Raleigh vs. Durham

Raleigh-Durham - when people talk about the Triangle region, they often say these two names together, as though it were one city. It’s even in our airport code – RDU – where the R and D stand for Raleigh-Durham. So what’s the deal? Is it just one big city or are they separate cities? And which one may be right for you?

Location
First things first, Raleigh and Durham are two distinct cities whose borders really only touch in one teeny tiny little spot. But the downtowns of these two major Triangle cities are nearly 30 miles apart, with the airport located smack dab in the middle, which is why it carries both cities’ names. When you add in Chapel Hill, which is another 10 or so miles from Downtown Durham, you get the full triangle shape that gives this region of North Carolina its name. Raleigh is primarily located in Wake County, while Durham is primarily in neighboring – wait for it – Durham County. The two cities share a lot of similarities, but they each have their own identity and vibe, and getting between the two is a simple 30-minute drive or train ride – Amtrak offers 4-5 daily trains between the two cities for under $10 each way.

Quick History
Quick history lesson: Raleigh is the capital of North Carolina and it’s nicknamed the City of Oaks for its endless canopy of oak trees. Raleigh was established as the state capital all the way back in 1792 because – they say – it was the near-geographical center of the state. Now, if I look at a map, I don’t really understand how Raleigh is considered the geographical center considering it’s 325 miles to the southwestern border of the state and only 130 miles to the southeastern border – but that’s the history and I’m sticking to it. As the capital, Raleigh life was, and continues to be, centered around politics, with the capitol building right in the heart of downtown and the Governor’s mansion just a few blocks away.

On the other hand, Durham traces its roots to the early 19th century when it was founded as a railroad depot. After the Civil War, it grew into a prosperous center for tobacco manufacturing, namely with “Bull” Durham Tobacco, which gave rise to the city’s nickname: The Bull City. While tobacco manufacturing is no longer a part of Durham’s economy, its history is preserved in places like the historic American Tobacco Campus and lends to the more industrial feel of Downtown Durham.

Population
Population wise, Raleigh is a much larger city and actually the second largest city in North Carolina after Charlotte, with a population inching towards 500,000. Durham, by comparison, has a population of just shy of 300,000, which makes it the 4th largest city in North Carolina after #3 Greenboro.

Home Stats (purchase price, days on market, growth in past 5 years)
So on the housing front, what can you get for your money in each of the cities? First let me say, this video is being filmed in August 2023, so this is not evergreen content, but it can give you a good idea of how the two cities compare to each other. Also keep in mind that both cities cover a large geographical area and have homes that range tremendously in size and price, so any dollar amounts discussed here are averages and may vary significantly based on specific neighborhoods and other criteria.

Over the past 10 years, the average home price in Durham has trailed Raleigh by about 15%. As of July 2023, that average was $580k for Raleigh and $470k for Durham, so your knee-jerk reaction to that stat might be that you get more for your money in Durham than Raleigh, right? But hold up; that’s not the full story. When we look at price per square foot, Durham and Raleigh are nearly identical - Raleigh’s average price per square foot is $254 to Durham’s $246. So that tells us that homes are slightly smaller in Durham on average, which explains the overall lower average home price.

There are also differences in property taxes between the two cities. Here in North Carolina, your property taxes are made up of a city tax and a county tax. As of 2023, In Durham, the Duke County rate is $0.722 for every $100 of assessed property value, and the city rate is $0.5577, for a combined total of $1.2799. That means if you have an assessed property value of $500,000, your annual tax bill will be about $6,400. And if you think that’s low, wait for Raleigh: the Wake County rate is just $0.6195 and the city rate is just $0.393, for a combined total of $1.1025. That same $500,000 home in Raleigh would have annual property taxes of just over $5,500, or about $900 cheaper than Durham. Now to complicate matters, there are some Raleigh addresses in Durham county, some Durham addresses in Wake County, some Durham addresses in Orange County – and then there’s even some areas that may have a Durham or Raleigh address but are technically outside the city limits and therefore only pay the county taxes.

Industry
The economic powerhouse of the Triangle region is Research Triangle Park, or RTP for short, which is located between the cities of Durham & Raleigh. While it’s technically in Wake County, RTP is an unincorporated territory that is neither part of Raleigh nor Durham, though it is geographically closer to Downtown Durham. This 7,000-acre business park is one of the preeminent research parks in the US and home to nearly 300 companies, mostly focusing on tech and life sciences, including titans like IBM, GSK, and Cisco. Oh, and you may have heard about Apple’s plans to build a sprawling new campus that will eventually bring 3,000 new jobs to the Triangle. Durham did score a big win over Raleigh in 2022 when Google announced it was bringing 1,000 new jobs to the Bull City.

Access to Outdoors
For nature enthusiasts, both cities offer great access to the outdoors and the beautiful nature of North Carolina. Raleigh has an incredible greenway network, with over 180 miles of trails for hiking, biking, or simply walking. Or you can rent a pedal boat at Pullen Park, which is one of America’s oldest operating amusement parks, have a picnic in Dorothea Dix Park’s 35-acre Big Field, or paddleboard on Lake Johnson, all of which are a 10-15 minute drive from Downtown Raleigh.

Durham takes pride in its natural beauty, and the Eno River State Park is a highlight for those seeking hiking trails, fishing spots, and peaceful natural surroundings. Durham also has Duke Garden & Duke Forest and the 22-mile American Tobacco Trail, which was built on the site of an old railway, and is now used for hiking and biking – and even some horseback riding.

While both cities give you great local access to the outdoors, Raleigh is a bit further east, so it’s about 20 minutes closer to the nearest beaches, while Durham is about 20 minutes closer to the mountains.

Universities
When it comes to education, both Raleigh and Durham shine bright. In fact, both were recently included among the Top 10 most educated cities in the country, and it’s no surprise given the quantity and caliber of the universities here. Durham is home to Duke University, which is one of the highest rated private universities in the country, and to Duke Med, which is one of the Top 10 medical schools in the country. Raleigh on the other hand is home to EIGHT universities and colleges, the most prestigious of which is NC State, which ranks in the top 1% of universities worldwide. Not only do these universities provide a ton of employment opportunities, but it also means the Triangle region is home to one of the strongest talent pools in the country, which explains the tech and life science booms we’ve seen in the area over the past couple decades.

These universities are also the source of some of the fiercest rivalries in college sports, and anyone moving the area will immediately need to pick their home team – be it the Duke Blue Devils, NC State Wolfpack, or UNC Tar Heels.

Speaking of sports, Raleigh is home to the only professional sports team in the region, the NHL’s Carolina Hurricanes, who play at PNC Arena. If baseball is more your thing, Durham is home to the aptly named minor league Durham Bulls, which the film Bull Durham was based on.

So why do people love living in each of the cities?
Both cities are growing tremendously, and everywhere you turn, you’ll see cranes and new developments popping up. So one isn’t better than the other, but there are definite differences that may make one a better fit for you.

While I love visiting Durham (one of my favorite restaurants is downtown), I personally like living in Raleigh for a few reasons. This one’s hard to describe, but you can just tell that Raleigh has been around for longer – it feels a bit more cohesive. Others may describe that as being more buttoned up, which I wouldn’t disagree with, but it just has a more established feel than Durham. I also love that Raleigh is 20 minutes closer to the beach, which we try to go to as often as possible during the summer (and even off-season given the mild climate here), and we absolutely love Dix Park and the greenway network.

When talking to friends and clients of mine who live in Durham, they love the more eclectic feel of the city – for you New Yorkers out there or those who know NYC, I often describe Durham as the Brooklyn to Raleigh’s Manhattan, though that’s not a totally fair comparison. They also talk about the proximity to RTP and the booming restaurant scene in Durham, but I think the two cities rival each other when it comes to great food.

So which one is right for you? The best way to find out is to come see them for yourself. If you’re considering a move to the Raleigh-Durham area, leave me a comment down below or you can reach me directly – I’d love to show you what makes each city so great!