Investing in Pitt County, North Carolina

Pitt County is in Eastern North Carolina and anchored by Greenville (the county seat), with additional municipalities including Winterville, Ayden, Farmville, Grifton, Grimesland, Fountain, and Bethel.

Investors are attracted to Pitt County for multiple compelling reasons. The county is anchored by East Carolina University (ECU), with approximately 28,000 students creating consistent and substantial rental demand for student housing and workforce rentals near campus. ECU Health Medical Center (formerly Vidant Medical Center) is the largest employer in eastern North Carolina and one of only four Level I Trauma Centers in the state, employing over 12,000 healthcare professionals and generating significant high-income rental demand from doctors, nurses, and medical staff.

The presence of a major R1 research university combined with a flagship academic medical center creates a stable economic foundation that insulates the market from volatility seen in purely agriculture or manufacturing-dependent counties. Home prices remain significantly below national averages while offering urban amenities, healthcare infrastructure, and cultural attractions that support quality of life.

The cost of living is approximately 1.7% below the national average, making it attractive for both tenants and owner-occupants. Greenville’s emergence as a tech hub, with companies like MrBeast (YouTube’s highest-earning creator with over 240 million subscribers) and Grover Gaming establishing operations, signals economic diversification beyond traditional healthcare and education sectors. The city’s vibrant downtown, growing arts scene, Tar River waterfront amenities, and college-town atmosphere create demand across multiple tenant demographics from students to professionals to retirees.

Pitt County benefits from excellent transportation connectivity via US Highway 264 and proximity to Interstate 95, with continued growth projected as development pressures increase in more expensive Triangle markets.

Population & Demographic Overview

  • Current population (July 1, 2024 est.): 180,783 Census.gov
  • Population trend (2020 base → 2024 est.): Up, with Census QuickFacts showing growth from the 2020 estimates base to 2024. Census.gov
  • Median household income (2019–2023, in 2023 dollars): $58,851 Census.gov+1

The median household income in Pitt County is $58,851 (2023), which is above many rural eastern North Carolina counties but below the state median. The per capita income is $43,083. The poverty rate stands at 19.4%, higher than the national average of 12.4%, reflecting the large student population and economic disparities within the county. However, the county also has high-income census tracts exceeding $100,000 median household income in select areas.

The median age is 33.6 to 35.0 years, significantly younger than both state and national averages, driven by the substantial college student population. Approximately 22.3% of residents are under 18, while 14.5% are 65 or older, indicating a young, dynamic demographic profile.

Racial Demographics: The county is 51.9% White (Non-Hispanic), 34.9% Black or African American (Non-Hispanic), 7.6% to 7.7% Hispanic or Latino, 1.77% Asian (Non-Hispanic), with additional diversity from other racial groups. Approximately 73.1% of residents live in urban areas while 26.9% live in rural areas.

Educational Attainment: Approximately 28.7% of residents over 25 hold a bachelor’s degree or higher, elevated by the university’s presence. The high school graduation rate stands at approximately 85%.

Housing Characteristics: Of the 70,016 occupied housing units, 53.6% are owner-occupied while 46.4% are renter-occupied, reflecting the substantial student and young professional renter population. The rental vacancy rate is 7.7%, indicating a relatively healthy rental market balance.

Tenant Demographics: Primary tenant profiles include East Carolina University students (approximately 28,000 creating massive housing demand), healthcare professionals employed at ECU Health Medical Center and associated facilities (12,000+ employees), university faculty and staff, young professionals in business and tech sectors, military personnel commuting from nearby installations, graduate students and medical residents, and families seeking access to quality schools and healthcare infrastructure. The substantial presence of medical residents, nurses, and physicians creates high-quality, stable tenant demand with above-average incomes.

Rental Market & Long-Term Rental Potential

Conservative underwriting benchmarks (HUD Fair Market Rents, FY 2025 – Greenville, NC MSA / Pitt):

Typical market rent ranges (directional “street rent” checks from active listings):

  • 2-bedroom homes: roughly $1,300–$1,450/mo in sample Greenville-area house listings (verify by neighborhood and condition). Zillow
  • 3-bedroom homes: roughly $1,250–$2,250/mo across Pitt County and ~$1,200–$2,600/mo in Greenville sample listings (wide spread driven by size, location, and finishes). Zillow+1

Recent data shows rents have increased 6.7% year-over-year in some periods, though the market has also seen stabilization phases. Most rental properties fall in the $1,000 to $1,500 range (41% of inventory), with 39% in the $700 to $1,000 range.

Primary Rent Drivers:

  • East Carolina University enrollment of approximately 28,000 students creating enormous student housing demand
  • ECU Health Medical Center (12,000+ employees) and associated medical facilities generating high-income professional rental demand
  • Pitt Community College serving 23,000+ students annually with workforce training and education
  • Brody School of Medicine at ECU producing medical residents and physicians requiring housing
  • Tech sector growth with MrBeast Studios, Grover Gaming, and other emerging companies
  • Pitt County Schools employing teachers and staff
  • Young professional workforce in business services, retail, and hospitality sectors
  • Affordable cost of living attracting renters priced out of Triangle markets
  • Vibrant college town atmosphere with cultural amenities, restaurants, and entertainment

Common Tenant Profile: The typical renter includes college students (both undergraduate and graduate), medical residents and fellows, healthcare professionals (nurses, technicians, therapists), university faculty and staff, young professionals in tech and business, military-affiliated renters, and families seeking quality schools and medical access. The substantial medical professional tenant pool provides stable, high-income renters with excellent payment histories. Properties lease relatively quickly, with median rental listing time around 34 to 44 days when priced appropriately. The 46.4% renter-occupied rate indicates a mature, substantial rental market.

Fix-and-Flip & Value-Add Opportunities

Pricing + liquidity indicators (recent public snapshots):

  • Zillow average home value (county): $239,752 (up 1.6% over the past year; Zillow also notes homes go pending in ~28 days). Zillow
  • Redfin median sale price (Nov 2025): ~$268,500–$269K Redfin
  • Days on Market (DOM): Redfin reports homes selling after about 49 days on average (Nov 2025). Redfin

Investor focus (how flips/value-add typically pencil here):

  • Entry points can work when you buy below retail due to condition (dated interiors, deferred maintenance, layout issues) and renovate to the local “move-in-ready” standard without over-improving.
  • Liquidity looks workable at the county level (DOM ~7 weeks), but exits can vary meaningfully by price band and school zone/neighborhood, so comp selection matters more than “county averages.” Redfin+1

Local Economy & Employment Base

Key anchors supporting rental stability and resale confidence include:

  • ECU Health Medical Center / ECU Health (major regional healthcare employer and system). ECU Health+1
  • East Carolina University (ECU) in Greenville. East Carolina University+1
  • Pitt Community College (workforce training pipeline). Pitt Community College+1
  • County materials also cite a broader base including pharma/life sciences and manufacturing employers (e.g., Thermo Fisher Scientific and others listed in the county CHNA). ECU Health

Why Invest in Pitt County?

  • Major University Market – East Carolina University’s 28,000 students create massive, consistent rental demand with built-in tenant turnover
  • Healthcare Employment Hub – ECU Health employs 12,000+ workers with Level I Trauma Center attracting high-income medical professionals
  • Below-National-Average Pricing – Median home prices 38-46% below national average while offering urban amenities and infrastructure
  • Young Demographics – Median age of 33.6 years driven by university and medical sectors creates dynamic, growing population
  • R1 Research University – ECU’s R1 designation indicates highest research activity, attracting federal funding and talent
  • Emerging Tech Sector – MrBeast Studios and Grover Gaming establishing operations, diversifying economy beyond traditional sectors
  • High Rental Demand – 46.4% of housing units are renter-occupied, indicating mature rental market with substantial tenant pool
  • Medical Professional Tenants – Large population of doctors, nurses, and medical staff provides high-quality, stable renters
  • Economic Stability – Diversified economy across healthcare, education, technology, and services insulates from single-industry downturns
  • College Town Atmosphere – Vibrant downtown, arts scene, ECU athletics, restaurants, and entertainment create quality of life appeal
  • Regional Hub – Serves as economic center for 29-county eastern North Carolina region
  • Affordable Cost of Living – 1.7% below national average makes market attractive for relocation and retention
  • Multiple Tenant Demographics – Students, medical professionals, faculty, young professionals, and families provide diverse demand

Buying or Selling Property in Pitt County?

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