The 27870 zip code in Roanoke Rapids tops our ranking of the most affordable places to live in North Carolina.
Whether you're searching for affordable cities and towns to buy a home or the places with the lowest cost of living to rent, consider the following zip codes.
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Top 10 most affordable places to live in North Carolina
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Roanoke Rapids 🥇 | 100.0 | $120,674 | $815 |
| 2 | Mount Olive 🥈 | 89.3 | $130,104 | $1,623 |
| 3 | Red Springs 🥉 | 89.1 | $104,505 | $1,623 |
| 4 | Tarboro | 87.1 | $148,047 | $973 |
| 5 | Eden | 86.6 | $149,508 | $1,623 |
| 6 | Ahoskie | 86.3 | $113,270 | $1,623 |
| 7 | Reidsville | 85.9 | $210,254 | $1,000 |
| 8 | Williamston | 85.4 | $130,719 | $1,623 |
| 9 | Henderson | 84.4 | $116,812 | $1,623 |
| 10 | Clinton | 82.7 | $154,420 | $1,623 |
What these affordable cities and towns have in common
The 10 zip codes we ranked share a common trait: a low cost of living relative to the North Carolina median.
Median home values, rental costs, and property taxes generally sit below the state averages, while household incomes remain strong enough to keep home affordability ratios manageable. Below, we look at each market in detail.
1. Roanoke Rapids
Here's why the 27870 zip code in Roanoke Rapids is North Carolina's most affordable place to live.
🔎 Key data about Roanoke Rapids
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100.0 | No. 1 | N/A |
| Median home value | $120,674[1] | No. 7 | -$243,074 |
| Home affordability ratio | 2.4 | No. 1 | -2.2 |
| Home value five-year change | 27.5%[2] | No. 28 | -10.1% |
| Home value one-year forecast | -1.5%[3] | No. 1 | -2.3% |
| Rental costs | $815[4] | No. 1 | -$808 |
| Rent affordability ratio | 1.65% | No. 39 | -0.4% |
| Median household income | $49,502[5] | No. 265 | -$29,135 |
| Property taxes | $1,557[6] | No. 115 | -$706 |
| Energy costs | $0.17 kWh[7] | No. 292 | $0.03 |
Roanoke Rapids's 27870 zip code is the cheapest place to live in North Carolina, leading the 293 markets we evaluated.
The median home value is $120,674, making it the 7th-cheapest housing market in the state. Forecasts project a -1.5% change in home values in the next year. Rent in the zip code averages $815 per month, which is the 39th cheapest amount in North Carolina.
The median property tax for homeowners in Roanoke Rapids is $1,557 per household, the No. 115 ranked market in North Carolina.
Residents pay $0.17 per kWh of electricity, which ranks No. 292 among North Carolina markets.
📈 Thinking about buying in North Carolina? See our complete housing market outlook for the data, trends, and timing insights North Carolina buyers need to know.
2. Mount Olive
The 28365 zip code is the 2nd-cheapest place to live in North Carolina.
🔎 Key data about Mount Olive
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 89.3 | No. 2 | N/A |
| Median home value | $130,104[1] | No. 9 | -$233,644 |
| Home affordability ratio | 2.5 | No. 2 | -2.1 |
| Home value five-year change | 6.7%[2] | No. 1 | -31.0% |
| Home value one-year forecast | 0.8%[3] | No. 188 | 0.0% |
| Rental costs | $1,623[4] | No. 111 | $0 |
| Rent affordability ratio | 2.06% | No. 91 | 0.0% |
| Median household income | $52,174[5] | No. 259 | -$26,463 |
| Property taxes | $995[6] | No. 13 | -$1,268 |
| Energy costs | $0.14 kWh[7] | No. 126 | $0.00 |
Mount Olive's 28365 zip code has a median home value of $130,104, which is the 9th-cheapest housing market in North Carolina. You can rent for an average of $1,623 per month. That's the 111th-cheapest price in the state.
The average household income in the zip code is $52,174, which ranks 259th-highest in the state.
Homeowners in Mount Olive pay a median property tax of $995 per year, making it the 13th-most affordable market in North Carolina.
Mount Olive ranks No. 126 among North Carolina energy markets. You'll pay $0.14 per kWh of electricity.
3. Red Springs
The 3rd-least-expensive place to live in North Carolina is Red Springs's 28377 zip code.
🔎 Key data about Red Springs
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 89.1 | No. 3 | N/A |
| Median home value | $104,505[1] | No. 2 | -$259,243 |
| Home affordability ratio | 2.8 | No. 8 | -1.8 |
| Home value five-year change | 16.6%[2] | No. 6 | -21.0% |
| Home value one-year forecast | 0.1%[3] | No. 32 | -0.7% |
| Rental costs | $1,623[4] | No. 111 | $0 |
| Rent affordability ratio | 2.06% | No. 91 | 0.0% |
| Median household income | $37,326[5] | No. 290 | -$41,311 |
| Property taxes | $901[6] | No. 5 | -$1,362 |
| Energy costs | $0.14 kWh[7] | No. 177 | $0.00 |
The No. 2 cheapest housing market in North Carolina is Red Springs's 28377 zip code, with a median home value of $104,505. Rents in the market average $1,623 per month, making it the 111th-most affordable rental market in the state.
The median property tax for households in Red Springs is $901, which makes it the 5th-cheapest place in North Carolina. Red Springs ranks No. 177 among North Carolina markets by energy costs. Residents pay $0.14 per kWh of electricity.
4. Tarboro
The 27886 zip code in Tarboro comes in at No. 4 on our list of the cheapest places to live in North Carolina.
🔎 Key data about Tarboro
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 87.1 | No. 4 | N/A |
| Median home value | $148,047[1] | No. 16 | -$215,701 |
| Home affordability ratio | 2.8 | No. 9 | -1.8 |
| Home value five-year change | 36.1%[2] | No. 134 | -1.6% |
| Home value one-year forecast | 0.6%[3] | No. 101 | -0.2% |
| Rental costs | $973[4] | No. 4 | -$650 |
| Rent affordability ratio | 1.84% | No. 58 | -0.2% |
| Median household income | $52,850[5] | No. 254 | -$25,787 |
| Property taxes | $1,364[6] | No. 74 | -$899 |
| Energy costs | $0.15 kWh[7] | No. 244 | $0.01 |
The No. 16 cheapest housing market in North Carolina is Tarboro's 27886 zip code, where the median home value is $148,047. Renters here pay an average of $973 per month.
When it comes to energy costs, Tarboro ranks 244th among North Carolina markets. Residents pay $0.15 per kWh of electricity.
The median property tax for households in the zip code is $1,364, which makes it the 74th-cheapest market in North Carolina.
5. Eden
The 27288 zip code in Eden ranks No. 5 among North Carolina's most affordable places to live.
🔎 Key data about Eden
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 86.6 | No. 5 | N/A |
| Median home value | $149,508[1] | No. 18 | -$214,240 |
| Home affordability ratio | 2.8 | No. 10 | -1.8 |
| Home value five-year change | 14.3%[2] | No. 3 | -23.3% |
| Home value one-year forecast | 0.7%[3] | No. 131 | -0.1% |
| Rental costs | $1,623[4] | No. 111 | $0 |
| Rent affordability ratio | 2.06% | No. 91 | 0.0% |
| Median household income | $52,594[5] | No. 256 | -$26,043 |
| Property taxes | $1,109[6] | No. 18 | -$1,154 |
| Energy costs | $0.14 kWh[7] | No. 134 | $0.00 |
Eden's 27288 zip code has a median home value of $149,508, the 18th-cheapest housing market in the state. Forecasts project a 0.7% change in home values in the next year.
The median property tax per household in Eden is $1,109. It's the 18th-cheapest market by tax rate in North Carolina.
6. Ahoskie
The No. 6 most affordable city in North Carolina is the 27910 zip code.
🔎 Key data about Ahoskie
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 86.3 | No. 6 | N/A |
| Median home value | $113,270[1] | No. 4 | -$250,479 |
| Home affordability ratio | 2.6 | No. 3 | -2.0 |
| Home value five-year change | 13.0%[2] | No. 2 | -24.6% |
| Home value one-year forecast | 0.8%[3] | No. 188 | 0.0% |
| Rental costs | $1,623[4] | No. 111 | $0 |
| Rent affordability ratio | 2.06% | No. 91 | 0.0% |
| Median household income | $43,144[5] | No. 282 | -$35,493 |
| Property taxes | $1,192[6] | No. 32 | -$1,071 |
| Energy costs | $0.18 kWh[7] | No. 293 | $0.04 |
The back half of our top 10 kicks off with Ahoskie's 27910 zip code, which has the 4th-cheapest home values in North Carolina. The median home value is $113,270. Rents average $1,623 per month, making it the 111th-most affordable rental market in the state.
Residents pay $0.18 per kWh of electricity. It's the 293rd-cheapest energy market.
7. Reidsville
Reidsville's 27320 zip code is the 7th-cheapest place to live in North Carolina.
🔎 Key data about Reidsville
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 85.9 | No. 7 | N/A |
| Median home value | $210,254[1] | No. 37 | -$153,494 |
| Home affordability ratio | 3.7 | No. 40 | -0.9 |
| Home value five-year change | 16.0%[2] | No. 4 | -21.7% |
| Home value one-year forecast | 0.6%[3] | No. 101 | -0.2% |
| Rental costs | $1,000[4] | No. 5 | -$623 |
| Rent affordability ratio | 1.76% | No. 48 | -0.3% |
| Median household income | $56,647[5] | No. 234 | -$21,990 |
| Property taxes | $1,305[6] | No. 58 | -$958 |
| Energy costs | $0.14 kWh[7] | No. 109 | $0.00 |
You'll find the 37th-cheapest home values in North Carolina in Reidsville's 27320 zip code. The median value: $210,254. Renters in Reidsville pay an average of $1,000 per month.
Homeowners in Reidsville pay a median property tax of $1,305 per year, which is North Carolina's 58th-most affordable market.
The average household income is $56,647, which ranks 234th-highest in the state.
8. Williamston
The 8th-least-expensive place to live in North Carolina is Williamston's 27892 zip code.
🔎 Key data about Williamston
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 85.4 | No. 8 | N/A |
| Median home value | $130,719[1] | No. 10 | -$233,029 |
| Home affordability ratio | 2.7 | No. 5 | -1.9 |
| Home value five-year change | 16.3%[2] | No. 5 | -21.3% |
| Home value one-year forecast | 0.8%[3] | No. 188 | 0.0% |
| Rental costs | $1,623[4] | No. 111 | $0 |
| Rent affordability ratio | 2.06% | No. 91 | 0.0% |
| Median household income | $48,223[5] | No. 270 | -$30,414 |
| Property taxes | $1,166[6] | No. 27 | -$1,097 |
| Energy costs | $0.17 kWh[7] | No. 291 | $0.03 |
The 10th-cheapest housing market in North Carolina is Williamston's 27892 zip code, with a median home value of $130,719. Renters pay an average of $1,623 per month, the No. 111 rental market in the state.
The median property tax for households in Williamston is $1,166, which makes it the 27th-cheapest place in North Carolina. The average household income of $48,223 ranks 270th.
9. Henderson
Henderson's 27536 zip code is one of North Carolina's most affordable towns, sneaking into the top ten of our rankings.
🔎 Key data about Henderson
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 84.4 | No. 9 | N/A |
| Median home value | $116,812[1] | No. 5 | -$246,936 |
| Home affordability ratio | 2.9 | No. 13 | -1.7 |
| Home value five-year change | 29.2%[2] | No. 36 | -8.4% |
| Home value one-year forecast | -0.5%[3] | No. 9 | -1.3% |
| Rental costs | $1,623[4] | No. 111 | $0 |
| Rent affordability ratio | 2.06% | No. 91 | 0.0% |
| Median household income | $39,985[5] | No. 288 | -$38,652 |
| Property taxes | $1,310[6] | No. 59 | -$953 |
| Energy costs | $0.16 kWh[7] | No. 267 | $0.02 |
The 5th-cheapest housing market in North Carolina is Henderson's 27536 zip code, where the median home value is $116,812. Renters pay an average of $1,623 per month. It's the state's 111th-cheapest rental market.
The median property tax for households within the zip code is $1,310, which makes it the 59th-cheapest property tax rate in North Carolina.
10. Clinton
The final spot on our list of the most affordable places to live in North Carolina goes to the 28328 zip code in Clinton.
🔎 Key data about Clinton
| Data point | Value | Rank (out of 293 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 82.7 | No. 10 | N/A |
| Median home value | $154,420[1] | No. 19 | -$209,328 |
| Home affordability ratio | 2.9 | No. 11 | -1.7 |
| Home value five-year change | 23.7%[2] | No. 12 | -13.9% |
| Home value one-year forecast | 0.8%[3] | No. 188 | 0.0% |
| Rental costs | $1,623[4] | No. 111 | $0 |
| Rent affordability ratio | 2.06% | No. 91 | 0.0% |
| Median household income | $52,942[5] | No. 253 | -$25,695 |
| Property taxes | $1,295[6] | No. 56 | -$968 |
| Energy costs | $0.14 kWh[7] | No. 187 | $0.01 |
Rounding out our top 10 is Clinton's 28328 zip code, with the 19th-cheapest home values in North Carolina.
The median home value is $154,420. Rent in the market costs $1,623 per month on average.
The median property tax for households in Clinton is $1,295, which is the 56th-cheapest property tax rate in the state.
Clinton ranks No. 187 among North Carolina markets by energy costs, with households paying $0.14 per kWh of electricity.
What questions about these cities should I ask local agents?
Once you've found a town you're interested in, you'll want to ask a local agent for details our rankings can't capture. Start with these four questions:
- What neighborhoods inside this zip code have the best resale value?
- What's the rental market like right now?
- Are there local property tax exemptions or homestead programs you'd qualify for?
- What are the most common surprises buyers run into here?
🏡 Need a local agent? We can connect you with an expert who knows the market.
Frequently asked questions about the least expensive places to live in North Carolina
Based on Clever's Affordability Score, the 27870 zip code in Roanoke Rapids is the cheapest place to live in North Carolina.
The median home value is $120,674, and the median household income is $49,502, giving Roanoke Rapids a home affordability ratio of 2.4, meaning a typical home costs about that many times the median annual income.
See our Affordability Score methodology and the full ranking of the 10 cheapest places to live in North Carolina.
The median home value in North Carolina is $363,748.
See the rankings above for how individual cities compare to these state-wide figures.
North Carolina is currently a neutral market, according to Clever's Market Heat Index.
The index reflects the balance between buyer demand and seller supply, which affects how much negotiating power buyers and sellers have in any given market.
Markets also vary by city, county, and neighborhood. It's always good to check with a local real estate agent to understand the dynamics of a given local market.
The median amount homeowners pay in property taxes in North Carolina is $2,263 per year.
Property taxes are a key part of the overall cost of living, and they vary significantly by location. The per-city tax figures in the rankings above show how each of the 10 cheapest places stacks up against the North Carolina median.
📍 The 10 cheapest places to live in your region
How we ranked the most affordable cities and towns in North Carolina
We evaluated 293 zip codes in North Carolina with a population over 10,000 on home values, rental costs, energy rates, property taxes, and five other affordability indicators. We then assigned each market an Affordability Score based on its weighted and combined rankings.
Our proprietary Affordability Score is a score on a scale of 0 (worst in state) to 100 (best in state) that estimates the affordability of a particular zip code. It takes into account these key data points for each zip code.
- Median home value: The median home value for each zip code comes from the Zillow Home Value Index. The lower the median home value relative to the median value in North Carolina, the higher our score on this component. We assign a weight of 13.0% to median home value.
- Home affordability ratio. The home affordability ratio is the typical median home value divided by the median household income in the zip code, which reveals the number of years of household income needed to afford a home in that zip code. A lower ratio is better because it means more households can afford a home. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 28.0% to the home affordability ratio.
- Home value five-year change: The home value five-year change is the amount that the median home value in the zip code has risen or fallen during the last five years. Our data comes from the Zillow Home Value Index. We assign a weight of 10.0% to the home value five-year change.
- Home value one-year forecast: The home value one-year forecast comes from Zillow Forecast data. It projects how much home values in the zip code are forecasted to change in the next year. We assign a weight of 8.0% to the home value one-year forecast.
- Rental costs. The rental costs are the observed rents in the zip code, sourced from the Zillow Observed Rent Index. The index includes "listed rents that fall into the 40th to 60th percentile range for all homes and apartments in a given region." We assign a weight of 7.0% to rental costs.
- Median household income: The inflation-adjusted median household income figures for the zip code comes from the U.S. Census American Community Survey. We assign a weight of 5.0% to median household income.
- Rent affordability ratio. The rent affordability ratio is the ratio of rental costs divided by median household income, which provides the percentage of household income needed to pay a typical month’s rent in the zip code. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 17.0% to the rent affordability ratio.
- Property taxes: The property tax figures are the median real estate taxes paid in the zip code, sourced from the U.S. Census American Community Survey. The lower the property tax rate relative to the North Carolina average, the higher our score on this component. We assign a weight of 8.0% to property taxes.
- Energy costs: The energy costs are the costs of a kilowatt hour (kWh) of residential electricity in the zip code, sourced from the U.S. Department of Energy. The lower the cost of electricity relative to the North Carolina average, the higher our score on this component. We assign a weight of 4.0% to energy costs.
✍️ Editor’s note: Our Affordability Score identifies the most affordable places in a state by zip code. Often the zip code we identify will represent an entire city or portion of a city.
Occasionally the zip code we identify will encompass an area that includes one or more small towns. In these cases, the data we’ve gathered applies to the entire zip code, not just the single town we’re using to help identify the zip code's location.
If you’re looking to move to one of these affordable places, we recommend doing additional research to make sure the costs in the area — and the quality of life it offers — meet your specific needs.
Why you should trust us
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Our team is committed to making home purchasing more transparent by educating buyers and sellers through guides like this one. Our writers, editors, and industry-leading researchers strive to provide readers with the most up-to-date, accurate, and useful information.
Our research has been featured in The New York Times, Business Insider, Inman, Housing Wire, and many more publications.
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