GROUNDED DATA PROTOCOL:
Manual audit of Single-Family detached resale inventory only; new construction excluded. Prices reflect the 93 active listings on the market July 28, 2026. Days on market reflect the 30 listings currently under contract — the homes buyers actually chose.
| Zip | Avg Price (Active) | Med Price (Active) | Avg DOM (Pending) | Med DOM (Pending) |
|---|---|---|---|---|
| 27601 | $604,703 | $525,000 | 38 Days | 25 Days |
| 27605 | $1,691,556 | $1,600,000 | 49 Days | 59 Days |
| 27607 | $1,293,997 | $902,250 | 70 Days | 45 Days |
| 27608 | $1,261,500 | $1,247,500 | 32 Days | 12 Days |
Grounded Perspective
Pricing: ITB pricing splits sharply along the Beltline’s oldest and newest development lines. Downtown Raleigh (27601) anchors the affordable end at a $525,000 median on the deepest inventory in the group, 36 active listings. Oberlin & Glenwood (27605) sits at the other extreme: the tightest supply here, just 9 active, commanding a $1,600,000 median. Meredith Woods & Blue Ridge Corridor (27607) and Five Points (27608) occupy the middle-to-upper tier, both clearing seven figures on average even as their medians ($902,250 and $1,247,500) point to two different kinds of estate product.
Velocity: Five Points (27608) is the fastest-moving zip in the ITB core at a 12-day median to contract — well-prepared inventory here does not sit. Downtown Raleigh (27601) follows at 25 days. The two priciest zips run slower: Meredith Woods (27607) at 45 days and Oberlin & Glenwood (27605) at 59, evidence that estate-tier ITB product takes real patience to find its buyer, even a well-qualified one.
The Bottom Line
The ITB core enters this cycle with 93 active detached resales against 30 under contract, spanning the widest price band in this audit series. Scarcity still does the heavy lifting inside the Beltline, but the spread in days-to-contract between Five Points and Oberlin & Glenwood shows buyers are no longer paying any price for any address — preparation and realistic pricing now decide who moves fast.
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