New Hanover County, NC

New Hanover County presents a mixed entry case: published rent is holding better than Zillow’s value measure, while visible resale conditions require price discipline. It merits investigation by buyers who can verify operating costs and caution from those relying on appreciation. Zillow’s 2026-06 county observation shows a $452,192 median home value and $1,698 monthly asking rent; the value fell year over year while rent rose, leaving a published 4.51% gross yield before costs. FHFA’s repeat-transaction HPI rose 4.67% in 2025, but it is an index, not a home value, and cannot be combined with Zillow’s differently dated measure.

Carrying costs decide whether the headline yield survives. The effective property-tax rate is 0.54%, and the published median tax also needs parcel verification because assessed value may not match the target asset. HUD’s two-bedroom FMR is a payment standard, not market asking rent, and cannot replace the published rent or establish yield. Insurance, wind and flood premiums, maintenance, vacancy, financing and acquisition price are not published, preventing a net-yield conclusion.

Net migration of 1,307 tax-return households coincides with higher average income for movers in ($80,453) than movers out ($64,750), a demand clue rather than evidence of tenant absorption or permanence. Investors accounted for 14.39% of 3,154 purchases, indicating non-owner competition but not its submarket, property type, cash flow or resale intent. QCEW reports annual covered jobs at county workplaces, not resident employment, unemployment or a forecast; Education and health services is its largest disclosed private supersector.

Realtor.com’s 2026-06 MLS evidence warrants offer-level discipline: median marketing time was 62 days and 19.72% of active listings had price reductions. These are asking-market marketing and concession indicators, not closed-sale prices or proof of buyer demand alone. Hurricane is the dominant hazard, and modeled climate loss is 0.45% of building value per year; exposure and insurability require property review. Missing flood zone, elevation, claims, deductible, replacement-cost, lease, vacancy, capex and comparable-sale evidence prevents a property-level underwriting verdict.