Side-by-side comparison of Raleigh, NC and Cary, NC — cap rates, rent, prices, and investment metrics.
Cash flow: Raleigh has the edge with an estimated cap rate of 3.22% compared to Cary's 3.05%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $395,000 in Raleigh vs $480,000 in Cary, while rents come in at $1,650/mo and $1,920/mo respectively.
Growth & appreciation: Cary is growing faster at 2.4% annually vs Raleigh's 2.1%. Raleigh leads on home value appreciation at 3.5% per year. Strong population growth typically translates to sustained rental demand and long-term price support.
Costs & risk: Property taxes are 0.78% in Raleigh vs 0.77% in Cary. Vacancy rates of 4.3% and 3.8% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: Raleigh edges out Cary on most key metrics. While cap rates are moderate at 3.22%, Raleigh's overall profile is stronger. Use our free calculators to model specific deals in Raleigh or Cary.