Robeson County, North Carolina Real Estate Investing Guide

Investing in Robeson County, North Carolina

Robeson County is in southern North Carolina along the South Carolina border, positioned on key transportation corridors (including I-95) that connect the Carolinas to major East Coast markets. The county seat and largest city is Lumberton, with other notable communities including Pembroke, St. Pauls, Red Springs, Fairmont, and Maxton.

From an investor lens, Robeson is typically considered a lower-cost, cash-flow oriented market where pricing is well below many NC metros. Demand is largely driven by workforce housing needs, local institutions (education/healthcare), and the county’s role as a regional service hub. Recent state tier rankings continue to classify Robeson as economically distressed (Tier 1), which can correlate with affordability and value-add opportunities, but also requires tighter neighborhood and tenant screening.

Population & Demographic Overview

  • Current population (July 1, 2024 est.): 118,624 Census.gov
  • Recent trend (2020 → 2024): +1.8% (modest growth) Census.gov
  • Longer trend (2010 → 2020): 134,168 → 116,530 (decline over the decade) Census.gov
  • Median household income (2019–2023, in 2023 dollars): $40,318 Census.gov

General tenant / resident profile (high-level):

  • Large share of working-age households and families (Under 18: 26.2%) Census.gov
  • Meaningful Native American population (American Indian/Alaska Native alone: 41.2%) and diverse racial composition overall Census.gov
  • Renters seeking affordable workforce housing, often tied to local employment, healthcare, education, retail, and logistics corridors

The median household income in Robeson County is $40,318 (2023), significantly below the state median. However, the county maintains one of the most diverse demographics in North Carolina, with approximately 39% American Indian (primarily Lumbee Tribe members), 24% White, 23% Black or African American, and 7.5% Hispanic residents. It is a majority-minority county with the largest Native American population of any North Carolina county.

The median age is 37.4 years, younger than the state median of 39.9 years. Approximately 23% of the population is under 18, while 18% is 65 or older.

Tenant Demographics: Primary tenant profiles include university students attending UNC Pembroke, workforce renters employed in healthcare, manufacturing, and retail sectors, military-affiliated renters commuting to Fort Liberty, and families seeking affordable housing options in southeastern North Carolina.

Rental Market & Long-Term Rental Potential

Typical rent ranges (market snapshots + affordability benchmarks):

  • 2-bedroom (county FMR benchmark): about $930/mo (FY 2025) RentData
  • 3-bedroom (county FMR benchmark): about $1,182/mo (FY 2025) RentData
  • Lumberton average rent (all property types): about $975/mo (Zillow market trends page) Zillow

Practical investor takeaway: In Robeson County, Lumberton drives much of the rental “data visibility” online, but performance can vary widely by submarket. Use FMR as a conservative underwriting anchor, then validate with active listings and local comps. Zillow+1

Primary Rent Drivers:

  • University of North Carolina at Pembroke enrollment (8,000+ students creating consistent demand)
  • Healthcare employment at UNC Health Southeastern and other medical facilities
  • Manufacturing workforce from major employers like Campbell Soup, Mountaire Farms, and various textile companies
  • Proximity to Fort Liberty generating military-affiliated rental demand
  • Commuter renters working in Fayetteville seeking lower-cost housing
  • Interstate 95 corridor location supporting logistics and transportation workers

Common Tenant Profile: The typical renter in Robeson County includes college students, young professionals in healthcare and manufacturing, military families, and workforce renters seeking affordable options. The rental market is competitive with properties leasing relatively quickly when priced appropriately, averaging 34 days on market.

Fix-and-Flip & Value-Add Opportunities

Pricing context (two useful reference points):

  • Zillow “average home value” (ZHVI-style metric): about $128,177 (recent 1-year change shown on Zillow) Zillow
  • Recent median sale price (Redfin): roughly $226K (Nov 2025) Redfin

Resale liquidity / Days on Market (DOM)

  • Redfin reports homes selling in roughly ~53 days on average (Nov 2025), which suggests moderate liquidity (not ultra-fast, not frozen). Redfin

Value-add angle (investor-focused)

  • When the “home value” baseline (Zillow) is far below the median sale price (Redfin), it can indicate a market where condition, renovation level, and retail-ready inventory heavily influence exit price—creating room for cosmetic rehabs and light-to-moderate renovations if you buy at the right basis. Zillow+1
  • There are also visible foreclosure / distressed listing categories posted publicly (availability fluctuates), which can support sourcing for value-add strategies. Zillow+1

Underwriting focus for this county

  • Entry price discipline (buying well below likely resale)
  • Renovation scope control (avoid over-improving for the submarket)
  • Exit strategy clarity (retail resale vs. BRRRR refi vs. rental hold)

Local Economy & Employment Base

Key stability drivers to watch in Robeson County include:

  • Healthcare: UNC Health Southeastern (regional hospital presence in Lumberton; healthcare is one of the county’s major employment sectors) UNC Health+1
  • Higher education: The University of North Carolina at Pembroke (UNC Pembroke) UNC Pembroke
  • Public sector / schools: County-level public services and education employment are meaningful in many rural NC counties (and education is listed among major employing sectors locally). Wikipedia
  • Industry mix: Manufacturing, retail, and food/accommodation employment are also significant locally, supporting workforce rental demand (especially near main corridors and job clusters). Wikipedia

Why Invest in Robeson County?

  • Affordable Entry Points – Median home prices 40-50% below state averages, allowing investors to acquire properties with lower capital requirements
  • University Rental Demand – UNC Pembroke’s 8,000+ student enrollment creates consistent demand for rental housing
  • I-95 Corridor Location – Strategic position along major north-south interstate connecting Florida to the Northeast
  • Proximity to Fort Liberty – Military personnel and contractors seeking affordable housing alternatives to higher-priced Fayetteville market
  • Cash Flow Focus – Lower acquisition costs relative to rents can generate positive cash flow for long-term investors
  • Diverse Economy – Multiple employment sectors including healthcare, education, manufacturing, and agriculture provide employment base
  • Low Competition – Less investor activity compared to major metros, potentially creating opportunities for diligent investors

Buying or Selling Property in Robeson County?

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