Housing market/North Carolina/ZIP 27704
ZIP 27704 Durham, North Carolina
Durham-Chapel Hill, NC HUD Metro FMR Area · North Carolina. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 27704 · NC — sent to you.
ZIP 27704 · NC
ACS rent vs 2BR SAFMR
ZIP 27704 — Durham, NC HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 27704
- 1-unit detached11,57168.8%
- 1-unit attached8705.2%
- 2–4 units9165.4%
- 5–49 units2,63915.7%
- 50+ units5563.3%
- Mobile2721.6%
2–4 unit share 5.4% · 5–49 unit share 15.7% · combined 2–49 21.1%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,306 (all bedrooms, occupied rentals).
- Median contract rent $1,118.
- Renters paying ≥30% of income 49.6%; ≥50% 17.9%.
- FY2027 2BR SAFMR $1,660 (1.271× ACS median gross rent).
Population
41,346 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +5.3%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 12 projects, 1,444 units.
- HUD project-based assisted MF: 5 properties, 333 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 1,898 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 27704 41.9% of occupied households are renters; vacancy is 4.5%; ACS median gross rent is $1,306; population increased +5.3% between the 2018 and 2023 ACS vintages; the housing stock includes 916 units in 2–4-unit structures and 2,639 units in 5–49-unit structures; 12 LIHTC projects totaling 1,444 units; FY2027 2BR SAFMR is $1,660 versus ACS median gross rent of $1,306. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
North Carolina research
ZIP 27704 is a Census / HUD profile for Durham-Chapel Hill, NC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 27704 — Durham, NC HUD Section 8 Payment Standards / SAFMR·North Carolina ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is North Carolina research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 27704?
ZIP 27704 (Durham-Chapel Hill, NC HUD Metro FMR Area) has 41,346 residents, 16,076 households, a renter share of 41.9%, median household income of $62,435, and ACS 2023 median gross rent of $1,306. Vacancy is 4.5%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 27704?
ACS counts 374 units in 2-unit buildings, 542 in 3–4 unit buildings, 1,233 in 5–9, 1,057 in 10–19, and 349 in 20–49. Combined 2–49 unit stock is 3,555 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 27704?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,660. See the full schedule and 90–110% payment-standard band on the ZIP 27704 — Durham, NC HUD Section 8 Payment Standards / SAFMR.
Does this North Carolina ZIP profile include Georgia listings?
No. ZIP 27704 is Census / HUD research for Durham-Chapel Hill, NC HUD Metro FMR Area. Jeff Crowe CRE does not list North Carolina property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.