What is the rental yield in Cadence at Cates Creek;Ardmore Cates Creek, Hillsborough, North Carolina?

The gross yield in Cadence at Cates Creek;Ardmore Cates Creek, Hillsborough, North Carolina is 3.4. That comes with a Red Flag score of 65, walkability of 62, and education in the 76th percentile. Prices are in line with Hillsborough and about 3% above North Carolina, while values are down 11.8% over the past year.

How does Cadence at Cates Creek;Ardmore Cates Creek compare with Hillsborough and North Carolina?

Cadence at Cates Creek;Ardmore Cates Creek in Hillsborough, North Carolina is in line with Hillsborough and about 3% above North Carolina. It has a 3.4 gross yield, a Red Flag score of 65, walkability of 62, and education in the 76th percentile. Over the past year, prices are down 11.8%.

Neighborhood

Cadence at Cates Creek;Ardmore Cates Creek

Hillsborough, North Carolina US

Cadence at Cates Creek;Ardmore Cates Creek in Hillsborough, North Carolina has an investment profile defined by a 3.4 gross yield, price movement down 11.8% over the past year, and a Red Flag score of 65. Pricing is in line with Hillsborough and about 3% above North Carolina, while walkability of 62 is a strength. Education is in the 76th percentile, which is a relatively strong school-district test-score result.

AI Summary•Updated June 2026

Area

0.03 mi²

ZIP Code

27278

County

Orange County

State

North Carolina

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024

Verified Price · Median Sale

$519,846

YoY-11.8%

Gross Rental Yield

3.4%

Listed rent · ZORI annualized

Red Flag Index

High

65 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

76 / 100

Excellent · better than 76% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Limited

DistrictScore attractiveness · national model

Cadence at Cates Creek;Ardmore Cates Creek Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Cadence at Cates Creek;Ardmore Cates Creek, Hillsborough.

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Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price	$519,846	-11.8%
Price / Sq Ft (Verified)	$240/sqft	-3.1%
Asking Rent (Median)	$1,457/mo	-1.9%
Gross Rental Yield	3.4%	—
Liquidity Score	33 / 100	Moderate
Homes Sold (Period)	106	+3.9%

Is Cadence at Cates Creek;Ardmore Cates Creek Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited North Carolina crime context.

Red Flag Breakdown

65 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Hurricane80Very High

Heat80Very High

Strong Wind80Very High

Hail80Very High

Flood60High

Wildfire60High

Tornado60High

Earthquake40Moderate

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): North Carolina averaged 23.4 crimes and 3.8 violent per 1,000 residents (-3.4% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Active transaction volume — 106 homes sold last period

Hurricane risk is Very High (80/100)

Heat risk is Very High (80/100)

Insights are generated from Cadence at Cates Creek;Ardmore Cates Creek's live DistrictScore metrics.

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Cadence at Cates Creek;Ardmore Cates Creek Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (North Carolina-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

6.0 µg/m³ Meets EPA, above WHO guideline-14.2% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Cadence at Cates Creek;Ardmore Cates Creek centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 51% of U.S. neighborhoods.

North Carolina Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	23.4	3.8	-3.4%
2023	24.6	3.9	+1.3%
2022	24.8	4.0	-0.0%
2021	25.1	4.2	-5.6%
2020	26.5	4.2	-3.6%
2019	27.7	3.8	—

Reported at the state level — the finest official US crime aggregation; Cadence at Cates Creek;Ardmore Cates Creek inherits the North Carolina figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Cadence at Cates Creek;Ardmore Cates Creek

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

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Walkability & Amenities in Cadence at Cates Creek;Ardmore Cates Creek

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

62

Somewhat Walkable

Walkability Score

0

Grocery

0

Dining

1

Schools

1

Universities

0

Hospitals

0

Pharmacies

1

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Cadence at Cates Creek;Ardmore Cates Creek's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Cadence at Cates Creek;Ardmore Cates Creek vs Hillsborough vs North Carolina

How Cadence at Cates Creek;Ardmore Cates Creek benchmarks against its city and state medians.

Benchmark vs City & State

In Cadence at Cates Creek;Ardmore Cates Creek, the median sale price sits in line with the median for Hillsborough neighborhoods and about 3% above the statewide median. Gross rental yield is 3.4%, against 3.4% for Hillsborough neighborhoods and 4.1% statewide. Over the past 12 months, prices fell 11.8%. Transaction liquidity sits in line with the median for Hillsborough neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Cadence at Cates Creek;Ardmore Cates Creek	$240/sqft	3.4%	33
Hillsborough	$240/sqft	3.4%	33
North Carolina	$233/sqft	4.1%	39

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Buying Property in the US as a Foreigner

Federal & North Carolina tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.62% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 4.25%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: $1 per $500.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & North Carolina property-tax guidance for foreign buyers

Latest Hillsborough Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Cadence at Cates Creek;Ardmore Cates Creek Real Estate FAQ

Cadence at Cates Creek;Ardmore Cates Creek in Hillsborough, North Carolina has a 3.4 gross yield and prices about 3% above North Carolina, while remaining in line with Hillsborough. The Red Flag score is 65, walkability is 62, and education is in the 76th percentile. Over the past year, prices are down 11.8%.

Neighborhoods near Cadence at Cates Creek;Ardmore Cates Creek

Compare Cadence at Cates Creek;Ardmore Cates Creek with nearby neighborhoods in Hillsborough.

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