Cumberland County, North Carolina Real Estate Investing Guide

Cumberland County is located in the south-central region of North Carolina, approximately 60 miles south of Raleigh. The county seat is Fayetteville, which serves as the economic and population center. Other communities include Hope Mills, Spring Lake, Stedman, and Wade.

Investors are drawn to Cumberland County primarily due to the presence of Fort Liberty (formerly Fort Bragg)—one of the largest military installations in the world with over 50,000 active duty personnel. Renamed Fort Bragg in February 2025 (honoring World War II paratrooper Roland L. Bragg), the base creates massive economic impact and drives consistent rental demand from military personnel, families, and civilian contractors who frequently rotate through the area on orders.

The county’s strategic location provides access to both military and civilian employment opportunities. Fort Liberty alone supports thousands of direct and indirect jobs, while the county has also developed a diversified economy including healthcare, education, manufacturing, and retail sectors. The presence of Fayetteville State University, Methodist University, and Fayetteville Technical Community College adds to the rental demand from students and faculty.

Cumberland County offers attractive entry points for both rental hold and fix-and-flip strategies, with median home prices significantly below the national average and a large renter population driven by military assignments. The county’s population of over 337,000 makes it the 5th most populous in North Carolina, providing depth and liquidity for real estate investors.

Population & Demographic Overview

Current population: 336,749 (2023). Data USA

Population trend: +0.46% growth from 2022 → 2023. Data USA

Median household income: $58,780 (2019–2023, inflation-adjusted). Census.gov+1

Median age: 31.8 (2023). Data USA

The median household income in Cumberland County is $58,780 (2023), up from $55,551 in 2022, representing a 5.81% increase. The per capita income is $32,150. The county’s racial composition includes White (40.6% to 41.0%), Black or African American (36.4%), Hispanic (12.5%), and other groups. The median age is 31.7 to 32.1 years—significantly younger than the state average of 39.4 years—reflecting the large military population.

The tenant base in Cumberland County is heavily influenced by the military presence and includes active duty military personnel stationed at Fort Liberty, military families requiring off-base housing, civilian government employees and contractors working on base, students attending Fayetteville State University (HBCU), Methodist University, and Fayetteville Technical Community College, healthcare workers at Cape Fear Valley Health System, and service industry workers. Approximately 54% of households in Fayetteville are renter-occupied while 46% are owner-occupied, which is higher than typical counties due to the transient military population. The veteran population comprises 19% of residents, more than double the national average of 6.1%.

Rental Market & Long-Term Rental Potential

Baseline rent signal (HUD FY2025 FMR – Fayetteville, NC HMFA / Cumberland County):

Local rent benchmarks (market snapshots):

  • Zillow reports average rent (all beds / all property types) in Fayetteville ~ $1,400 (updated Dec 16, 2025). Zillow
  • Rentometer estimates Fayetteville averages around ~$1,203 (2BR) and ~$1,560 (3BR) (current period). Rentometer

Typical monthly rent range (low → high):

3BR: roughly $1,500 – $2,000+ depending on commute-to-base corridors, schools, and finishes. huduser.gov+1

2BR: roughly $1,150 – $1,500+ depending on location/condition (FMR + market averages as anchors). huduser.gov+2Rentometer+2

Primary rent drivers include Fort Liberty (50,000+ active duty personnel plus thousands of civilian employees), Cumberland County Board of Education (large employer), Cape Fear Valley Health System (major healthcare employer), Fayetteville State University, Methodist University, and Fayetteville Technical Community College, Goodyear Tire and Rubber, Walmart, and various retail and service sector employers. The military installation alone provides economic stability that transcends typical economic cycles.

The common tenant profile is dominated by military personnel on PCS (Permanent Change of Station) orders, typically requiring 1-3 year leases, military families seeking off-base housing with proximity to schools and base gates, civilian contractors and government employees working at Fort Liberty, college students, healthcare professionals, and young service members and veterans. The transient nature of military assignments creates consistent turnover and sustained rental demand, with most tenants seeking properties within 15-20 minutes of base access points.

Fix-and-Flip & Value-Add Opportunities

The median home sold price in Cumberland County (Fayetteville market) ranges from $199,246 to $280,000 depending on source and time period in 2024-2025, with most recent data showing prices around $228,000 to $239,000 (August to October 2025). The market has shown appreciation of 5.7% to 12.4% year-over-year depending on the data source and time frame analyzed. The median price per square foot is approximately $147 to $154.

Typical price ranges for distressed or fixer properties generally fall between $140,000 and $200,000, providing accessible entry points for investors. Properties requiring cosmetic updates, system replacements, or more extensive renovations can often be acquired well below median prices, particularly in areas outside the immediate vicinity of Fort Liberty gates and premium school districts.

Homes in Fayetteville averaged 22 to 46 days on market in 2024-2025, with some sources reporting homes selling in as little as 11 days during peak periods. The market shows moderate competitiveness with homes receiving an average of 1 offer and approximately 39 days on market currently. In recent months, approximately 67% of homes sold under asking price, 20% at asking, and 13% over asking, suggesting negotiation opportunities exist.

The housing supply in Fayetteville reached 4.10 months in August 2024, approaching the healthy 5-6 month equilibrium but still indicating a slight seller’s market. The market supports value-add strategies for investors who can improve distressed inventory and position properties for military buyers or renters who need quick, move-in-ready occupancy. Properties near Fort Liberty gates, good school districts, and with modern finishes command premium pricing and faster sales.

Local Economy & Employment Base

Cumberland County’s economy is heavily anchored by military installations and supporting industries, with growing diversification:

Major Employers:

  • Fort Liberty (Fort Bragg) (52,000+ active duty personnel, thousands of civilian employees, massive economic impact)
  • Cumberland County Board of Education (4th largest school system in NC, 1,000+ employees)
  • Cape Fear Valley Health System (major regional healthcare provider, multiple facilities)
  • Fayetteville State University (HBCU with thousands of students and employees)
  • Methodist University (private university)
  • Fayetteville Technical Community College (large community college system)
  • Goodyear Tire and Rubber Company (major manufacturing employer)
  • Walmart (major retail employer)
  • Cumberland County Government
  • Department of Defense (largest employer by far)

Economic Drivers:

  • Military installations provide the foundation of the local economy, supporting thousands of direct and indirect jobs across all sectors
  • Healthcare sector with Cape Fear Valley Health System anchoring regional medical services
  • Education through three major institutions providing stable employment and rental demand
  • Manufacturing sector including Goodyear, automotive parts, and power tools
  • Retail and service sectors supporting the large military and civilian population
  • Average hourly wage: data varies, but the median household income has increased to $58,780
  • 17.2% poverty rate (higher than national average of 12.4%)

The military presence creates economic stability and reduces exposure to typical economic cycles. Military budgets and personnel levels remain consistent, providing predictable employment and housing demand. The Department of Defense is by far the largest employer, with extensive civilian positions in healthcare, education, and services supporting the base population.

Why Invest in Cumberland County?

  • Massive Military Demand: Fort Liberty’s 52,000+ service members create reliable, recession-resistant rental demand
  • High Renter Population: 54% renter-occupied households in Fayetteville due to military and student populations
  • Affordable Entry Points: Median home prices $199,000-$239,000 with distressed properties available $140,000-$200,000
  • 5th Most Populous County: Population of 337,000+ provides market depth and liquidity
  • Economic Stability: Military installations provide consistent employment base that transcends economic cycles
  • Young Demographics: Median age 31.7 years (military families and service members)
  • Above-Average Income Growth: Median household income increased 5.81% (2022-2023) to $58,780
  • Education Hub: Three major institutions (FSU, Methodist, FTCC) add rental demand beyond military
  • Veteran Population: 19% veterans (more than double national average) often return to area after service
  • Below National Average Costs: Rents 33-36% below national average, home prices significantly below national median
  • Consistent Turnover: Military PCS cycles create regular tenant turnover with new rental demand
  • Major Healthcare Employer: Cape Fear Valley Health System provides stable civilian employment
  • Strategic Location: 60 miles from Raleigh, access to I-95 corridor

Buying or Selling Property in Lenoir County?

JND Real Estate Group, LLC works with local and out-of-state investors looking to buy discounted properties in Lenoir County, North Carolina. If you are searching for off-market deals, long-term rental properties, or fix-and-flip opportunities, contact us today to learn more.

Contact Information:

Janice Shearin – 252-326-1197
Dwight Cox – (919) 944-7248

jdrealestategroup@yahoo.com

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Important Investment Disclosure

The information provided on this page is for general informational purposes only and is not intended to be financial, legal, tax, or investment advice. All market data, population statistics, rental estimates, pricing information, and other metrics are derived from third-party sources believed to be reliable; however, JND Real Estate Group, LLC makes no representations or warranties as to the accuracy, completeness, or timeliness of such information. Real estate markets are subject to change, and conditions may vary by property, neighborhood, and time. Investors are strongly encouraged to conduct their own independent due diligence, verify all data independently, and consult with licensed professionals prior to making any investment decision. JND Real Estate Group, LLC assumes no liability for investment decisions made based on the information presented on this website.