Edition: 2026-11-04Data Through: 2026-11-04Coverage: All 23 Northeast & Eastern NC Counties27 Data Sources & Licensing →

23-County Regional Benchmarks & Executive Read

Region Median Supply4.69 mosComposite Score: 56/100 (Balanced)Hive MLS · 23 counties

Total Active Inventory3,42712m Closings: 8,990YoY Active: +5.4%

Region Median List Price$279,900Median Sold (12m): $276,250$174/sqft median

Region Median DOM38 daysClosed DOM: 38 daysActive snapshot (2026-11-04)

Price-Cut Share98.3% Sold/ListMedian price cut: -4.2%Share of active listings

Sale-to-List Ratio98.3%Sold above ask: 18.2%Trailing 12m closings

Regional Synthesis · The Read

Across the 23 counties of Northeast and Eastern North Carolina, active inventory stands at 3,427 residential listings with 8,990 trailing 12-month closed sales as of 2026-11-04. The regional median months of supply sits at 4.69 months (interquartile range: 3.91 months at the 25th percentile to 6.19 months at the 75th percentile)—placing the region squarely in a balanced-to-warming regime where tight commuter and soundfront markets contrast with looser rural interior counties.

Supply is tightest in Greene (3.04 mos), Gates (3.15 mos), Currituck (3.42 mos), Pitt (3.72 mos), Pasquotank (3.86 mos), and Wayne (3.91 mos), where turn-key homes under $350,000 routinely clear at 99%–100% of asking price. Buyers seeking wider selection and 4%–6% negotiation room find deeper inventory in Bertie (6.58 mos), Martin (6.42 mos), Northampton (6.42 mos), Edgecombe (6.38 mos), and Perquimans (6.19 mos).

Use the interactive 23-county leaderboard and side-by-side comparison tool below to benchmark any 2 to 4 counties across supply, prices, HUD Fair Market Rents, weekly wages, and cash-buyer share—or click through to any county's dedicated 11-section report.

For Sellers Across the Region

Regional median sold-to-list sits at 98.3%, with 7 counties clearing at 99.0%–100.0% of list price. Accurate price-band positioning in the first 21 days determines whether a listing captures full ask or sits past 60 days.

For Buyers & Relocators

Comparing adjacent counties can save $40,000–$130,000 on comparable single-family homes—for example, comparing Currituck ($480k median) with Camden ($422k), Pasquotank ($319k), Gates ($297k), or Chowan ($285k).

For Investors

HUD FY2027 3-bedroom Fair Market Rents range from $1,150–$1,350/mo in inland corridor counties (where median prices sit under $210k) up to $1,586–$2,150/mo in coastal and Virginia-border counties.

For Builders & Developers

BLS PPI residential construction inputs are up +2.4% YoY while NVR, Inc. (Ryan Homes) maintains a 23.4% audited homebuilding gross margin. Lot availability and municipal water/sewer capacity remain the primary constraints across the 23-county footprint.

Interactive 23-County Leaderboard

Compare All 23 Northeast & Eastern NC Counties

Filter by market segment or click any column header to sort the 23 counties by Composite Score, Months of Supply, Active Inventory, Median List Price, or Days on Market. Click any county name to open its full 11-section county report.

23-County Market Signal Leaderboard (Edition 2026-11-04, Data through 2026-11-04)
Rank ↕	County & Hub Town ↕	Score ↕	Band	Months Supply ↕	Active ↕	Median List ↕	Median DOM ↕	Price-Cut % ↕	P&I Share	3BR FMR	Weekly Wage	Unemp.
#1	Gates CountyGatesville	79	Hot	3.15 mos	23	$297,450	28 days	99.5%	29.2%	$2,291	$1,181	3.9%
#2	Currituck CountyCurrituck & Moyock	77	Hot	3.42 mos	134	$480,135	24 days	100.0%	30.5%	$2,298	$1,823	3.9%
#3	Greene CountySnow Hill	75	Hot	3.04 mos	34	$276,250	50.5 days	99.1%	30.9%	$1,265	$1,034	3.9%
#4	Pasquotank CountyElizabeth City	75	Hot	3.86 mos	195	$319,000	23 days	100.0%	29.1%	$1,689	$1,268	3.9%
#5	Pitt CountyGreenville	74	Hot	3.72 mos	671	$284,500	34 days	100.0%	28.8%	$1,518	$1,144	3.9%
#6	Camden CountyCamden	73	Hot	4.06 mos	64	$422,145	28.5 days	100.0%	30.9%	$1,889	$1,579	3.9%
#7	Wayne CountyGoldsboro	71	Warming	3.91 mos	374	$270,000	47 days	100.0%	28.3%	$1,516	$1,106	3.9%
#8	Wilson CountyWilson	70	Warming	4.21 mos	242	$259,900	32 days	99.1%	28.8%	$1,356	$1,045	3.9%
#9	Chowan CountyEdenton	69	Warming	4.35 mos	80	$285,000	32 days	98.3%	28.2%	$1,586	$1,169	3.9%
#10	Beaufort CountyWashington	63	Warming	4.74 mos	191	$314,950	38.5 days	96.9%	30.4%	$1,320	$1,197	3.9%
#11	Nash CountyRocky Mount & Nashville	63	Warming	4.93 mos	353	$279,900	59 days	100.0%	28.4%	$1,567	$1,140	3.9%
#12	Lenoir CountyKinston	62	Warming	5.43 mos	187	$225,000	43 days	98.9%	27.7%	$1,273	$939	3.9%
#13	Perquimans CountyHertford	60	Warming	6.19 mos	100	$316,000	40 days	99.1%	28.8%	$1,440	$1,269	3.9%
#14	Washington CountyPlymouth	58	Warming	4.11 mos	27	$134,500	42.5 days	96.3%	22.5%	$1,401	$690	3.9%
#15	Hertford CountyAhoskie & Murfreesboro	58	Warming	4.63 mos	23	$177,250	57 days	96.5%	25.1%	$1,401	$819	3.9%
#16	Dare CountyManteo & Outer Banks	58	Warming	4.90 mos	384	$585,000	58 days	96.4%	1.4%	$1,825	$44,700	3.9%
#17	Edgecombe CountyTarboro	58	Warming	6.38 mos	154	$183,100	48.5 days	98.5%	24.7%	$1,567	$857	3.9%
#18	Martin CountyWilliamston	57	Balanced	6.42 mos	79	$150,000	36 days	97.0%	23.1%	$1,325	$753	3.9%
#19	Halifax CountyRoanoke Rapids & Halifax	55	Balanced	6.27 mos	33	$205,000	83 days	98.3%	27.3%	$1,375	$868	3.9%
#20	Tyrrell CountyColumbia	53	Balanced	5.40 mos	9	$222,500	53 days	93.0%	26.6%	$1,401	$968	3.9%
#21	Northampton CountyJackson & Lake Gaston	49	Balanced	6.42 mos	24	$158,000	76 days	94.4%	23.7%	$1,206	$771	3.9%
#22	Bertie CountyWindsor	48	Balanced	6.58 mos	34	$142,000	34 days	94.6%	22.6%	$1,288	$726	3.9%
#23	Hyde CountySwan Quarter & Ocracoke	43	Softening	9.75 mos	12	$215,000	48 days	95.0%	26.2%	$1,291	$949	3.9%

Multi-County Side-by-Side Comparison Tool

Build a Custom 2-to-4 County Comparison

Select 2 to 4 counties below to compare their supply pressure, prices, affordability, HUD 3BR Fair Market Rents, weekly wages, and closed sales side-by-side — then click Send This Multi-County Brief to My Inbox to pre-fill those counties in your weekly regional subscription.

Regional Supply & Price Trajectory

23-County Supply Trend, Listing Flow & Price History

23-county Northeast NC regional median weekly months of supply through 2026-11-04 — Figure 1 · 23-County Regional Weekly Months of Supply Trajectory.

23-county Northeast NC 12-month listing flow: new, pending, and closed sales — Figure 2 · 23-County Regional 12-Month Listing Flow.

23-county Northeast NC months of supply versus balanced market threshold — Figure 3 · Regional Months of Supply vs. 4–6 Month Balanced Band.

23-county Northeast NC median list and sold price trend — Figure 4 · Regional Median List & Sold Price Trajectory.

Section 04: County vs. 23-County Region Quartile Distribution
Section 05: Weekly Wages (QCEW), Expendable Income % & 5-Step Rate Sensitivity Ladder
Section 06: HUD Fair Market Rents (0BR–4BR) & 13-Row Rent vs. Own Cost Ledger
Section 07: NCRB Homeowners, Wind/Hail, NCIUA Beach Plan & FEMA Flood Breakdown
Section 08: Local Economy, BLS PPI Build Costs, Audited NVR 10-K/10-Q Margins & 4 Builder Rules
Sections 09–11: All 25 Deliverable Signals, 78-Quarter Empirical Correlations & 27 Sources

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Regional Distribution, Build Costs & Audited NVR Benchmark

23-County Distribution, Strictly BLS PPI Inputs & Audited NVR 10-K/10-Q Benchmark

Regional Distribution Across All 23 Northeast NC Counties
Metric	Region Aggregate / Median	County Min	25th Pctl	Median	75th Pctl	County Max
Months of Supply	4.35 mos	3.04 mos	3.91 mos	4.69 mos	6.19 mos	9.75 mos
Median Sold Price (12m)	$285,000	$134,500	$183,100	$270,000	$297,450	$480,135
Sale-to-List Price Ratio	98.3%	93.0%	96.5%	98.9%	100.0%	100.0%
Cash Buyer Share of Closings	34.6%	11.3%	16.6%	28.7%	40.0%	56.3%

Strictly BLS Producer Price Index (PPI) Construction Inputs

PPI Material / Input	BLS Series ID	Period	Index Level	MoM	YoY	Cumulative Since 2020
Inputs to Residential Construction (Composite)	WPUSI012011	Sep 2026	312.4	+0.2%	+2.4%	+38.6%
Lumber & Wood Products (Softwood & Framing)	WPU081	Sep 2026	286.1	-0.4%	+1.8%	+29.4%
Ready-Mix Concrete & Cement Ingredients	WPU1331 / WPU132	Sep 2026	354.8	+0.5%	+5.1%	+44.2%
Steel Mill & Structural Metal Products	WPU1017	Sep 2026	341.2	+0.1%	-1.6%	+49.0%
Sheet Metal, Flashing & Roofing Products	WPU107301	Sep 2026	328.9	+0.3%	+3.1%	+46.5%
Gypsum Building Materials & Drywall	WPU137	Sep 2026	398.5	+0.2%	+3.8%	+51.8%
New Single-Family General Contractor Price Index	PCU236115236115	Sep 2026	189.7	+0.3%	+2.9%	+41.3%

Audited NVR, Inc. (Ryan Homes / NVHomes / Heartland Homes) (SEC CIK 0000906163) Benchmark — Audited SEC Form 10-K & Form 10-Q (XBRL Filings)
Audited Metric	Reported Value	Prior / YoY	Basis & Regional Builder Relevance
Homebuilding Revenue (TTM)	$10.28 Billion	+6.4% YoY	Audited consolidated homebuilding deliveries across Mid-Atlantic & Southeast divisions.
Homebuilding Gross Margin %	23.4%	-90 bps YoY	Benchmark gross margin after direct stick-and-brick, subcontractor labor, and lot takedown cost.
Selling, General & Administrative (SG&A) %	6.1%	+20 bps YoY	Industry-leading overhead discipline; local custom builders typically carry 9%–12% overhead.
Effective Pre-Tax Operating Margin %	19.8%	-70 bps YoY	Net operating cushion available to absorb mortgage rate buydowns or closing-cost credits.
New Orders (Units, TTM)	22,560 homes	+4.1% YoY	Demonstrates steady absorption for entry-level and move-up product priced near county medians.
Average Settlement Price (NVR Consolidated)	$454,800	+1.2% YoY	Compares against Chowan County trailing 12-month median sold price of $285,000.
Southeast Region Average Settlement Price	$398,400	+0.9% YoY	Closest regional peer benchmark for North Carolina coastal and corridor new construction.
Cancellation Rate (% of Gross Orders)	13.5%	+110 bps YoY	Financing fall-throughs remain contained when builders offer 5.50%–5.99% forward rate commitments.
Controlled Lots via Option Contracts %	96.0%+	Asset-light model	Finished-lot option structure avoids raw-land carrying risk on builder balance sheets.
Total Lot Position (Owned + Optioned)	149,200 lots	+8.2% YoY	Approximately 6.5 years of controlled lot supply across active divisions.
Backlog Units & Dollar Value	10,480 units ($4.88B)	+3.2% YoY	Provides 5 to 6 months of forward visibility on subcontractor trade demand.
Mortgage Banking Capture Rate (NVR Mortgage)	88.0%	In-house lender	Captive mortgage subsidiary funds rate locks and permanent buydowns to protect contract prices.

Methodological & Legal Footnotes [1]–[8]

[1] Months of Supply & Absorption Arithmetic: Months of supply is calculated as active residential listings at the snapshot date divided by the trailing 12-month average monthly closed sales from Hive MLS. Balanced conditions across Northeast North Carolina historically sit between 4.0 and 6.0 months.
[2] Housing Cost Methodology (HCM v2) & Post-Housing Expendable Income: Dual affordability lenses separate conventional 20%-down principal-and-interest (P&I) from low-down-payment (5% down) full PITI + PMI carrying cost. Post-housing expendable income deducts full monthly PITI and an 18% effective payroll/income tax reserve from gross household income.
[3] NCRB Homeowners, Wind/Hail & NCIUA Beach Plan Surcharge: Dwelling insurance baselines use North Carolina Rate Bureau (NCRB) territory filings for a standard HO-3 frame policy at the county median price. Coastal and soundfront counties incorporate estimated NCIUA Wind Pool / named-storm deductible surcharges; FEMA NFIP flood premiums reflect county policy-in-force averages.
[4] HUD Fair Market Rents & 13-Row Rent vs. Own Economic Ledger: Fair Market Rents are published by the U.S. Department of Housing and Urban Development (HUD) at the 40th percentile of standard-quality gross rents across all 5 bedroom tiers (0BR through 4BR). The 13-row ledger compares recurring monthly cash outflow against net economic cost after year-1 principal amortization, maintenance reserve, and opportunity cost of down-payment equity.
[5] County New-Construction Closings & U.S. Census Building Permits Survey (BPS): New-construction closings isolate Hive MLS residential transfers built in the current or prior calendar year against existing home resales. Permit counts come from the U.S. Census Bureau Building Permits Survey (BPS) annual county series.
[6] Strictly BLS Producer Price Index (PPI) Construction Input Series: All residential construction material and subcontractor cost series come exclusively from the U.S. Bureau of Labor Statistics (BLS) Producer Price Index (PPI) program via FRED (WPUSI012011, WPU081, WPU132, WPU1017, WPU107301, WPU1331, PCU236115236115). No commodity exchange futures or unlicensed vendor series are used.
[7] Audited Public Homebuilder Benchmark — NVR, Inc. (SEC CIK 0000906163): Builder operating margins, gross margin %, SG&A ratios, backlog turnover, and lot option shares are extracted directly from NVR, Inc. (Ryan Homes) audited SEC Form 10-K and Form 10-Q XBRL filings via SEC EDGAR.
[8] Hive MLS Broker Participation & Aggregate Statistical Attribution: Local listing, absorption, price-band, and days-on-market statistics are aggregate calculations produced by Horizon Real Estate Group, LLC, a participating broker in Hive MLS. Individual listings, property photos, and agent remarks are never republished in market reports.

Northeast North Carolina Market Signal Report