Which Suburbs are Less Expensive? West vs Eastern - Living in Raleigh NC
If you're researching Raleigh area suburbs, you've probably noticed something that makes you do a double-take: homes on the west side cost approximately $150,000 to $200,000 more than similar homes on the east side. That's enough of a difference to make anyone wonder what's going on. As a local realtor here in Raleigh, I'm going to break down exactly why you can get so much more house for your money in Knightdale, Wendell, Zebulon, and Clayton compared to Cary, Apex, Holly Springs, and Fuquay-Varina.
Here's what might surprise you first: distance from downtown Raleigh isn't the culprit. Every town we're discussing today sits less than 30 minutes from downtown. So if it's not about the commute to Raleigh, what's really driving these dramatic price differences?
The Real Reason Behind the Price Gap
The pricing disparities between east and west Raleigh come down to one major factor: proximity to Research Triangle Park (RTP), our largest employment center housing over 375 companies and employing more than 65,000 people. Generally speaking, the closer a town sits to RTP, the higher the real estate prices climb.
But wait, there's more to this story. Take Morrisville, for instance. It's actually closer to RTP than Cary, yet it doesn't command the same prices. Why? Over 40% of homes sold in Morrisville last year were attached housing like townhomes and condos. Then you have Wake Forest on the eastern side, which completely bucks the trend with prices rivaling the western suburbs. Clearly, proximity to RTP isn't the only factor at play.
Location Is King, But Amenities Are Queen
When my family and I relocated here from Southern California in 2018, everyone steered us toward the western suburbs, particularly Cary, Apex, or Holly Springs. Fuquay-Varina barely got a mention, dismissed as "super rural out in the middle of nowhere with nothing to do." How times have changed!
Back in 2018, Fuquay's median home price hovered around $270,000, similar to the eastern suburbs. Fast forward to today, and Fuquay commands around $455,000. That's an incredible 87% increase, while the eastern suburbs have seen a more modest 52% increase over the same period.
What makes the western suburbs so special? It's all about the amenities and how they connect. From Fuquay-Varina, you're just 10 minutes from Holly Springs, where you'll find both a charming old downtown and the new Holly Springs Town Center that opened in 2019. Drive another 15 minutes north and you're in downtown Apex with its hopping restaurant and shopping scene. Residents on the western side love being able to hop between three or four towns within a short drive, accessing multiple downtowns, parks, Greenways, shopping centers, and restaurants. These towns have done an amazing job developing their amenities, and Fuquay even shares one of the area's biggest Costcos with Garner and is getting its own Target soon.
The Eastern Side Story
Now let's look at what's happening on the eastern side. Each town has its community parks and recreational facilities. Wendell offers a community park with a rec center, tennis courts, dog park, and playground. Knightdale boasts the impressive Knightdale Station Park, where I get my morning miles in. This 71-acre gem features a 1.4-mile walking trail through serene trees and ponds, playgrounds, splash pad, dog park, disc golf, soccer fields, a YMCA pool, and an amphitheater for summer movies and festivals. The park also connects to a master-planned community housing Thales Academy, where my daughter attends school for less than $6,000 per year.
Zebulon rounds out the eastern suburbs with its community park, rec center, sports fields, disc golf course, playground, tennis courts, and fitness classes. But here's where the eastern suburbs fall short: aside from a Walmart in Zebulon and a handful of restaurants, there really isn't much else going on yet. These towns haven't quite caught up to the western side when it comes to shopping and dining options, and realistically, it'll probably take about a decade for them to close that gap.
The Eastern Renaissance Has Begun
Don't write off the eastern suburbs just yet. Wendell is leading the charge with Wendell Falls, where Treelight Square features a new Publix, restaurants, shops, apartments, plus a school, hospital, and fire station. This development has put Wendell on the map, though it's created an interesting price anomaly. Wendell Falls commands approximately $530,000 for a single-family home, while the rest of Wendell averages about $410,000.
Knightdale is catching up fast with major developments underway. Despite losing its original downtown to fire in 1940 due to lack of a water system, the town still has gems like a Mexican bakery with amazing pastries and stuffed donuts, and Prime Barbecue, which draws people from all over the Triangle for what I consider the best brisket around, paired with ooey-gooey mac and cheese. Oak City Brewery offers a chill vibe where families with kids and dogs can relax while adults enjoy craft beverages and rotating food trucks.
The Downtown North development will transform 91 acres into single-family homes, townhomes, condos, apartments, commercial space, grocery stores, fitness centers, hotels, and retail. Parkside at Westlake promises similar mixed-use development, while the ambitious River District plans span four square miles to improve walkability and connectivity.
Clayton is also joining the party with the Waterfront District opening in 2025 and the Copper District, a 10-year project promised to be three times the size of Fenton in Cary once completed.
How COVID Changed Everything
The pandemic fundamentally shifted how we think about location. With more businesses embracing permanent remote or hybrid work models, proximity to RTP matters less than ever. Triangle companies continue attracting highly skilled talent with competitive salaries, regardless of where employees live.
People relocating from places like Orange County or Los Angeles, where we moved from, think nothing of a 30-minute commute that might seem far to longtime locals. This shift is breathing new life into the eastern suburbs. As these communities grow and generate more tax revenue, they'll have resources to build the shopping districts, restaurants, and parks that make the western suburbs so attractive today.
The Changing Face of Triangle Housing
One thing that surprises newcomers is how much more expensive housing has become compared to previous decades. While we're still relatively affordable compared to other parts of the country, the days of inexpensive homes on large lots are largely behind us.
Homes built before the 2000s often sit on half-acre to acre-plus lots. You can still find larger lots with newer construction, but expect to pay well over a million dollars near desirable amenities. Today's builders focus on smaller lots and attached housing to provide more affordable options, especially noticeable in Morrisville and parts of Apex. If you're willing to venture beyond Wake County into Harnett or Johnston County, you'll find more affordable properties with larger lots, though you'll sacrifice proximity to amenities.
Making Your Choice
Whether you want a lifestyle close to all the amenities and don't mind paying more, or prefer a quieter setting that's still within reasonable distance at an affordable price, you can find what you're looking for on either side of Raleigh. The western suburbs offer immediate access to established shopping, dining, and entertainment. The eastern suburbs provide more house for your money and the excitement of being part of communities on the verge of transformation.
The key is understanding what matters most to you and your family, then finding the community that best fits those priorities. Ready to explore these options in person? I'd love to help you discover which side of Raleigh suits your lifestyle and budget best. Give me a call at 919-583-6895, and let's find your perfect Triangle home together.
Brandy Nemergut
Your Local Raleigh Area Realtor
919-583-6895
Brandy Nemergut
