Economic Indicators
Population, employment, and wage trends driving market fundamentalsData Source: NC Office of State Budget and Management (OSBM) LINC Database. Employment and wage data from Bureau of Labor Statistics. Population estimates from US Census Bureau. Updated annually; 2024 is the most recent complete year.
Real Estate Market Indicators
Transaction metrics and supply-demand signals for property investorsSales by City
| City | Sales | Median Price | Avg DOM |
|---|---|---|---|
| Greenville | 269 | $255,000 | 55 days |
| Winterville | 123 | $325,000 | 61 days |
| Ayden | 42 | $313,420 | 76 days |
| Grimesland | 39 | $387,800 | 125 days |
| Grifton | 20 | $211,742 | 41 days |
| Farmville | 16 | $226,250 | 52 days |
| Bethel | 3 | $170,000 | 49 days |
| Fountain | 2 | $186,000 | 68 days |
| Stokes | 2 | $140,000 | 74 days |
| Washington | 2 | $206,000 | 44 days |
Sales by Property Type
| Type | Count | Median Price | Median $/SqFt |
|---|---|---|---|
| Single Family | 395 | $316,990 | $162.31/sf |
| Townhouse | 99 | $211,000 | $145.53/sf |
| Condo | 13 | $165,000 | $126.73/sf |
| Manufactured | 12 | $199,500 | $108.50/sf |
Full Market Picture
Comparing MLS sales to all recorded deed transfers
What this means: The MLS captures 59.2% of all property transfers in Pitt County. 357 properties traded off-market—these include builder-to-buyer sales, investor deals, wholesales, and estate transfers that never hit the MLS.
Data Sources: HIVE MLS Sales Data | Pitt County Register of Deeds
Transfer Types: Individual→Individual: 584 | LLC→Individual: 144 | Individual→LLC: 100 | LLC→LLC: 48
Seller Tenure & Turnover
Ownership duration trends and market liquidity indicatorsSeller Tenure Composition
How long sellers owned their property before selling (repeat-sales only)
Market Turnover Rate
Percentage of residential properties that sold each period
Data Source: Pitt County Register of Deeds repeat-sales analysis. Turnover rate based on 55,127 total residential parcels.
Methodology Note: Tenure analysis uses the repeat-sales method (same approach as Case-Shiller indices). This tracks properties that have sold at least twice in our records, measuring how long each property was held between sales. First-time sellers (inherited properties, original owners, or properties acquired before records begin) are not included. This provides a reliable measure of market turnover velocity and investor holding patterns.
Rental Market Intelligence
Rental rates, investor metrics, and demand signals by property typeRental Supply by Price Tier
Historical Rent Growth
Based on 5874 closed rental transactions (2015-2025)
Rent by Property Type
| Type | Median Rent | Range (25th-75th) | Listings | Avg DOM |
|---|---|---|---|---|
| Single-Family | $1,850/mo | $1,650 - $2,100 | 68 | 70 days |
| Attached (TH/Condo/Duplex) | $1,450/mo | $1,195 - $1,600 | 124 | 50 days |
Rent by City
| City | Median Rent | SF Median | Listings |
|---|---|---|---|
| Greenville | $1,600 | $1,800 | 130 |
| Winterville | $1,475 | $2,027 | 54 |
| Ayden | $850 | $1,150 | 5 |
Data Source: MLS Rental Listings. Includes Single-Family, Townhouse, Duplex, and Condo rentals. Excludes apartments, multi-unit (3+), and mobile homes.
Methodology: Rent per sqft uses a weighted average (total rent ÷ total sqft), consistent with CBRE and Zillow methodology. Larger units contribute proportionally more to the market average.
Price Appreciation Trends
2-year CAGR trends by municipalityData Source: Pitt County Register of Deeds. Appreciation calculated using repeat-sales methodology (Case-Shiller) from verified arm's-length transactions with minimum 12-month hold period.
NCDOT Road Projects
Transportation infrastructure projects - leading indicator of development activityHow Will This Affect Me?
Search your address on the NCDOT interactive map
Right-of-Way In Progress
4 projectsSR 1203 (Allen Road) U-5875
SR 1467 (Stantonsburg Road) to US 13 (Dickinson Avenue Extension). . Widen to four lanes.
SR 1700 (Evans Street / Old Tar Road) U-2817
SR 1711 (Worthington Road) in Winterville to US 264 Alternate (Greenville Boulevard) in Greenville. . Widen to four lanes.
SR 1704 (Fourteenth Street) U-5917
Red Banks Road to SR 1708 (Firetower Road). . Widen to add median and protected left-turn lanes.
SR 1708 (Firetower Road) U-5785
West of East Arlington Boulevard to NC 33 (East 10th Street) in Greenville. Widen to four lanes.
Under Construction
8 projectsSouth Tar River Greenway EB-5539
Pitt Street to Nash Street in Greenville. Construct greenway using existing sidewalks, roads and on new location along the river.
Various EB-6042
Locations including along the Tar River, Moye Boulevard, the Norfolk Southern rail corridor, and Town Creek in Greenville. Construct multi-use path.
US 264 Alternate (Greenville Boulevard) HS-2002E
SR 1534 (Old Pactolus Road) intersection. Construct restricted-crossing intersection.
NC 33 HS-2002J
US 13 / NC 11 (Memorial Drive) to Daughtridge Drive in Greenville. Install median island and revise pavement markings.
US 264 HS-2002T
Wilson County line to SR 1128 (Davenport Farm Road) / SR 1206 (Bell Arthur Road) in Pitt County. Install rumble stripes.
NC 11 / NC 903 (Greenville Southwest Bypass) R-2250
NC 11 to US 264 (Greenville Bypass) in Winterville. . Construct four lane divided facility on new location with bypass of Winterville.
SR 1620 (Dickinson Avenue) U-5606
NC 11 to Reade Circle. . Improve roadway.
SR 1571 (West 5th Street) U-6240
Cadillac Street to Reade Circle in Greenville. . Rehabilitate and realign roadway.
Planned Projects
3 projectsUS 264 Alternate (Greenville Boulevard) HS-2002AH
South of Luci Drive to NC 33 (10th Street) in Greenville. Construct pedestrian improvements.
NC 43 HS-2002S
NC 118 in Craven County to SR 1730 (Herman Garris Road) in Pitt County, and SR 1205 (Rock Spring Road) to southern limits of Falkland, and northern limits of Falkland in Pitt County to NC 42 in Edgecombe County. Install rumble stripes and pavement markings.
NC 43 U-5991
SR 1708 (Fire Tower Road) to SR 1711 (Worthington Road). Widen to multi-lanes.
Data Source: NCDOT Transportation Improvement Program (TIP) and State Transportation Improvement Program (STIP). Parcel impact counts based on GIS proximity analysis to project corridors.
Municipal Annexations
City expansion enabling new development and utility accessData Source: Greenville City Council and Pitt County Board of Commissioners meeting transcripts. Unit projections and tax valuations are staff estimates presented during public hearings.
Developer Activity Summary
Builder/developer metrics, permits, and project trackingBuilder Activity
| Builder | Permits | Share | YoY | Last Active |
|---|---|---|---|---|
| BILL CLARK HOMES OF GREENVILLE, LLC | 24 | 8.2% | +6 ↑ | 2w ago |
| D.R. HORTON, INC, T/A | 14 | 4.8% | +7 ↑ | 3w ago |
| GRIMES BUILT CONSTRUCTION, LLC | 2 | 0.7% | +1 ↑ | 4w ago |
| CAVINESS & CATES BLDG AND DEVELOPMENT COMPANY OF GREENVILLE | 7 | 2.4% | +2 ↑ | 5w ago |
| A ELKS CONSTRUCTION, INC | 3 | 1.0% | -18 ↓ | 2mo ago |
| WJH LLC, T/A | 7 | 2.4% | +2 ↑ | 2mo ago |
| PORTER BUILDING CO LLC | 2 | 0.7% | NEW | 6w ago |
| UNSHAKABLE BUILDERS, LLC | 4 | 1.4% | +3 ↑ | 6w ago |
| AMERICAN BUILDERS INC | 1 | 0.3% | NEW | 8w ago |
| ROCKY RUSSELL BUILDERS, INC | 1 | 0.3% | -3 ↓ | This week |
Data Source: Pitt County building permits matched to known builder entities. Activity tracking includes permits, plat recordings, and annexation requests. "Last Active" indicates days since most recent permit or plat filing.
Subdivision Status
Active subdivisions with lot inventory and absorption ratesDevelopment Hotspots
Where active subdivision development is concentrated
Builder Pipeline Intelligence
Click subdivision name for map · Flood = lots in Special Flood Hazard Area
Less than 25% built · Highest spec home activity · Longest runway for appreciation
| Subdivision | Builder | Lot Size | Avail | Flood | Progress |
|---|---|---|---|---|---|
| 0.0-6.9 | 32 | — |
0%
|
||
| 0.2-182.8 | 18 | — |
0%
|
||
| 0.3-0.5 | 13 | — |
0%
|
||
| 0.6-3.9 | 21 | — |
0%
|
||
| 0.2-1.6 | 26 | — |
3%
|
||
| 0.6-3.5 | 19 | — |
9%
|
||
| 0.2-1.5 | 25 | — |
12%
|
||
| 0.4-10.0 | 3 | — |
14%
|
||
| 0.6-2.4 | 6 | — |
20%
|
25-50% built · Established but room for growth · Builder track record visible
| Subdivision | Builder | Lot Size | Avail | Flood | Progress |
|---|---|---|---|---|---|
| 0.2-9.9 | 3 | — |
25%
|
||
| 0.3-4.2 | 21 | — |
27%
|
||
| 0.2-0.4 | 8 | — |
27%
|
||
| 0.2-7.2 | 23 | — |
30%
|
||
| 0.1-0.4 | 55 | — |
30%
|
||
| 0.6-2.7 | 6 | — |
32%
|
||
| 0.2-0.4 | 18 | — |
32%
|
||
| 0.2-0.7 | 8 | — |
33%
|
||
| 0.3-0.5 | 10 | — |
33%
|
||
| 0.2-2.4 | 14 | — |
33%
|
||
| 0.2-1.1 | 26 | — |
33%
|
||
| 0.1-0.3 | 14 | — |
34%
|
||
| — | 9 | — |
35%
|
||
| 0.3-0.5 | 20 | — |
36%
|
||
| 0.2-1.9 | 11 | — |
45%
|
||
| 0.3-0.6 | 16 | — |
45%
|
||
| 0.1-0.9 | 30 | — |
47%
|
50-75% built · Approaching maturity · Limited remaining inventory
| Subdivision | Builder | Lot Size | Avail | Flood | Progress |
|---|---|---|---|---|---|
| 0.1-0.9 | 6 | — |
50%
|
||
| 0.0-1.4 | 8 | — |
50%
|
||
| 0.0-2.5 | 1 | — |
52%
|
||
| 0.0-1.2 | 6 | — |
52%
|
||
| 0.0-6.4 | 4 | ⚠️ 2 |
54%
|
||
| 0.2-3.9 | 5 | — |
54%
|
||
| 0.1-7.4 | 3 | ⚠️ 5 |
56%
|
||
| 0.0-1.8 | 25 | — |
56%
|
||
| 0.0-0.5 | 8 | — |
58%
|
||
| 0.8-3.5 | 0 | ⚠️ 6 |
59%
|
||
| 0.0-27.5 | 3 | — |
59%
|
||
| 0.1-2.9 | 16 | — |
59%
|
||
| 0.1-1.2 | 29 | — |
61%
|
||
| 0.1-0.9 | 12 | — |
62%
|
||
| 0.9-14.8 | 3 | — |
63%
|
||
| 0.2-5.6 | 4 | — |
64%
|
||
| 0.0-1.5 | 5 | — |
64%
|
||
| 0.9-15.0 | 2 | ⚠️ 1 |
66%
|
||
| 0.1 ac | 22 | — |
68%
|
||
| 0.7-1.5 | 4 | — |
71%
|
||
| 0.1-31.0 | 8 | — |
72%
|
||
| 0.1-4.7 | 10 | — |
73%
|
||
| 0.4-1.6 | 2 | ⚠️ 1 |
73%
|
||
| 0.6-2.6 | 4 | — |
73%
|
Builder Lot Inventory
Active builders with available lots in early/active phase subdivisions
Data Source: Pitt County Plat Records, Building Permits, and GIS Parcel Data. Flood zones from FEMA National Flood Hazard Layer (NFHL) - lots intersecting Special Flood Hazard Areas (Zone A, AE, VE). Subdivision inventory tracked for developments with 10+ platted lots. Lot supply runway calculated from vacant lot inventory divided by 2-year average annual permit absorption.
Foreclosure Activity
Foreclosure filings and distressed property indicatorsNC Power of Sale Timeline Non-Judicial Foreclosure State
Substitute Trustee Filings (6-Month Trend)
Foreclosure Filings by Stage
Borrower names extracted from Register of Deeds filings · Book/Page for courthouse lookup
Best window for investor contact—owners may be unaware of options
| Borrower Name | Book/Page | Filed | Est. Auction Window | Days |
|---|---|---|---|---|
| 1647/171 | 2025-12-31 | Mar 21 - Apr 20 | 2 | |
| 4369/872 | 2025-12-23 | Mar 13 - Apr 12 | 10 | |
| 4037/160 | 2025-12-19 | Mar 09 - Apr 08 | 14 | |
| 4523/758 | 2025-12-19 | Mar 09 - Apr 08 | 14 | |
| 3934/229 | 2025-12-18 | Mar 08 - Apr 07 | 15 | |
| 3841/209 | 2025-12-17 | Mar 07 - Apr 06 | 16 | |
| 4467/38 | 2025-12-16 | Mar 06 - Apr 05 | 17 | |
| 3945/82 | 2025-12-15 | Mar 05 - Apr 04 | 18 | |
| 4209/30 | 2025-12-04 | Feb 22 - Mar 24 | 29 |
Foreclosure hearing approaching—owners increasingly motivated
| Borrower Name | Book/Page | Filed | Est. Auction Window | Days |
|---|---|---|---|---|
| 3736/151 | 2025-12-01 | Feb 19 - Mar 21 | 32 | |
| 4706/762 | 2025-12-01 | Feb 19 - Mar 21 | 32 | |
| 2903/542 | 2025-11-26 | Feb 14 - Mar 16 | 37 | |
| 2727/179 | 2025-11-25 | Feb 13 - Mar 15 | 38 | |
| 4621/492 | 2025-11-21 | Feb 09 - Mar 11 | 42 | |
| 4525/346 | 2025-11-20 | Feb 08 - Mar 10 | 43 | |
| 3690/148 | 2025-11-18 | Feb 06 - Mar 08 | 45 | |
| 2136/67 | 2025-11-14 | Feb 02 - Mar 04 | 49 | |
| 851/786 | 2025-11-13 | Feb 01 - Mar 03 | 50 | |
| 2137/246 | 2025-11-12 | Jan 31 - Mar 02 | 51 | |
| 4194/763 | 2025-11-12 | Jan 31 - Mar 02 | 51 | |
| 3913/55 | 2025-11-10 | Jan 29 - Feb 28 | 53 | |
| 3380/412 | 2025-11-10 | Jan 29 - Feb 28 | 53 |
Notice of sale period—short sale or deed-in-lieu may still be possible
| Borrower Name | Book/Page | Filed | Est. Auction Window | Days |
|---|---|---|---|---|
| 3516/1 | 2025-11-07 | Jan 26 - Feb 25 | 56 | |
| 4137/34 | 2025-11-05 | Jan 24 - Feb 23 | 58 | |
| 2048/639 | 2025-11-04 | Jan 23 - Feb 22 | 59 | |
| 756/738 | 2025-10-31 | Jan 19 - Feb 18 | 63 | |
| 1499/777 | 2025-10-31 | Jan 19 - Feb 18 | 63 | |
| 1406/201 | 2025-10-29 | Jan 17 - Feb 16 | 65 | |
| 4271/468 | 2025-10-27 | Jan 15 - Feb 14 | 67 | |
| 4301/4 | 2025-10-27 | Jan 15 - Feb 14 | 67 | |
| 4523/417 | 2025-10-24 | Jan 12 - Feb 11 | 70 | |
| 4338/844 | 2025-10-23 | Jan 11 - Feb 10 | 71 | |
| 4581/3 | 2025-10-23 | Jan 11 - Feb 10 | 71 | |
| 2358/573 | 2025-10-23 | Jan 11 - Feb 10 | 71 | |
| 2622/633 | 2025-10-20 | Jan 08 - Feb 07 | 74 | |
| 4549/607 | 2025-10-20 | Jan 08 - Feb 07 | 74 | |
| 3988/344 | 2025-10-17 | Jan 05 - Feb 04 | 77 | |
| 2662/733 | 2025-10-16 | Jan 04 - Feb 03 | 78 | |
| 1787/330 | 2025-10-15 | Jan 03 - Feb 02 | 79 | |
| 2425/221 | 2025-10-15 | Jan 03 - Feb 02 | 79 | |
| 4104/356 | 2025-10-14 | Jan 02 - Feb 01 | 80 |
Auction approaching—prepare for trustee sale or last-minute workout
| Borrower Name | Book/Page | Filed | Est. Auction Window | Days |
|---|---|---|---|---|
| 3673/481 | 2025-10-13 | Jan 01 - Jan 31 | 81 | |
| 2944/695 | 2025-10-13 | Jan 01 - Jan 31 | 81 | |
| 4352/727 | 2025-10-09 | Dec 28 - Jan 27 | 85 | |
| 2514/470 | 2025-10-09 | Dec 28 - Jan 27 | 85 | |
| 3344/733 | 2025-10-08 | Dec 27 - Jan 26 | 86 | |
| 4528/200 | 2025-10-07 | Dec 26 - Jan 25 | 87 | |
| 3120/312 | 2025-10-07 | Dec 26 - Jan 25 | 87 | |
| 4549/579 | 2025-10-03 | Dec 22 - Jan 21 | 91 | |
| 4692/841 | 2025-10-02 | Dec 21 - Jan 20 | 92 | |
| 4409/244 | 2025-10-02 | Dec 21 - Jan 20 | 92 |
Data Source: Pitt County Register of Deeds (SUB TR filings), Tax Assessor records. NC Power of Sale: 110-day typical timeline from filing to auction.
Methodology: Substitute Trustee (SUB TR) filings signal that a lender has initiated foreclosure proceedings. NC is a non-judicial foreclosure state with no redemption period—once sold, the sale is final. Most filings resolve through workout, short sale, loan modification, or reinstatement before reaching auction. Early (0-30d) filings offer the best opportunity for investor contact. Auction Imminent (80+d) filings are approaching sale.
Distress Rate: Calculated as SUB TR filings divided by total deed activity (all recorded deed transfers) during the same period. This metric shows foreclosure activity relative to overall market transaction volume—a lower rate indicates a healthier market with fewer distressed sales as a share of total activity.
Policy Watch: Government Meeting Highlights
Real estate-relevant discussions from City Council, County Commissioners, Planning Board, and GUC meetings
🏗️ Zoning & Land Use
Greenville adopted major zoning code updates allowing accessory dwelling units (ADUs), cottage courts, and tiny home communities. The new conditional zoning process requires developers to specify intended uses upfront with community input, providing more predictability for both residents and investors.
New regulations allow tiny homes on existing substandard lots (minimum 3,000 sq ft) that were previously unbuildable without multiple variances. This creates development opportunities for investors holding legacy platted lots in older neighborhoods.
🏠 Development & Housing
New cottage court regulations allow multiple small units with shared open space, reducing per-unit carrying costs. This model targets affordable housing development on existing lots without requiring traditional subdivision processes.
🛣️ Infrastructure & Utilities
City reviewed stormwater capital projects since 2016 watershed master plans. Active work includes Fire Tower Road, Memorial Drive, Parker Creek, and South Elm Street drainage improvements. These infrastructure investments reduce flood risk and improve development viability in affected areas.
Developers can now pay a one-time fee at development instead of providing on-site stormwater controls. Funds are invested in larger, more effective regional projects. However, the program has limitations to prevent downstream flooding impacts.
💰 Budget & Economic Development
County Commissioners approved an economic development agreement for "Project Jackpot" involving significant investment increases and grant funding. Details were discussed in public hearing, signaling continued county focus on attracting major employers.
Data Source: AI-assisted semantic search of government meeting transcripts from Greenville City Council, Pitt County Board of Commissioners, Pitt County Planning Board, and Greenville Utilities Commission. Meeting videos sourced from official YouTube channels. Summaries generated by AI analysis.
Key Market Signals
Builders pulled 1,113 permits against just 901 newly platted lots in 2025, creating a 123.5% permit-to-plat ratio. With only 3.7 years of lot inventory remaining at current absorption rates, expect increased competition for finished lots and potential upward pressure on lot prices in 2026.
Off-market transactions jumped from 121 to 357 year-over-year, while MLS coverage dropped from 81.6% to 59.2%. This shift suggests increased investor activity, pocket listings, and direct-to-seller deals. Traditional MLS-based market analysis may be missing nearly half of actual transaction activity.
Greenville's new zoning code now permits ADUs, cottage courts, and tiny homes on substandard lots (3,000+ sq ft) that were previously unbuildable. Investors holding legacy platted lots in older neighborhoods now have development pathways without variance processes. First-mover advantage exists before competition discovers these opportunities.
Q4 saw 291 building permits versus 313 in Q3, a 7% decline. Bill Clark Homes maintains market dominance at 8.2% share (24 permits), while D.R. Horton doubled YoY activity to 14 permits. The slowdown may reflect seasonal patterns or builders conserving lot inventory amid tightening supply.
Winterville's $325K median sale price represents a 27% premium over Greenville's $255K. With 123 closed sales (24% of county volume), Winterville continues to attract families seeking newer inventory and Pitt County Schools access. This premium persists despite Winterville's smaller lot sizes and HOA prevalence.
Single-family rentals command $1,850 median rent versus $1,450 for attached units, a 27.6% premium. However, SF units average 70 days on market versus 50 for attached, suggesting the premium may be reaching resistance. Overall rental yield of 5.33% and 18.7 GRM indicate stable returns for buy-and-hold investors.