numbers

Local data
$

Starts at the typical home value in St. James. 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 $22,288 (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

$5,022

at 7.18% · 30 years

Loan amount
$625,266
Total interest
$899,611
Paid off in
November 2056

Includes $10,754 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,716 a month

  • Tight

    $2,716 to $3,491 a month

  • Hard

    more than $3,491 a month

    Your payment · 52%

Compared with the typical household income in St. James ($116,383 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,022
Principal & interest$4,236
Property tax$239
Home insurance$265
FHA mortgage insurance (MIP)$282

This loan is over the FHA limit

You'd borrow $614,512, but the FHA limit for a one-unit home in St. James is $541,287. You'd need a bigger down payment or a different loan.

You need at least $22,288 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

St. James and Brunswick County

St. James is in Brunswick 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).

St. James's own numbers

Typical home value
$636,800
Typical yearly household income
$116,383
Households that own their home
96%
Effective property tax rate
0.45%

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

Numbers for all of Brunswick County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,574
Price change over 5 years (FHFA)
+73%
Homes in a high flood-risk zone
15%

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 Brunswick County.

Everything about Brunswick County

Buying

Buying a home in St. James

A typical home in St. James is worth $636,800: 82% above the county and 120% above North Carolina. With the typical household income in St. James ($116,383 a year), a typical home costs 5.5 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.

  • St. James 5.5 years
  • Brunswick 4.5 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Brunswick County

According to FHFA’s house price index, home prices in Brunswick County rose 130% in the 10 years through 2025.

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

Period County North Carolina U.S.
Last year (2025) +3.0% +2.5% +2.9%
5 years (2020–2025) +73% +60% +47%
10 years (2015–2025) +130% +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

St. James next to Brunswick 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
  • St. James $636,800
  • Brunswick $349,800
  • North Carolina $288,900
  • United States $332,700
Typical yearly household income
  • St. James $116,383
  • Brunswick $77,024
  • North Carolina $72,388
  • United States $80,734
See the full table
St. James next to Brunswick County and North Carolina
Measure St. James Brunswick County North Carolina U.S.
Typical home value $636,800 $349,800 $288,900 $332,700
Typical yearly household income $116,383 $77,024 $72,388 $80,734
Households that own their home 96% 85% 67% 65%
Typical yearly property tax $2,873 $1,890 $1,896 $3,119
Effective property tax rate 0.45% 0.54% 0.66% 0.94%

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

For a typical $636,800 home in St. James, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, St. James's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,022a month

    Above the FHA limit for Brunswick County ($541,287)
    Down payment
    $22,288
    Cash to close
    $41,392
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $282

  • Conventional, 5% down $4,905a month

    Least cash to close
    Down payment
    $31,840
    Cash to close
    $50,944
    Rate
    7.18%
    Mortgage insurance
    PMI · $302

  • Conventional, 20% down, no PMI $3,955a month

    Down payment
    $127,360
    Cash to close
    $146,464
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,544a month

    Down payment
    $95,520
    Cash to close
    $114,624
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is Conventional, 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 St. James and for Brunswick County.

Property tax

Effective rate in St. James

0.45%of the home’s value each year

$2,873 a year for the typical owner in St. James.

  • St. James 0.45%
  • Brunswick 0.54%
  • 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 Brunswick County

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

Homes in the high-risk zone
15%
12,962
Of those, with NFIP insurance
78%
County North Carolina U.S.
Homes in the high-risk zone 15% 2.8% 3.5%
Of those, with NFIP insurance 78% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in St. James

The Census Bureau publishes no typical rent for St. James. Below are the fair market rents for Brunswick County.

HUD publishes a fair market rent for all of Brunswick County, by unit size. To pay the 2-bedroom one ($1,574 a month) without spending more than 30% of your income, you would need to earn $30.27 an hour working full time.

HUD fair market rent for all of Brunswick 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 $1,388 $26.69 $55,520
1 bedroom $1,446 $27.81 $57,840
2 bedrooms $1,574 $30.27 $62,960
3 bedrooms $2,062 $39.65 $82,480
4 bedrooms $2,407 $46.29 $96,280

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 St. James

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). St. James is in ZIP code 28461.

For 2 bedrooms it is $1,670: $96 more than the fair market rent for Brunswick County ($1,574).

  • 28461 $1,670$2,190

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

Free help

Help to buy or rent in St. James

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 Brunswick County. The nearest ones are below; many serve by phone or online.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in St. James

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

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

  • City of Wilmington

    929 N Front St, Wilmington · 23 miles away · Spanish

    • Mortgage delinquency and default
    • Fair housing pre-purchase workshops
    • and 5 more
    (910) 341-7836

  • Cape Fear Regional CDC

    500 Compton St, Wilmington · 23 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 4 more
    (910) 762-7555

  • City of Jacksonville

    815 New Bridge St, Jacksonville · 68 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (910) 938-6551

All counseling agencies in North Carolina

Help in Spanish near St. James

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 St. James

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

  • Brunswick County Public Housing Agency Section 8 vouchers (910) 253-2222

All housing agencies in North Carolina Source: HUD

Cities

Other cities in Brunswick County

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

Everything about Brunswick County Housing in North Carolina

Nearby cities

The cities closest to St. James, with the typical home value.

Neighboring counties

If Brunswick 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 St. James.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about St. James

Short answers with the numbers for St. James and all of Brunswick 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 St. James?

The typical home value in St. James is $636,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Brunswick County it is $349,800.

What is the FHA loan limit in St. James?

St. James uses the FHA limit for all of Brunswick 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 St. James?

The typical homeowner in St. James pays $2,873 a year, according to the U.S. Census Bureau. That is 0.45% of the home’s value; in Brunswick County, the rate is 0.54%.

Where can I find free help to buy or rent in St. James?

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