Investing in Warren County, North Carolina

Warren County is located in the northeastern Piedmont region of North Carolina along the Virginia border. The county seat (and largest community) is Warrenton, with other towns including Norlina and Macon. Wikipedia+1

From an investor standpoint, Warren County is typically analyzed as a small, rural affordability market where performance is driven by workforce rental demand, limited inventory, and deal selection (buy basis + property condition). Because the county is largely rural, underwriting should be hyper-local (street/neighborhood comps matter more than “county averages”). Wikipedia

Population & Demographic Overview

  • Current population (2024 estimate): 19,081 Wikipedia+1
  • Trend: 2024 estimate is slightly above the 2020 census count of 18,642 (modest growth). Wikipedia
  • Median household income: Warren County’s up-to-date median household income should be pulled from U.S. Census Bureau (ACS) or DataUSA for your 1–2 year freshness standard. (My web results for official Census/DataUSA pages didn’t return reliably for this specific county in this session.) Wikipedia

The median household income in Warren County is $45,279 (2023), which is significantly below the North Carolina state median of $69,904 and represents only about two-thirds of the state average. The per capita income is $31,482. The poverty rate is 22.2%, nearly double the national average of 12.4%, with child poverty at 27.3%, reflecting significant economic challenges but also creating demand for affordable housing.

The median age is 48.6 years, considerably older than both the state median of 39.1 years and the national median of 38.7 years. Approximately 22.6% of residents are under 18, while a significant portion of the population is approaching or in retirement age, indicating demographic shifts toward an older population.

Racial Demographics: Warren County is a majority-minority county with 47.1% Black or African American (Non-Hispanic), 37.7% White (Non-Hispanic), 5.0% American Indian and Alaska Native (primarily Haliwa-Saponi tribe members residing in southeastern portions), and 4.11% identifying as two or more races. The county has a rich multicultural heritage.

Approximately 71.7% of housing units are owner-occupied, while 28.3% are rental properties. The median rent is approximately $771 per month. About 96.7% of residents are U.S. citizens, and virtually no households report speaking a non-English language as their primary language.

Educational Attainment: Educational attainment is lower than state averages, with workforce development being an ongoing focus.

Tenant Demographics: Primary tenant profiles include retirees seeking affordable lakefront or rural living, workforce renters employed in neighboring counties (particularly Henderson/Vance County and the Triangle area), families seeking the lowest-cost housing in the region, seasonal and vacation renters drawn to Lake Gaston and Kerr Lake, and individuals working in local government, education, healthcare (commuting to Henderson), and agriculture sectors.

Rental Market & Long-Term Rental Potential

Average rent ranges (2BR / 3BR) + typical monthly range (low–high):
For Warren County, you should publish these using one of the recommended sources you listed:

  • HUD Fair Market Rents (FMRs) for a conservative underwriting baseline
  • Zillow Rental Data / active listings to reflect current asking rent bands
  • Optional cross-check: Rentometer for sanity-checking ranges

Primary Rent Drivers:

  • Lake Gaston and Kerr Lake tourism creating seasonal and year-round vacation rental demand
  • Commuters to Henderson, NC (Maria Parham Medical Center and other employers) seeking affordable housing
  • Commuters to Raleigh-Durham area (50 miles south) seeking extreme affordability
  • Retirees on fixed incomes requiring low-cost housing
  • Local government employment (Warren County, municipalities)
  • Education employment (Warren County Schools)
  • Agriculture and rural economy workers
  • Limited new construction creating demand pressure on existing rental stock

Common Tenant Profile: The typical renter includes retirees and seniors on fixed incomes, commuters to Henderson or the Triangle, families seeking the most affordable housing in northeastern North Carolina, seasonal renters for lake recreation, and local workforce employees in government, education, and services. The extremely low vacancy rate means qualified properties lease quickly.

Fix-and-Flip & Value-Add Opportunities

Median home price + distressed/fixer band + DOM:
For Warren County, this section is best built from:

  • Redfin (median sale price + Days on Market trend)
  • Zillow (typical value metric / 1-year change)
  • Optional: county MLS snapshots if you have them

Investor-focused value-add takeaways (how to frame it):

  • In rural counties, flips tend to work when you:
    • Buy below retail due to condition (dated interiors, deferred maintenance, functional obsolescence)
    • Renovate to the local “move-in ready” standard (avoid over-improving)
    • Underwrite longer DOM and thinner buyer pools outside the best pockets

Same note as above: my search results didn’t return Warren County’s Redfin/Zillow market pages reliably in this session, so I’m not inserting uncited prices or DOM. If you paste the Redfin “median sale price + DOM” and Zillow “typical value” lines, I’ll format this section with exact numbers.

Local Economy & Employment Base

Warren County’s economy faces significant challenges, with over 14,000 residents (approximately 75% of the workforce) commuting to other counties for employment while only about 7,600 work within Warren County. The county is classified by the North Carolina Department of Commerce as a Tier 1 economically distressed county.

Major Employers:

Local Government & Education:

  • Warren County Government – Largest employer within the county including administrative offices, sheriff’s department, and various county services
  • Warren County Schools – Significant public education employer operating multiple schools
  • Vance-Granville Community College – Educational institution serving the region

Healthcare (Nearby):

  • Maria Parham Medical Center (Henderson, Vance County) – Duke LifePoint regional hospital employing 66+ physicians covering 45 specialties, major employer for Warren County residents who commute
  • Halifax Regional Medical Center – Another nearby healthcare provider
  • Local clinics including H.O.P.E. Regional Medical Clinic serve Warren County

Tourism & Recreation:

  • Lake Gaston tourism industry – Marinas, vacation rentals, restaurants, retail, and recreation services supporting the 50,000-acre lake
  • Kerr Lake tourism – Recreation and tourism services for this 50,000-acre reservoir
  • North Carolina Motorsports Park – Motorsports facility attracting racing enthusiasts

Agriculture:

  • Various farming operations including tobacco, cotton, timber, and other agricultural products continuing the county’s rural heritage

Economic Overview: Warren County’s economy is heavily dependent on residents commuting to neighboring counties for employment, particularly to Henderson (Vance County), Raleigh-Durham, and other nearby employment centers. The largest employment sectors within the county include educational services, healthcare and social assistance (though much of this involves commuting), retail trade, and public administration.

The county has struggled economically since the decline of agriculture and textile manufacturing that historically drove the local economy. Unemployment peaked at 13.3% in 1982 during the recession, and the county continues to face economic headwinds. The per capita income of $31,482 is approximately 80% of the state average.

However, Warren County benefits from its lakefront assets. Lake Gaston and Kerr Lake generate tourism, recreation, and vacation rental income, with numerous marinas, outfitters, and recreation businesses serving visitors. The county’s proximity to Interstate 95 (20 miles) and the Research Triangle (50 miles) provides potential for future growth as development pressures increase in more expensive markets.

Warren County is within an hour’s drive of major healthcare systems including Duke, UNC, and WakeMed, providing residents access to specialized medical care despite limited local facilities.workforce renters) and helps explain where pockets of stable demand may concentrate. Wikipedia

Why Invest in Warren County?

  • Ultra-Low Entry Points – Among the most affordable median home prices in North Carolina, with distressed properties available under $100K and median prices around $200K-$225K
  • Extreme Cash Flow Potential – Very low acquisition costs relative to rents can generate strong percentage returns for buy-and-hold investors
  • Lake Gaston & Kerr Lake – Over 100,000 combined acres of water creating vacation rental opportunities and retirement appeal
  • Commuter Market Potential – Just 50 miles north of Raleigh-Durham and 20 miles from I-95, positioning for Triangle-area commuters seeking affordability
  • Tight Rental Market – 2% vacancy rate indicates strong demand relative to supply
  • Seller’s Market Conditions – Properties selling faster (67% within 30 days), indicating improving market momentum
  • Low Competition – Limited investor activity due to small market size, creating opportunities for diligent investors
  • Recreational Economy – Tourism and recreation from two major lakes supporting seasonal rental income
  • Proximity to Henderson – Maria Parham Medical Center and other employers in neighboring Vance County within 15 miles
  • Rural Lifestyle Appeal – Low-density living, natural beauty, and outdoor recreation attracting retirees and lifestyle buyers

Buying or Selling Property in Warren County?

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