Key Takeaways
- Split market: Greensboro median sale price hit $289K in December 2025 (up 5.5% YoY) and jumped to $320K in January 2026, while Winston-Salem slipped to $269K (down 2.2%)
- Appreciation stalling: Greensboro's annual appreciation plunged from 5.8% in 2024 to just 0.6% in 2025 — momentum is fading fast
- Homes sitting longer: Days on market stretched to 67 in Greensboro and 52 in Winston-Salem, with 25.3% of Guilford County listings carrying price reductions
- Massive tax revaluations ahead: Guilford County's 2026 reappraisal is projected to raise assessed values 48-50%, following Forsyth County's 51% increase
- Rising ownership costs: Insurance premiums climbing 8%+ annually in both 2025 and 2026, compounding the property tax increases
- 2026 forecast: Modest 2-4% price appreciation expected, but inventory up 5-10% and mortgage rates holding at 6-6.5% keep the market firmly in transition
The Piedmont Triad is one of the most affordable metro areas on the East Coast, with a combined population of roughly 1.96 million and a cost of living well below the national average. For years, that affordability attracted a steady stream of in-migration from high-cost metros like Washington, D.C., New York, and Los Angeles. Home values climbed. Sellers had leverage. The market favored patience.
That narrative is fracturing in 2026. Greensboro and Winston-Salem — the two anchor cities of the Triad — are diverging. Greensboro posted a 5.5% price gain year-over-year to close 2025, but the underlying momentum is decelerating sharply. Winston-Salem actually dipped 2.2%. Days on market have expanded significantly in both cities. And two massive cost increases — county tax revaluations and insurance hikes — are about to compress margins for every homeowner in the region.
This guide breaks down what is actually happening in the Triad housing market, where the pressure points are, and how to decide whether 2026 is the year to sell.
Greensboro: Still Growing, But Slowing Fast
On the surface, Greensboro's numbers look healthy. The median sale price reached $289,000 in December 2025, up 5.5% from the same month a year earlier. January 2026 data came in even stronger at $320,000. Average home values tracked by Zillow sit at $248,054, up 4.8% year-over-year.
But beneath the headlines, the trend is deteriorating. Greensboro's annual appreciation rate dropped from 5.8% in 2024 to just 0.6% in 2025. That is not a gradual cooldown — it is a near-complete stall. The market went from one of the stronger performers in the state to essentially flat in a single year.
The Demand Side Is Weakening
Days on market climbed from 56 to 67 days — a nearly 20% increase. Homes that would have attracted multiple offers in 2022 are now sitting for two months or longer. And the price reduction data tells the story even more clearly: 25.3% of Guilford County listings have reduced their asking price. One in four sellers is cutting prices to get deals done.
The Reventure App Home Price Forecast Score for the Greensboro metro sits at 45 out of 100 — right at the threshold that signals a buyer's market. This does not mean prices are about to collapse, but it does mean the balance of power is shifting from sellers to buyers.
Greensboro is not crashing. But going from 5.8% appreciation to 0.6% in one year is a dramatic loss of momentum. If that trajectory continues, the market could turn negative by late 2026. For homeowners sitting on significant equity from the 2020-2024 run-up, this inflection point is the window to lock in gains before further deceleration.
Winston-Salem: The Year-End Softening
Winston-Salem's story is more straightforward — and more concerning for sellers. The median sale price came in at $269,000 in December 2025, down 2.2% year-over-year. That is an outright decline, not a slowdown.
The broader home value picture is more nuanced. Zillow's average home value for Winston-Salem sits at $241,502, up 8.6% — a figure that reflects longer-term trends rather than the most recent transaction data. But the direction of recent sales is clear: the market softened into year-end.
Days on Market Expanding
Winston-Salem homes are taking 52 days to sell, up from 40 days a year earlier — a 30% increase. While still faster than Greensboro, the pace of change is significant. A year ago, Winston-Salem was one of the tighter Triad submarkets. Today, buyers have considerably more leverage.
The Wells Fargo downtown vacancy continues to cast a shadow over the city's core neighborhoods. While the broader market is partially insulated, downtown-adjacent areas are feeling the pressure of reduced commercial activity and the jobs that relocated with it.
Greensboro vs. Winston-Salem: Side-by-Side
| Metric | Greensboro | Winston-Salem |
|---|---|---|
| Median Sale Price (Dec 2025) | $289,000 | $269,000 |
| YoY Price Change | +5.5% | -2.2% |
| Avg Home Value (Zillow) | $248,054 (+4.8%) | $241,502 (+8.6%) |
| Days on Market | 67 days (was 56) | 52 days (was 40) |
| Price Forecast Score | 45/100 | 45/100 |
| Listings with Price Cuts | 25.3% (Guilford County) | |
| Upcoming Tax Revaluation | Guilford: 48-50% avg increase | Forsyth: 51% already applied |
Data sources: Redfin, Zillow Home Value Index, Reventure App, Guilford County Tax Office, Forsyth County Tax Office
High Point & Suburban Triad Value Shifts
High Point, the third corner of the Triad triangle, offers a different dynamic. Home values remain significantly lower than both Greensboro and Winston-Salem, making it attractive to first-time buyers and investors looking for cash flow. But the furniture industry's ongoing structural changes and limited white-collar employment mean demand is thinner and more price-sensitive.
Suburban areas like Kernersville, Clemmons, and Burlington are performing unevenly. Kernersville has held up well given its position between both job markets. Clemmons benefits from strong Forsyth County schools. Burlington, on the eastern fringe, is more affordable but slower-moving. Across the broader Triad, the pattern is consistent: homes priced right and in good condition still move in 30-45 days, but overpriced properties are sitting 90 days or longer.
The Cost Squeeze: Taxes + Insurance in 2026
The most significant financial story for Triad homeowners in 2026 is not price appreciation or days on market. It is the double cost squeeze from county tax revaluations and homeowners insurance increases. Together, these two forces are raising the annual cost of holding a home by thousands of dollars.
Guilford County's 2026 Revaluation
Guilford County — home to Greensboro and High Point — is conducting its 2026 property revaluation. Early projections indicate an average assessed value increase of 48-50%. That is not a typo. If your home was assessed at $180,000, the new assessed value could land near $270,000.
While the county will likely adjust the tax rate downward to partially offset the higher assessments, the net effect for most homeowners will still be a meaningful increase in their annual property tax bill. Homes in neighborhoods that appreciated most during the 2020-2024 run-up will see the largest jumps.
Forsyth County Already Hit
Forsyth County — home to Winston-Salem — already completed its reappraisal, with assessed values jumping an average of 51%. Winston-Salem homeowners are already feeling the impact in their 2025 and 2026 tax bills. For a detailed breakdown of the Forsyth County revaluation and how to appeal, see our Forsyth County tax revaluation guide.
Insurance: The Quiet Cost Escalator
On top of rising property taxes, homeowners insurance premiums across the Triad have increased 8%+ in both 2025 and 2026. That compounding effect is significant. A homeowner paying $1,800 per year in 2024 is now looking at roughly $2,100 in 2026 — and the trajectory is not slowing.
North Carolina's 4.5% state income tax, while moderate by national standards, adds another layer to the cost picture. Unlike Tennessee (no state income tax) or Florida (no state income tax), North Carolina homeowners face a comprehensive tax burden that is rising on multiple fronts simultaneously.
Consider a Greensboro homeowner with a home valued at $250,000. Between a projected 30%+ increase in property taxes (after rate adjustment), 8% insurance increases, and standard mortgage payments, the annual cost of holding that home is climbing by $1,500-$3,000 per year. If appreciation stalls at 0.6% — as it did in 2025 — the home is gaining roughly $1,500 in value annually while costs are rising by a similar or greater amount. The math of "wait and see" is getting worse, not better.
Who's Moving In and What It Means for Sellers
The Piedmont Triad continues to attract in-migration, primarily from high-cost metros. The most common origin markets are Washington, D.C., New York, and Los Angeles — transplants drawn by the Triad's affordability, mild climate, and central East Coast location.
The combined Triad metro population sits at approximately 1.96 million, and net inflows remain positive. This migration provides a demand floor that prevents the kind of sharp price declines seen in markets without population growth. People still want to live in the Triad, and for many coastal transplants, a $289,000 median in Greensboro or $269,000 in Winston-Salem represents extraordinary value compared to what they left behind.
Migration Patterns Are Shifting
However, the nature of in-migration is evolving. The pandemic-era wave of remote workers choosing the Triad for lifestyle arbitrage has slowed as return-to-office mandates take hold. Today's migrants are more likely to be retirees, families seeking affordable school districts, or workers with local employment already secured.
For sellers, this means the buyer pool is active but more price-sensitive. The coastal transplant who would pay $350,000 sight-unseen in 2021 has been replaced by a deliberate buyer who negotiates, requests inspections, and walks away if the price is not right. Those who overprice are joining the 25.3% of listings with reductions.
Should You Sell Now or Wait?
This is the core question for Triad homeowners in 2026. The answer hinges on your specific situation, but the data points in a clear direction for several common scenarios.
The Case for Selling Now
Several converging factors make 2026 a compelling window to sell:
- Appreciation is stalling: Greensboro went from 5.8% to 0.6% growth in one year. Winston-Salem turned negative. Waiting assumes these trends reverse — and the data does not support that assumption in the near term
- Costs are rising: The 48-50% Guilford County revaluation and 8% annual insurance increases mean every month you hold costs more than the month before
- Inventory is climbing: Projected 5-10% increase in available homes throughout 2026, which means more competition for your listing and more leverage for buyers
- Rates are stabilizing, not dropping: Mortgage rates holding at 6-6.5% means the buyer pool is not about to expand dramatically
- One in four listings is already cutting prices: The 25.3% price reduction rate signals that sellers are overestimating the market
The Case for Waiting
Waiting makes sense if:
- You bought before 2020 and have substantial equity cushion
- You have a locked-in sub-4% mortgage rate and low carrying costs
- Your specific neighborhood is still seeing strong demand (certain Greensboro zip codes near UNCG or the Friendly Avenue corridor)
- You have no life event driving a timeline — no relocation, divorce, or financial pressure
The 2026 Forecast
The consensus outlook for the Greensboro-Winston-Salem metro in 2026:
- Price appreciation: 2-4% across the metro, with significant variation by neighborhood
- Inventory: Up 5-10%, favoring buyers in negotiations
- Mortgage rates: Stabilizing around 6-6.5%, not low enough to unlock significant new demand
- Days on market: Likely to remain elevated or increase further
Moderate appreciation is still appreciation — but when you subtract rising taxes, insurance, and carrying costs, the net gain from holding shrinks considerably. For homeowners who need to sell within the next 12-18 months anyway, selling sooner rather than later avoids the compounding costs.
When Cash Makes the Most Sense in the Triad
| Your Situation | Best Path Forward |
|---|---|
| Move-in ready home, no rush | Traditional sale — price competitively from day one |
| Need to sell within 30 days | Cash offer marketplace with competing buyers |
| Property needs significant repairs | Cash offer — avoid investing in repairs in a slowing market |
| Inherited property, out of state | Cash offer — simplifies logistics and avoids carrying costs |
| Facing the tax revaluation on a fixed income | Cash offer — lock in equity before rising costs compress it |
| Behind on payments or pre-foreclosure | Cash offer — speed is critical to preserving equity |
| Tired of being a landlord | Cash offer — exit cleanly without further investment |
| Code violations on the property | Cash offer — sell as-is despite violations |
In any of these situations, competition among buyers matters. A single "we buy houses" company has zero incentive to offer a fair price. A marketplace like Propcash that broadcasts your property to hundreds of competing investors changes the dynamic — when buyers know they are bidding against each other, offers climb. That is especially relevant in the Triad, where the combination of affordability and migration has attracted an active investor community.
Frequently Asked Questions
Is it a good time to sell a house in Greensboro or Winston-Salem in 2026?
It depends on your city and situation. Greensboro median sale prices hit $320K in January 2026, up 5.5% year-over-year, but appreciation has decelerated sharply from 5.8% in 2024 to just 0.6% in 2025. Winston-Salem actually dipped 2.2% to $269K. Days on market have stretched significantly in both cities. With Guilford County's 2026 revaluation expected to raise assessed values 48-50% and insurance costs climbing 8% annually, carrying costs are rising fast. If you have equity and want certainty, selling now locks in gains before further cost increases erode your position.
How much will Guilford County property taxes increase in 2026?
Guilford County's 2026 revaluation is projected to raise average assessed property values by 48-50%. This follows Forsyth County's 2025 reappraisal, which increased values by an average of 51%. While the county may adjust the tax rate downward to offset some of the increase, the net effect for most homeowners will be a meaningful increase in their annual property tax bill. Homes in rapidly appreciating neighborhoods could see even larger jumps. Homeowners should budget for a 20-40% increase in actual tax payments after any rate adjustment.
Are Greensboro home prices going to keep rising in 2026?
Most forecasts project modest 2-4% price appreciation across the Greensboro-Winston-Salem metro in 2026. However, the momentum is clearly slowing. Greensboro's annual appreciation fell from 5.8% in 2024 to 0.6% in 2025 — a dramatic deceleration. The Price Forecast Score of 45 out of 100 signals the market is approaching buyer's market territory. One in four Guilford County listings already has a price reduction. Continued price gains are possible, but rapid appreciation is unlikely with inventory rising 5-10% and mortgage rates holding at 6-6.5%.
Why are days on market increasing in the Triad?
Days on market in Greensboro climbed from 56 to 67 days, and in Winston-Salem from 40 to 52 days. The primary drivers are elevated mortgage rates at 6-6.5% that have reduced the pool of qualified buyers, rising inventory giving buyers more options and negotiating power, and price fatigue after several years of appreciation. Homes that are priced right and in good condition still sell in 30-45 days, but overpriced or dated homes are sitting for 90 days or longer. This extended timeline adds carrying costs and weakens sellers' leverage.
How does the Wells Fargo downtown vacancy affect Winston-Salem home values?
Wells Fargo's reduction of its downtown Winston-Salem footprint has created significant commercial vacancy in the city's core. While the direct impact is concentrated in the downtown and surrounding neighborhoods, the ripple effects touch the broader housing market. Reduced foot traffic affects nearby businesses, and the jobs that supported local housing demand have partially relocated. Downtown-adjacent residential areas face the most pressure. However, other employers and redevelopment efforts are partially offsetting the impact, and neighborhoods farther from downtown are less affected. For a deeper analysis, see our Wells Fargo vacancy impact guide.
Find Out What Your Triad Home Is Worth in Today's Market
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In a market where days on market are stretching and costs are rising, knowing your options is the first step.
Disclaimer: This article is for informational purposes only and does not constitute financial, tax, or real estate advice. Market data reflects publicly available sources including Redfin, Zillow, and county records as of February 2026. Home values, appreciation rates, and market conditions vary by property and neighborhood. Consult a licensed real estate professional for advice specific to your situation.