Side-by-side comparison of Durham, NC and Charlotte, NC — cap rates, rent, prices, and investment metrics.
Cash flow: Durham has the edge with an estimated cap rate of 3.43% compared to Charlotte's 3.41%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $345,000 in Durham vs $350,000 in Charlotte, while rents come in at $1,520/mo and $1,550/mo respectively.
Growth & appreciation: Charlotte is growing faster at 2.3% annually vs Durham's 1.8%. Charlotte leads on home value appreciation at 3.9% per year. Strong population growth typically translates to sustained rental demand and long-term price support.
Costs & risk: Property taxes are 0.8% in Durham vs 0.83% in Charlotte. Vacancy rates of 4.8% and 5.1% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: Charlotte edges out Durham on most key metrics. While cap rates are moderate at 3.41%, Charlotte's overall profile is stronger. Use our free calculators to model specific deals in Durham or Charlotte.