Investing in Northampton County, North Carolina

Northampton County is in northeastern North Carolina along the Virginia border. The county is largely rural, with small towns and lake communities, and it benefits from proximity to I-95 and regional job centers in nearby counties. NCPedia+1

Major towns and communities include Conway, Garysburg, Gaston, Jackson (county seat), Lasker, Rich Square, Seaboard, Severn, and Woodland. Northampton County+1

Investors are attracted to Northampton County for several practical reasons. The county offers some of the most affordable real estate in North Carolina, with median home values around $102,200, creating opportunities for ultra-low-cost entry points ideal for cash-flow investors. Northampton County’s location directly on Interstate 95 provides exceptional transportation access, positioning it within 90 miles of three major markets: Raleigh-Durham International Airport, Norfolk International Airport, and the Hampton Roads deep-water port complex.

This I-95 location also creates potential for distribution and logistics opportunities. The county is served by three US primary routes and CSX Transportation freight rail service along three main tracks, enhancing connectivity for commerce. Two municipal airports in Woodland and Roanoke Rapids provide aviation access with 4,000-foot paved lighted runways. The county’s historically low housing costs, combined with access to major employment centers in neighboring counties (particularly Roanoke Rapids and Henderson), create opportunities for investors targeting workforce renters seeking extreme affordability.

Northampton County has a low cost of living and benefits from recent infrastructure investments, including a $500,000 Southeast Crescent Regional Commission grant to replace the Progressive Lift Station serving 21 businesses and 486 households. The county’s agricultural heritage, rural character, and proximity to employment centers make it a commuter market for those willing to trade convenience for affordability.

Population & Demographic Overview

  • Current population (July 1, 2024 est.): 16,580 Census.gov
  • Population trend (2020 base → 2024 est.): -5.1% (decline) Census.gov
  • Median household income (2019–2023): $47,935 Census.gov

General tenant demographics (investor lens):

  • Predominantly workforce and fixed-income households (a higher share of seniors: 65+ is 30.9%). Census.gov
  • Many rentals skew toward affordability/necessity-driven demand vs. luxury demand (median gross rent is shown as $749 in ACS 2019–2023). Census.gov

The median age is 51.6 years, considerably older than both the state median of 39.1 years and the national median of 38.7 years, making it one of North Carolina’s oldest counties by median age. Approximately 22.6% of residents are under 18, while a significant and growing portion of the population is approaching or in retirement age.

Racial Demographics: Northampton County is a majority-minority county with 54.2% Black or African American (Non-Hispanic), 39.0% White (Non-Hispanic), and 3.64% identifying as two or more races. The county has a rich African American heritage and culture dating back centuries.

Commuting Patterns: Approximately 75% of employed residents commute out of Northampton County to work in neighboring counties, primarily to Roanoke Rapids (Halifax County), Henderson (Vance County), and other regional employment centers. The average commute time is 28.2 minutes.

Housing Characteristics: The homeownership rate is 73.2%, higher than the national average of 65%, indicating a predominantly owner-occupied market. The median property value is $102,200, approximately one-third of the national average of $303,400, making it one of North Carolina’s most affordable counties for homeownership. The median rent is $771 per month.

Educational Attainment: Educational attainment is lower than state averages, with ongoing efforts to improve workforce development through partnerships with regional community colleges.

Rental Market & Long-Term Rental Potential

Because Northampton is a smaller rural market, listing volume can be thin at times—investors often rely on HUD Fair Market Rents (FMRs) plus active listings to sanity-check achievable rent.

Typical rent ranges (2BR / 3BR):

  • 2-bedroom: roughly $1,026/month (HUD FMR baseline) HUD User
  • 3-bedroom: roughly $1,236/month (HUD FMR baseline) HUD User
  • Live listing example (3BR house in Gaston): $1,475/mo (useful as a current-market reference point) Zillow+1

The rental market is relatively tight in certain segments, particularly for quality affordable housing. Properties that are well-maintained and priced appropriately lease within reasonable timeframes.

Primary Rent Drivers:

  • Commuters to Roanoke Rapids (Halifax County) seeking lower housing costs
  • Commuters to Henderson (Vance County) where Maria Parham Medical Center and other employers are located
  • Interstate 95 corridor workers in distribution, logistics, and trucking
  • Local government employment (Northampton County, municipalities)
  • Education employment (Northampton County Schools)
  • Agricultural sector workers
  • CSX Transportation railroad employees
  • Retirees on fixed incomes requiring low-cost housing
  • Limited new construction creating demand for existing rental stock

Common Tenant Profile: The typical renter includes workforce employees commuting to neighboring counties (75% of workers commute out for employment), retirees and seniors on fixed incomes, families seeking the most affordable housing in the region, agricultural workers, local government and education employees, and transportation/logistics workers. The market primarily serves working-class tenants with lower incomes requiring affordable housing options.

Properties lease at rates that reflect the local income demographics, with most tenants seeking the lowest possible rents while maintaining basic housing quality standards.

Fix-and-Flip & Value-Add Opportunities

Pricing backdrop (use multiple sources):

  • Zillow typical home value (ZHVI): $115,952 (data through Nov 30, 2025) Zillow
  • Redfin median sale price (Nov 2025): about $221,500 with ~24 days to sell (limited data note applies in smaller counties). Redfin
  • QuickFacts median value of owner-occupied homes (2019–2023): $102,200 Census.gov

What that can mean for value-add investors:

  • Entry price points can be low, but deal quality varies heavily by location (town core vs. lake-influenced areas vs. truly rural). Zillow+1
  • Renovation upside exists when you’re repositioning outdated stock to meet current buyer expectations, but exit liquidity is thinner than metro markets—plan longer hold times and conservative ARVs. Redfin
  • DOM and comps: Redfin indicates ~24 days on market in Nov 2025, but also flags limited home-type data—investors should comp by micro-area and property type (lake vs. non-lake; manufactured vs. stick-built). Redfin

Local Economy & Employment Base

Northampton County’s economy is smaller and more rural, but it includes retail trade, logistics/distribution, manufacturing, and food/ag-related operations.

Examples of notable employers/industry presence (reported sources):

  • Retail trade as a top industry by employment (2023) and Lowe’s Home Centers Inc. listed as a top employer category (2023). NC Rural Center
  • Industrial/manufacturing & processing employers cited by the Northampton County Chamber (examples listed include Georgia-Pacific, International Paper, Purdue Farms, and others). Northampton Chamber of Commerce

Why this matters to investors: a diversified base across retail/logistics/manufacturing helps support baseline rental demand even when population growth is flat-to-down, but job concentration and commuting patterns can vary by town. Census.gov+1

Why Invest in Northampton County?

  • Ultra-Low Entry Points – Median home values around $102,200, among the lowest in North Carolina, with distressed properties available under $75K
  • Extreme Cash Flow Potential – Very low acquisition costs create opportunities for strong percentage returns on rental properties
  • Interstate 95 Location – Direct access to the nation’s primary east coast corridor connecting Florida to the Northeast
  • Transportation Infrastructure – CSX railroad, two municipal airports, three US highways, proximity to major airports and seaboard ports
  • High Homeownership Rate – 73.2% owner-occupied indicates stable housing market and quality of homeownership
  • Commuter Market – 75% of workforce commutes out, creating rental demand from workers in Roanoke Rapids, Henderson, and regional employers
  • Economic Development Incentives – Tier 1 designation provides access to enhanced state and federal assistance for job creation
  • Low Competition – Limited investor activity due to small market size creates opportunities for diligent investors
  • Infrastructure Improvements – Recent $500K grant for utility upgrades supporting economic development
  • Regional Positioning – Within 90 miles of Raleigh-Durham, Norfolk, and Hampton Roads providing access to multiple employment markets

Buying or Selling Property in Northampton County?

JND Real Estate Group, LLC works with local and out-of-state investors looking to buy discounted properties in Northampton 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.