How have prices changed in Evian Heights at Heron Park over the past year?

Prices in Evian Heights at Heron Park in Raleigh, North Carolina are down 4.6% over the past year. The neighborhood also has a gross yield of 5.6, prices about 26% below the city median and 21% below the state median, and a Red Flag score of 71.

What does the school score look like in Evian Heights at Heron Park?

Education in Evian Heights at Heron Park in Raleigh, North Carolina is in the 85th percentile. The neighborhood also has a gross yield of 5.6, walkability of 16, prices about 26% below the city median and 21% below the state median, and a Red Flag score of 71.

Neighborhood

Evian Heights at Heron Park

Raleigh, North Carolina US

Evian Heights at Heron Park in Raleigh, North Carolina has a value-oriented but uneven investment profile with a gross yield of 5.6 and prices about 26% below the city median and 21% below the state median. Prices are down 4.6% over the past year, while the Red Flag score of 71 indicates notable overall risk. Walkability is 16, and education is in the 85th percentile.

AI Summary•Updated May 2026

Area

0.13 mi²

ZIP Code

27616

County

Wake County

State

North Carolina

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

Verified Price · Median Sale

$353,645

YoY-4.6%

Gross Rental Yield

5.6%

Listed rent · ZORI annualized

Red Flag Index

High

71 / 100

Walkability Score

Minimal

OpenStreetMap POI density · national percentile

Education Score

85 / 100

Excellent · better than 85% of U.S. districts

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

AI Score

Fair

DistrictScore attractiveness · national model

Evian Heights at Heron Park Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Evian Heights at Heron Park, Raleigh.

Unlock the Evian Heights at Heron Park 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$353,645	-4.6%
Price / Sq Ft (Verified)	$184/sqft	-2.3%
Asking Rent (Median)	$1,643/mo	+1.4%
Gross Rental Yield	5.6%	—
Liquidity Score	48 / 100	Moderate
Homes Sold (Period)	224	+28.0%

Is Evian Heights at Heron Park Safe? Natural-Hazard Risk

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

Red Flag Breakdown

71 / 100

High Risk

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

Flood100Very High

Hail100Very High

Hurricane80Very High

Heat80Very High

Wildfire60High

Tornado60High

Earthquake40Moderate

Strong Wind40Moderate

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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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Above-average gross rental yield at 5.6%

Active transaction volume — 224 homes sold last period

Flood risk is Very High (100/100)

Hail risk is Very High (100/100)

Insights are generated from Evian Heights at Heron Park's live DistrictScore metrics.

Evian Heights at Heron Park 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

5.4 µg/m³ Meets EPA, above WHO guideline-11.3% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Evian Heights at Heron Park centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 30% 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; Evian Heights at Heron Park inherits the North Carolina figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Evian Heights at Heron Park

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

Environmental Hazards

EPA / BTS

Industrial odor1 nearbyHigh

Point-source screening near Evian Heights at Heron Park: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Evian Heights at Heron Park

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

16

Minimal

Walkability Score

0

Grocery

0

Dining

1

Schools

0

Universities

0

Hospitals

0

Pharmacies

0

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Evian Heights at Heron Park's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Evian Heights at Heron Park vs Raleigh vs North Carolina

How Evian Heights at Heron Park benchmarks against its city and state medians.

Benchmark vs City & State

Across Evian Heights at Heron Park, the median sale price sits about 26% below the median for Raleigh neighborhoods and about 21% below the statewide median. Gross rental yield is 5.6%, against 3.3% for Raleigh neighborhoods and 4.1% statewide. Over the past 12 months, prices fell 4.6%. Transaction liquidity sits above the median for Raleigh neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Evian Heights at Heron Park	$184/sqft	5.6%	48
Raleigh	$249/sqft	3.3%	39
North Carolina	$233/sqft	4.1%	39

Unlock the Evian Heights at Heron Park benchmark

Compare Evian Heights at Heron Park against Raleigh and North Carolina medians — free with a DistrictScore account.

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

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Guaranteed Rate • Jun 18, 2026

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Evian Heights at Heron Park Real Estate FAQ

Evian Heights at Heron Park in Raleigh, North Carolina shows a value-oriented profile with a gross yield of 5.6. Prices are about 26% below the city median and 21% below the state median, but prices are down 4.6% over the past year. The Red Flag score is 71, walkability is 16, and education is in the 85th percentile.

Neighborhoods near Evian Heights at Heron Park

Compare Evian Heights at Heron Park with nearby neighborhoods in Raleigh.

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