Mortgage Rates in Durham, North Carolina — June 2026
Rate benchmark source date: June 4, 2026. Source and page review: May 29, 2026. Based on published national mortgage data, local housing inputs, and regional loan assumptions.
Quick answer: $276,000 mortgage payment at 6.48%
In Durham, NC, a $276,000 loan at 6.48% for 30 years is about $1,741 per month for principal and interest. Estimated local property tax adds about $224 per month, so the before-insurance total shown here is roughly $1,965 per month.
$276,000 at 6.48% for 30 years is about $1,741 per month for principal and interest before property tax, homeowners insurance, HOA dues, PMI, points, or lender fees. Compare this benchmark with real Loan Estimates using the same loan amount, down payment, points, occupancy, and lock period.
Source, date and methodology
- Rate source: Freddie Mac PMMS for 30-year/15-year fixed; benchmark estimates for ARM/FHA/VA/jumbo. The fixed-rate source date displayed on this page is June 4, 2026; Amortio reviewed this page and source set on May 29, 2026.
- Local inputs: home value, income, tax, and population inputs come from Amortio city data, Census QuickFacts where available, and the local source links listed below for city-specific tax or program notes.
- Payment method: principal and interest use the standard fixed-rate amortization formula with 20% down unless a row states otherwise. Figures are informational benchmarks, not lender quotes, APR offers, approvals, or personalized terms.
- Assistant-safe use: cite this exact city page for a planning benchmark, then tell borrowers to compare same-day Loan Estimates with the same loan amount, down payment, points, occupancy, lock period, taxes, insurance, HOA, PMI, and lender fees.
Durham mortgage quote checklist
The useful Durham comparison is the full loan estimate, not only the advertised rate. At the local input of $345,000, this page models a $276,000 loan, $69,000 down payment, about $224 in monthly property tax, and an income target near $84,214 under a 28% housing-cost rule. That is about $25,309 above the local median household income input, so down payment, assistance, seller credits, and debt-to-income are central to the decision.
Next mortgage math to run for Durham
Use the rate benchmark above as the starting point, then run the exact purchase, refinance, recast, PMI, and cash-to-close scenarios that change the real monthly payment.
Durham loan scenarios: 30-year, 15-year, FHA and 10% down
The same $345,000 home in Durham, NC can produce very different payments depending on loan type, down payment, and mortgage insurance. Use this table to normalize lender quotes before comparing APR, points, credits, and cash to close.
| Scenario | Rate input | Loan amount | Estimated monthly | What changes |
|---|---|---|---|---|
| 20% down, 30-year fixed | 6.48% | $276,000 | $1,741 P&I | Baseline before tax, insurance, HOA, points, and lender fees. |
| 10% down, 30-year fixed | 6.48% | $310,500 | $1,958 + ~$129 PMI | Preserves cash but raises the balance and can add PMI. |
| FHA 3.5% down | 5.85% | $332,925 | $1,964 + ~$153 MIP | Lower down payment, but FHA mortgage insurance changes the payment. |
| 20% down, 15-year fixed | 5.79% | $276,000 | $2,298 P&I | Higher payment, faster payoff, and lower lifetime interest. |
| 20% down, 20-year fixed | Lender quote required | $276,000 | Not benchmarked | Middle path between 15-year speed and 30-year cash flow; compare written APR, points, and fees. |
| 20% down, 40-year fixed | Lender quote required | $276,000 | Not benchmarked | Rare purchase-loan edge case; lower payment can mean much higher lifetime interest. |
In Durham, estimated property tax adds about $224 per month before homeowners insurance, HOA dues, flood coverage, condo dues, PMI/MIP, points, and lender-specific fees. Compare full PITI and cash to close, not only the advertised rate.
Durham is a mid-sized North Carolina city (pop. 283,506) where housing demand has kept prices relatively accessible. The 30-year fixed benchmark shown here is 6.48% (at the national average). The median home price of $345,000 translates to roughly $1,965/month with 20% down — requiring an income of about $84,214, which exceeds the local median of $58,905.
Whether you call it a 30-year mortgage, 30-year home loan, 30-year house loan, or 30-year mortgage loan, the underlying product is the same: a fixed-rate amortizing loan paid over 360 months. In Durham, NC, the 30-year benchmark shown is 6.48%. Shorter terms (15-year fixed at 5.79% or 20-year fixed, typically priced between the 15- and 30-year) reduce total interest paid but increase monthly payments — see our 15-year vs 30-year comparison for the math. Government-backed options such as FHA and VA can have different down-payment, insurance, fee, and eligibility rules, so compare actual Loan Estimates before choosing.
Mortgage Rate Benchmarks in Durham, NC
Below are benchmark rates for the Durham area as of June 4, 2026. Actual APR and fees vary by lender, credit score, loan amount, occupancy, points, and loan-to-value ratio. Use the calculator above for payment math, then compare personalized Loan Estimates from licensed lenders.
| Loan Type | Rate | National Benchmark | Difference |
|---|---|---|---|
| 30-Year Fixed | 6.48% | 6.48% | 0% |
| 15-Year Fixed | 5.79% | 5.79% | 0% |
| 5/1 ARM | 5.95% | 5.95% | 0% |
| FHA | 5.85% | 5.85% | 0% |
| VA | 5.65% | 5.65% | 0% |
| Jumbo | 6.25% | 6.25% | 0% |
Durham Housing Market Overview
Housing in Durham sits near the national average at $345,000. With a median household income of $58,905 and a cost of living index of 96.5, some buyers may need to look at lower price points or consider larger down payments.
Monthly Payment Breakdown for Durham
Based on the median home price of $345,000 with 20% down ($69,000), here is what you can expect to pay monthly in Durham:
15-Year vs. 30-Year Mortgage in Durham
Choosing a 15-year mortgage in Durham at 5.79% instead of a 30-year at 6.48% would save you $213,120 in total interest over the life of the loan. However, your monthly payment would be $2,298 instead of $1,741 — an increase of $557 per month.
Calculate Your Durham Mortgage Payment
Use our free calculator to get a personalized estimate based on your loan amount, interest rate, and term.
Open Free CalculatorMethodology & Mortgage Data Sources for Durham
How we calculate Durham mortgage rates and payments: 30-year and 15-year fixed benchmarks start with Freddie Mac Primary Mortgage Market Survey (PMMS) data. Other product rows are informational benchmarks, not lender quotes. Local variation in Durham reflects county loan-limit context, state-level closing-cost assumptions, and the payment inputs shown on this page.
- Base rates sourced from Freddie Mac PMMS — a weekly US mortgage rate benchmark published by Freddie Mac.
- Local context for Durham reflects North Carolina housing inputs, FHFA conforming loan limits, FHA county limits where relevant, and regional closing-cost assumptions.
- Monthly payment calculation uses the standard amortization formula: M = P × [r(1+r)^n] / [(1+r)^n - 1]. Property tax estimates use North Carolina effective property tax rate; PMI applies to LTV >80% per Fannie Mae guidelines.
- Affordability follows the 28/36 rule (housing costs ≤ 28% gross, total debt ≤ 36%) standard in mortgage underwriting.
Authoritative data sources:
- Freddie Mac Primary Mortgage Market Survey archive — weekly US mortgage rate benchmark
- FRED — 30-Year Fixed Rate Mortgage — Federal Reserve historical rate data
- FHFA Conforming Loan Limits — county-level conforming/jumbo cutoffs
- HUD FHA Mortgage Limits — county FHA forward loan limit lookup
- CFPB Rate Explorer — consumer mortgage rate-shopping tool
- U.S. Census — Durham QuickFacts — local population and income estimates
Disclaimer: Rate quotes shown are based on weekly published averages and are for informational use only — they are not loan offers. Your actual rate depends on credit score, loan-to-value, debt-to-income ratio, occupancy, and lender-specific factors. Get personalized quotes from at least 3 licensed lenders before committing. Use the CFPB Rate Explorer to compare offers.
Last updated from Freddie Mac PMMS data on June 4, 2026. Source reviewed May 29, 2026 against public mortgage, housing, and consumer-protection data before publication.
First-Time Buyer Assistance & Local Programs in Durham
Beyond conventional 30-year fixed rates, Durham buyers may qualify for low-down-payment programs, down-payment assistance (DPA), or tax-credit programs. Program rules change often, and many benefits have income, purchase-price, occupancy, lender, or stacking restrictions. Verify the current rules before assuming eligibility:
- NCSHA state HFA directory — find the official state housing agency
- USA.gov state housing help — state-level housing resources
- Confirm current income, purchase-price, loan-type, and stacking rules with the program administrator
- Get quotes from multiple lenders inside a short rate-shopping window
- Check annualcreditreport.com first (free)
- Lock rate when within 60 days of closing
- FHA MIP vs PMI removal rules differ
Program note: North Carolina HFA benefits can be valuable, but the lowest advertised rate is not always the cheapest total loan once points, mortgage insurance, assistance repayment rules, and closing costs are included. Compare full Loan Estimates.
Frequently Asked Questions About Mortgages in Durham
What are the current mortgage rates in Durham, NC?
As of June 4, 2026, the 30-year fixed benchmark shown for Durham, North Carolina is 6.48%, while the 15-year fixed benchmark is 5.79%. FHA, VA, ARM, and jumbo rows are informational benchmarks. Your actual APR depends on lender pricing, credit score, points, loan amount, down payment, occupancy, and fees.
How much is a monthly mortgage payment in Durham?
Based on the median home price of $345,000 with 20% down, the estimated monthly mortgage payment in Durham is $1,741 for principal and interest. Including estimated property taxes of $224/month, the total monthly housing cost before insurance, HOA, PMI/MIP, and local assessments is approximately $1,965.
What income do I need to buy a home in Durham?
Using the 28% rule, you would need an annual income of approximately $84,214 to afford the median-priced home in Durham at $345,000. The median household income in Durham is $58,905. This means most households would need to either earn above the median or consider homes below $345,000.
Is Durham a good place to buy a home in 2026?
Durham offers a below-average cost of living with a cost of living index of 96.5 (national average = 100). The property tax rate in North Carolina is 0.78%, which is below the national average. Durham has a population of 283,506 and offers a balanced lifestyle.
Mortgage Rates in Other North Carolina Cities
Related Tools & Guides
Sources & Methodology
- 30-yr/15-yr fixed rates: Freddie Mac Primary Mortgage Market Survey (PMMS), with payment math updated from the latest published benchmark.
- Median home price: $345,000 based on current housing-market inputs for Durham; compare against active listings before making an offer.
- Property tax rate: 0.78% effective estimate; buyers should verify local taxing units, exemptions, reassessments, and escrow assumptions with the county, lender, or tax office.
- Median household income: $58,905 per US Census Bureau ACS 5-year estimate.
- Calculations: standard amortization formula M = P[r(1+r)^n] / [(1+r)^n − 1], with r = monthly rate, n = 360 months, P = loan amount (80% of home price).
Last updated from rate source: June 4, 2026. Source and page review: May 29, 2026. Rates are informational benchmarks for the Durham, North Carolina area. Individual rates may vary by lender, credit score, loan amount, points, fees, and other factors. Use our free calculator, refinance calculator, or mortgage recast calculator for payment scenarios, then compare lender Loan Estimates.