City comparison · 1,084 km apart · two countries, two currencies

Ottawa vs Durham: which should you move to?

Ottawa or Durham? Housing, rent, crime, climate, income, taxes and transit, side by side, from each city's own published figures. Written for someone deciding where to live, not for a ranking.

Parliament Hill from the Ottawa River
Ontario · Canada

Ottawa

Photograph: Parliament Hill from the Ottawa River · Matti Blume · CC BY-SA 4.0 · source
The Lucky Strike tower and smokestack
North Carolina · United States

Durham

Photograph: The Lucky Strike tower and smokestack · Discover Durham · CC BY 4.0 · source
The short answer

The two housing bills are in different currencies, and held against local pay they are close, with Ottawa's a little the lighter. Ottawa's composite benchmark is 6.2 times local median household income and the Doorify MLS median for the City of Durham about 5.1 times, but mortgage, property tax and insurance come to about $3,350 CAD a month in Ottawa, roughly 39% of the city's 2020 median, against about $2,885 USD in Durham, roughly 42% of the city's 2024 median, because the Durham loan costs 7.28% against 4.34%. Both are institutional towns. Ottawa runs on the federal public service, which is being cut; Durham on Duke University and its hospitals, with Research Triangle Park beside it, and metro unemployment at 3.4% in July 2026 on an unadjusted count against 6.8%. Homicide is where they part: 21 in the Ontario part of Ottawa-Gatineau in 2025 at 1.59 per 100,000, against 33 in the City of Durham at about 10.8. The Januaries are 15.5 degrees apart, -10.0 C against 5.5 C, and Durham takes less income tax and has the busier airport. Ottawa has the train, French schooling and coverage that comes with residency. Choose Ottawa for public health care, French schools and a train to work. Choose Durham for a home at about five times local pay, a mild winter and a lighter income tax, if you can live with its crime figures and a long, hot summer.


Ottawa prices are in CAD and Durham prices are in USD. The tables leave them in their own currency and compare ratios and rates instead; a conversion would be stale by the time you read it.

Population
MeasureOttawaDurhamAdvantage
City population1,188,114 (2025)305,561 (2025)Not directly comparable
Metro population1,700,014 (2025)625,485 (2025)Not directly comparable
Five-year growth
Growth is pressure on rents and roads as much as it is opportunity, so it is reported without a winner.
8.9% (2016-2021)7.6% (2020-2025)Not directly comparable
01: Housing

What a home costs in each

The figures the two cities' rent-versus-buy and mortgage calculators run on, read from the same tables.

Housing costs
MeasureOttawaDurhamAdvantage
Benchmark home price
MLS® HPI or equivalent benchmark. Lower is treated as the advantage, which is the buyer's view rather than the owner's.
$634,000 (July 2026)$424,990 (August 2026)Not directly comparable
Detached house benchmark$725,000$392,384Not directly comparable
Apartment or condominium benchmark$385,500$254,099Not directly comparable
Two-bedroom rent$1,916/mo (average, October 2025)$1,632/mo (average, September 2026)Not directly comparable
One-bedroom rent$1,593/mo$1,422/moNot directly comparable
Two-bedroom rent against median income
A year of two-bedroom rent as a share of the median household income below. A household paying the median rent out of the median income is a fiction, but it is the same fiction in both columns and it crosses currencies.
22.5% of a year's income23.6% of a year's incomeOttawa
Mortgage payment on the benchmark, 20% down
25 years in Ottawa against 30 in Durham, each compounding the way its own country's lenders do. The rates are not a spread you can shop: they are what each market charges.
$2,762/mo at 4.34%$2,326/mo at 7.28%Not directly comparable
Price to household income
Benchmark price divided by the median household income below. A ratio is comparable across currencies; the dollars are not.
6.2×5.1×Durham
Property tax on the benchmark home
The effective rate on market value, which is what the two rates have in common and what the Advantage column is decided on; the bills are in each city's own dollars.
$5,262/yr (0.83%, 2026)$4,331/yr (1.019%, 2026)Ottawa
Transfer tax on the benchmark home
Compared as a share of the price. Where the seller pays it, it is a cost of leaving rather than arriving.
$9,155 (buyer pays)$850 (seller pays)Durham
Rent control
A cap protects a sitting tenant and does nothing for the next lease, so neither column is simply better.
2.1% guideline (2026)Forbidden by state lawNot directly comparable

Ottawa: About 0.83% of market value. Ottawa levies roughly 1.26%, but against a Current Value Assessment frozen at 1 January 2016 values, because Ontario has deferred every reassessment since. The average urban home is assessed at $415,000 and pays about $5,246 in 2026, which on the $634,000 composite benchmark is 0.83%. Ottawa's municipal taxes on a representative detached house were the lowest of Ontario's ten largest cities in 2025. Durham: About 1.02% of market value. A house in the City of Durham pays two levies for fiscal 2027: Durham County's 57.92 cents per $100 and the City's 43.71, 101.63 in all on the County's rate table, against 99.13 a year earlier, and no fire district. Both are charged on the values of the 1 January 2025 revaluation, which reset every parcel to 100% of market value for the first time since 2019; the next takes effect on 1 January 2029. North Carolina measures how close the values are: the Department of Revenue put Durham's assessments at 100.23% of sale prices on 1 January 2025 and publishes an effective county rate of 0.5555% against the nominal 0.5542% on that arithmetic. The same ratio on the combined rate gives 1.019%, about $4,331 a year on the $424,990 median sale, if the house is assessed like the average one. A buyer does not reset the assessment by buying, so the seller's bill is the guide to the first one, and prices have moved since the values were set. Inside the Downtown Business Improvement District the bill carries 7 cents more. Stormwater is not on the tax bill: the City charges it on the utility bill, $5.70, $11.80 or $23.64 a month for a house by impervious area.

02: Crime and safety

How safe each city is, by the numbers it publishes

Police-reported figures for the most recent year each force or statistics agency has released. Rates describe a whole city or metro area, and the spread between neighbourhoods inside one city is usually wider than the gap between the two cities.

Crime
MeasureOttawaDurhamAdvantage
Crime Severity Index
Statistics Canada's weighted index for the metropolitan area, where 100 is Canada in 2006. American cities have no equivalent series.
50.6 (2025)Not publishedNot directly comparable
Violent crime per 100,000
Canada counts every violent Criminal Code incident; the FBI counts four offences. The Canadian figure is always the larger one for that reason alone.
814 (2025)510 (2025)Not directly comparable
Property crime per 100,0002,835 (2025)3,617 (2025)Not directly comparable
Homicides
Counts, not rates, and a single year in a small city moves a long way on chance alone. What each figure covers is under the table.
21 (2025)33 (2025)Not directly comparable
Ottawa

The Ontario-part CSI rose from 46.85 in 2021 to 54.20 in 2023, held at 54.12 in 2024 and fell 6% to 50.61 in 2025 (table 35-10-0026-01). The violent crime rate has kept climbing, from 744 per 100k in 2021 to 814 in 2025, while property crime peaked in 2024 at 2,957 per 100k and eased to 2,835 in 2025.

What the rates cover: Total violent Criminal Code violations, rate per 100,000, Ottawa-Gatineau CMA Ontario part, table 35-10-0177-01 (10,745 incidents).

Homicides: Ottawa-Gatineau CMA Ontario part, table 35-10-0177-01; rate 1.59 per 100,000. 2024 was 27 (2.10 per 100k), the highest of the last five years.

Durham

Down in 2025 to the lowest violent count since the department began reporting incident-based data. On the FBI CDE's figures violent offenses were 2,054 in 2019, 2,454 in 2020, 2,181 in 2021, 1,978 in 2022, 1,890 in 2023, 1,865 in 2024 and 1,557 in 2025, about 640, 620 and 510 per 100,000 in the last three years on each July's Vintage 2025 population, so 2025 was 16.5% below 2024; the department reported a 16.9% fall on its own counts, led by aggravated assaults (down 21.5%) and robberies (down 9.2%). Property offenses fell to a low of 9,570 in 2022, rose to a peak of 11,447 in 2024 with the surge in vehicle thefts, and fell 3.4% in 2025. The SBI's summaries show the 2023 and 2024 figures within a few offenses (1,888 and 1,862 violent). The FBI series needs care in two places. The CDE lists the department as reporting incident-based (NIBRS) data from 1 January 2019, and its 2018 counts (1,963 violent, 9,790 property) come before that, so 2018 is not used. And its August 2026 row is plainly incomplete, 80 violent and 597 property offenses against 147 and 1,066 in August 2025, so 2026 is compared through July: January to July brought 939 violent offenses against 906 in the same months of 2025, up 3.6%, and 5,862 property offenses against 6,251, down 6.2%. The rise matches what the City said early in the year: by mid-February 2026, 22 people had been shot in Durham and seven had died, and the mayor called youth crime out of control (WRAL). The CDE counts were read on 5 October 2026 from a feed last refreshed on 15 September and can still be revised; the SBI's 2025 summary had not been published.

What the rates cover: Computed: 1,557 violent offenses (murder, rape, robbery and aggravated assault) in the FBI Crime Data Explorer's summarized data for the Durham Police Department (ORI NC0320100) in calendar 2025, divided by the 305,561 Vintage 2025 city population; on the CDE's own agency population of 307,140 the rate is 507. That is about one and a half times the CDE's 2025 rate for reporting North Carolina agencies (331 per 100,000) and for the nation (329). Of the four North Carolina cities this site compares it is second, below Greensboro's 705 and Charlotte's 607 (on CMPD's own count) and above Raleigh's 396, and among the US cities here it sits in the middle, close to Jacksonville's 514 and Boston's 507. Among the state's largest city police departments on the CDE's 2025 counts and populations it is sixth of seven, below Winston-Salem's 744, Greensboro's 702, Fayetteville's 614, Charlotte-Mecklenburg's 559 and High Point's 521 and above Raleigh's 395. The North Carolina State Bureau of Investigation's most recent annual summary, for 2024 (published October 2025), counts 1,862 violent offenses for the department that year, three fewer than the FBI's 1,865, about 619 per 100,000, sixth of the thirteen city departments in its table of the state's largest agencies. The department's own year-end report counts 1,529 violent crimes in 2025, 28 fewer than the FBI: 39 homicides, 150 rapes, 433 robberies and 907 aggravated assaults, against the FBI's 33, 161, 443 and 920.

Homicides: 33 murders and nonnegligent manslaughters in 2025 in the FBI CDE, about 10.8 per 100,000 on the city population, against the CDE's 6.5 for North Carolina and 4.3 for the nation, and against Greensboro's 37 (12.0 per 100,000), Raleigh's 25 (4.9) and Charlotte's 96 (about 10). The CDE series is 37 in 2019, 37 in 2020, 46 in 2021, 42 in 2022, 47 in 2023, 36 in 2024 and 33 in 2025. The department's own count is higher and flat: 39 homicides in 2025 and 39 in 2024, 48 in 2023, with 28 of the 2025 killings by gun against 34 in 2024, and it cleared 89.7% of them, against 69.2% in 2024 (Durham Police Department; WRAL). Nothing read explains the six-homicide gap between the department's 2025 count and the FBI's.

03: Climate

Winters, summers and what the weather can do to a house

Climate normals
MeasureOttawaDurhamAdvantage
January mean-10.0 °C5.5 °CNot directly comparable
July mean21.2 °C26.9 °CNot directly comparable
Precipitation a year930 mm1,170 mmNot directly comparable
Snowfall a year232 cm13 cmNot directly comparable
Sunshine a year2,084 hours2,606 hoursDurham
Ottawa

Environment and Climate Change Canada 1991-2020 normals at Ottawa Macdonald-Cartier Int'l A (climate ID 6106000). Annual mean 6.5 C, rainfall 757.2 mm. Sunshine hours are from the 1981-2010 normals at Ottawa CDA (climate ID 6105976) because the 1991-2020 airport table does not publish sunshine totals.

Hazards: Cold winters with regular snowstorms and freezing rain, spring flooding along the Ottawa River (2017 and 2019), summer heat and humidity, occasional severe thunderstorms and tornadoes (September 2018, the May 2022 derecho), and wildfire smoke episodes such as June 2023.

Durham

NOAA NCEI 1991-2020 normals for Raleigh-Durham International Airport (station USW00013722), the Weather Service station for Durham, about 9 miles southeast of the city's center point: January mean 41.9F, July mean 80.5F, annual mean 61.2F, 46.07 in of precipitation, 5.2 in of snow. July is the warmest month, ahead of August's 78.8F, with a mean high of 90.8F; January's mean low is 31.8F. September (5.15 in), July (5.02 in) and August (4.71 in) are the wettest months and February (2.78 in) the driest. Most of the snow falls in January (2.6 in) and February (1.4 in). The normals count 52.4 days a year at 90F or above, 2.0 at 100F or above, 64.7 nights at or below freezing, 7.6 at or below 20F and 2.4 days that stay below freezing. Converted here to 5.5 C, 26.9 C, 1,170 mm and 13.2 cm. These are the airport's figures and the same ones Raleigh's profile stores, because the airport between the two cities is the station with complete standard normals for both. Durham has a cooperative station of its own (USC00312515, about 6 miles north-northwest of the center point), but its normals carry no snowfall at all and NCEI flags them 'representative' rather than standard, built on 13 to 18 years of record; for what they are worth they run cooler than the airport, 38.4F in January and 77.9F in July, and wetter, 48.57 in a year. Durham is milder in winter than Greensboro (4.3 C, 18.0 cm of snow) and about as mild as Charlotte (5.6 C), with more rain than either, and its July is warmer than Charlotte's 80.1F and Greensboro's 78.9F. Sunshine hours are the older 1961-1990 means (2,606 hours, 58% of possible), which Current Results lists under Raleigh and which Raleigh's profile stores for the same airport; the 1991-2020 normals do not include sunshine.

Hazards: Floods from rain on its creeks and rivers, summer heat and the occasional ice or snow storm, more than hurricanes. Durham is in the Piedmont, well inland, so storm surge is not its hazard, but tropical systems bring heavy rain. Tropical Storm Chantal in July 2025 set a record on the Eno River at Durham, 25.63 feet against a previous record of 23.6, above its level in Hurricane Fran in 1996; the Durham Fire Department made more than 80 rescues in the Old Farm area of north Durham, nearly 9 inches fell in southwest Durham, and Ellerbe Creek spilled into Durham Central Park downtown (WITN; Spectrum News; ABC11). The airport, 9 miles away, measured under an inch over the two days (0.94 and 0.05 in), a reminder that its gauge does not see every Durham storm. Helene left Central Park partly underwater in September 2024 (WRAL), and the City counts 2016 and 2018 as the two costliest years in the 40-year history of flood insurance claims in Durham. Ellerbe Creek, through the older north-side neighborhoods, is the recurring one: a state watershed plan records tremendous flooding there in Hurricane Floyd in 1999 and again in 2002, and homes in Northgate Park flooded at least once a year. Fran, in September 1996, dropped 8.80 in of rain at the airport, and the State Climate Office writes that no storm since has had so wide or lasting an impact from Wilmington through the Triangle. Snow is an event: the airport's record storm, 24 to 25 January 2000, left 20.3 inches, 17.9 of them in 24 hours (State Climate Office), and its largest one-day fall since 2010 is 7.0 inches on 9 December 2018. Summer heat is the routine risk: the airport's highest reading since 2010 is 106F on 5 July 2024, and 2026 has been unusually hot, with 78 days at 90F or above through 29 September, half again the normal, eight days at 100F or above and 103F on 4 July. Its lowest reading since 2010 is 4F on 7 January 2018, and its wettest day since 2010 brought 6.45 inches on 8 October 2016.

04: Income, jobs and taxes

What people earn and what the government takes

Income and taxes
MeasureOttawaDurhamAdvantage
Median household income$102,000 CAD (2020)$82,916 USD (2024)Not directly comparable
Unemployment rate
Statistics Canada and the Bureau of Labor Statistics define unemployment slightly differently; the Canadian measure runs about a point higher on the same labour market.
6.8% (July 2026)3.4% (July 2026)Not directly comparable
Sales tax13%7.5%Durham
Top marginal income tax
Federal plus provincial or state. The American figure leaves out payroll taxes and the cost of health insurance, both of which a Canadian household covers through the tax it pays here.
53.53%41.25%Durham
Income tax on $100,000, single filer
Computed from each jurisdiction's brackets at a single filer's $100,000 and rounded to the dollar, so a gap of a dollar is rounding rather than tax. Two cities in one province or state are shown as Even, because there the two cells describe the same tax and whatever separates them is method.
$21,930 CAD$17,157 USDNot directly comparable
Ottawa

The federal government is the anchor employer: 130,628 of 279,707 federal public servants were based in the National Capital Region at March 31, 2025, and Budget 2025 announced about 28,000 more public service job cuts by 2029. Regional unemployment ran from 6.4% in mid 2025 to 7.3% in late 2025 before easing to 6.8% in July 2026.

Main sectors: Federal public administration, Technology (Kanata North, Shopify, telecom and defence), Health care and hospitals, Post-secondary education, Tourism and national institutions.

Property tax is set by the City of Ottawa; not verified here.

Durham

BLS counted 359,600 nonfarm jobs in the Durham-Chapel Hill MSA in August 2026 (not seasonally adjusted, preliminary), up 1,700 or 0.5% on the year. Professional and business services (+2,000, or 3.3%, to 63,300), leisure and hospitality (+1,500, or 5.1%, to 30,800), private education and health services (+800, or 1.0%, to 82,100, of which health care and social assistance is 55,500) and construction (mining, logging and construction +500, or 4.5%, to 11,700) added the most, while government lost 1,900 (-2.7%, to 68,600), state government 1,500 of it and federal government 500, manufacturing 1,000 (-3.8%, to 25,600) and transportation, warehousing and utilities 400 (to 7,800). Private education and health is 22.8% of the metro's jobs, government 19.1% and professional and business services 17.6%. The principal employer table is the City's own, from its annual comprehensive financial report for the fiscal year ended June 30, 2024, the most recent the City has posted; it counts 159,974 people employed in the city, and its ten largest employers hold 89,147 jobs, 55.7% of them. Several, IBM, Cisco, Pfizer, IQVIA and GSK, have their large sites in Research Triangle Park, outside the city limits. Its 2015 column had Duke at 35,998, IBM at 7,000 and Durham Public Schools at 4,600, with Cree and the City government on the list. Two thirds of the city's 165,719 workers worked inside it in 2024 (66.7%) and 28.3% outside Durham County, many of them in Wake County and Research Triangle Park. 20.5% worked from home, and the mean commute for the rest was 21 minutes, with 2.7% spending an hour or more (ACS 2024 1-year, B08007, B08008, B08013, B08301 and B08303).

Main sectors: Duke University and Duke Health, far the largest employer: 44,500 people in the City's latest principal employer table, 27.8% of employment in the city, and 48,313 in Duke's own July 2025 count, which includes Duke University Hospital (11,776), the schools of medicine and nursing (11,804) and Duke Regional Hospital (2,270) as well as Duke Raleigh Hospital; the State ranks Duke the fourth-largest employer in North Carolina, and private education and health services hold 82,100 of the metro's 359,600 nonfarm jobs in August 2026, more than any other supersector, Research Triangle Park, founded in 1959 between Durham and Raleigh: 7,000 acres, more than 385 companies and more than 55,000 people working there daily (Research Triangle Foundation), outside the city limits but in its labor market; IBM (9,350), Cisco (4,250), Pfizer (4,000), IQVIA (3,900) and GSK (3,100) are on the City's list of the ten largest employers, and professional and business services added 2,000 metro jobs in a year, to 63,300, the most of any sector, Insurance and finance: Blue Cross and Blue Shield of North Carolina, headquartered in Durham, is the third-largest employer on the City's list (8,245), and Fidelity Investments employs 3,600; financial activities hold 15,900 metro jobs, Government and public education: state government, which in BLS's count includes the University of North Carolina at Chapel Hill and North Carolina Central University, holds 41,800 metro jobs, down 1,500 on the year, and federal government 6,400, down 500; Durham Public Schools (4,697) and the Veterans Administration Medical Center (3,505) are on the City's list, Hospitality and the downtown built in old tobacco warehouses: the American Tobacco Campus, Brightleaf Square, the Durham Performing Arts Center and the Durham Bulls' ballpark (Wikipedia), with leisure and hospitality up 1,500 metro jobs in a year, or 5.1%, to 30,800, the fastest growth of any sector.

North Carolina's flat income tax rate has come down every year since 2022, to 4.25% for 2025 and 3.99% for 2026. Property tax is levied by Durham County and the City on assessed value. For 2026-27 (the bills mailed in the summer of 2026) a house in the City pays 101.63 cents per $100 of assessed value: the County's 57.92 cents, up 2.5 cents and adopted on 8 June 2026, and the City's 43.71 cents, held and adopted on 15 June, with no fire district inside the city (Durham County; City of Durham). The values are new: Durham County revalued every parcel to 100% of market value as of 1 January 2025, the first reappraisal since 2019, it drew more than 10,000 appeals, and the next is 1 January 2029. The combined rate fell from 139.49 cents in 2024-25 to 99.13 in 2025-26 as the values rose. The Department of Revenue measures how close the values sit to sale prices: on 2024 sales assessments averaged 100.23% of prices, so the bill on a house assessed like the average one is about 1.019% of its market value, about $4,331 a year on the $424,990 median sale. On the Department's 2025-26 table Durham's combined rate (99.13 cents) was below Greensboro's 140.30 and above Raleigh's 87.21 and Charlotte's 76.68, but because only Durham's values were current its effective rate, 0.9936% of market value, was the highest of the four North Carolina cities this site compares (Greensboro 0.9583%, Raleigh 0.8319%, Charlotte 0.6808%). Downtown Business Improvement District parcels pay 7 cents more. Stormwater is not on the tax bill: the City charges it on the utility bill, $5.70, $11.80 or $23.64 a month for a house by impervious area. The City says its median home, valued at $424,000, pays about $1,853 a year in City tax. The Durham Regional Association of REALTORS' Doorify MLS median sale price for the City was $424,990 in August 2026, up 3.7% on 283 sales of houses and condominiums together; Zillow's typical home value for the City, a model of every home rather than a count of sales, was $389,634, down 3.4%, and its single-family value $392,384. That fall is the steepest of the four North Carolina cities here (Raleigh's $428,671, Charlotte's $392,573, Greensboro's $263,264), and of the US cities here only Cape Coral's and Austin's fell faster. Zillow's observed rent index for the City was $1,659 a month in August, up 1.8%, second of the four North Carolina cities after Charlotte's $1,744. The bills, insurance and fees that follow from these figures belong to the housing layer.

05: Getting around

Whether you need a car

Transit
MeasureOttawaDurhamAdvantage
SystemOC Transpo (buses, O-Train Lines 1, 2 and 4, Para Transpo); STO serves GatineauGoDurham, the City's bus system, formerly the Durham Area Transit Authority, which took over the private Duke Power buses in January 1991 and took its present name in 2015 (Wikipedia): 17 regular routes on its own GTFS feed, most of them meeting downtown at Durham Station, with routes 4 and 5 every 15 minutes at midday, most others every 30 and Sunday service on most routes, and GoDurham ACCESS paratransit. It is fare-free, and its page says it stays fare-free through June 2027. GoTriangle's regional buses run from Durham to Raleigh, Chapel Hill, Research Triangle Park and the airport, and Duke Transit runs more than 30 buses on seven routes around the campus and health system (Wikipedia). There is no rail transit: a light rail line from UNC Hospitals in Chapel Hill through Duke to NCCU was discontinued in April 2019, and GoTriangle's commuter rail study found significant feasibility challenges within the Durham and Wake transit plans' budgets (Wikipedia; GoTriangle). Amtrak's Piedmont (four round trips a day) and Carolinian stop at Durham station on West Main Street, five round trips in all, connecting Durham with Raleigh, Greensboro, Charlotte, Washington and New York (Amtrak). Interstate 85 connects Durham with Virginia and the cities of western North Carolina, Interstate 40 runs across southern Durham County between Research Triangle Park and Chapel Hill, and the Durham Freeway (NC 147) runs through downtown (Wikipedia).Not directly comparable
Commute by public transit11.2% (2021)2.9% (2024)Ottawa
Walk or cycle to work8.5% (2021)3.0% (2024)Ottawa
AirportOttawa Macdonald-Cartier International Airport, YOW, 4.9 million passengers in 2025, up 6% on 2024 (Ottawa International Airport Authority, 2025 results)Raleigh-Durham International Airport (RDU), in unincorporated Wake County about 9 miles southeast of the city's center point, run by an authority whose board comes from Wake and Durham counties and the cities of Raleigh and Durham (Wikipedia). It handled a record 15,644,658 passengers in 2025 (Wikipedia, from the airport's statistics), and with Volaris's Guadalajara service from 16 October 2026 its route map holds a record 91 nonstop destinations on 19 airlines (RDU). A new 10,639-foot primary runway is under construction (RDU). It is the same airport Raleigh's profile names.Not directly comparable
Ottawa

70.6 million O-Train and bus trips in 2025, up 3.9% on 2024 (OC Transpo report to Transit Committee, February 12, 2026). Ridership fell in early 2026: 11.5 million trips in January-February versus 12.4 million a year earlier.

Durham

GoDurham carried 6,838,342 unlinked trips in 2025 on the National Transit Database's monthly ridership file (Federal Transit Administration, reporter 'City of Durham'), 6,647,013 of them on its buses and the rest on demand-response service; Wikipedia, citing APTA, gives 6,741,500 and about 19,200 a weekday in the second quarter of 2026. That is about 22 trips a year for every resident, the most of the four North Carolina cities here (GoRaleigh's 7,987,727 on the same file is about 16 per Raleigh resident, Charlotte's CATS about 15.7 million in 2024 and Greensboro's GTA 2.3 million). Ridership is back to where it was before the pandemic: 6,813,073 in 2019, 4,611,544 in 2020, 6,893,946 in 2024 and 0.8% less in 2025, below the 7,108,779 peak of 2017, and January to August 2026 ran 4.3% above the same months of 2025. GoTriangle, the regional authority, carried 1,506,004 trips across its whole network in 2025. Amtrak counted 154,793 passengers boarding or leaving trains at Durham in fiscal 2025, fourth in North Carolina after Charlotte (365,614), Raleigh (289,230) and Greensboro (210,652) (Amtrak).

06: Daily life

Health care, schools and what each city is like

Ottawa

Health care

Care is publicly funded through OHIP after a residency waiting period for newcomers, with prescription drugs, dental and vision outside the public plan for most working-age adults. The main hospitals are The Ottawa Hospital (Civic and General campuses), CHEO for children, the Queensway Carleton and Montfort; a replacement Civic campus was promised for 2028 but construction on the hospital itself had not begun as of 2026, and finding a family doctor is the hardest part of access, with the Ontario College of Family Physicians projecting 4.4 million Ontarians without one by 2026.

Education

The University of Ottawa (bilingual) and Carleton University are the large universities, with Algonquin College and La Cite for applied programs. Publicly funded schools run through four boards: the Ottawa-Carleton District School Board, the Ottawa Catholic School Board, and French-language public and Catholic boards, so French immersion and full French schooling are both widely available.

Living there

Ottawa is a government town that behaves like a mid-sized city: quiet downtown evenings, a large share of households with two stable incomes, and a weekend life built around the Rideau Canal, the Gatineau Park hills across the river and the river pathways. Winters are long and cold, with roughly 232 cm of snow in a normal year, and summers are warm and humid. The O-Train light rail has had reliability problems since it opened in 2019, and the bus network has been cut back, so most households still drive.

Durham

Health care

Care is paid for through employer or individual private insurance, Medicare and Medicaid, and North Carolina is one of the 41 states, counting the District of Columbia, that have adopted the Medicaid expansion (KFF); the expansion covers about 740,000 people statewide. Federal and state changes narrow it: from January 1, 2027 most expansion adults aged 19 to 64 must show 80 hours a month of work, school or volunteering, or $580 a month in earnings, and renew every six months (NCDHHS). The City of Durham's uninsured rate was 8.3% in 2024 (24,892 of 300,100), against 8.6% for North Carolina and 8.2% nationally, above Raleigh's 7.1% and Greensboro's 7.5% and well below Charlotte's 12.1% (ACS 2024 1-year, B27001). Durham is a medical city built around one system. Duke University Hospital has 1,106 licensed inpatient beds (Duke Health's corporate page; its patient page says 1,062), is a Level I trauma center, opened in 1930 with 400 beds as part of James B. Duke's gift, and was ranked the 14th-best hospital in the country by Newsweek in 2025 (Wikipedia). Duke Regional Hospital in north Durham has 388 beds; it opened in 1976 as Durham County General Hospital, replacing the segregated Lincoln Hospital, for Black patients, and Watts Hospital, for white ones, which closed the same day (Wikipedia). The Durham VA Medical Center serves veterans (3,505 staff on the City's employer list), and North Carolina Specialty Hospital is a small surgical hospital with 18 licensed beds. Duke counted 11,776 employees at Duke University Hospital in July 2025. This file did not verify wait times for primary or specialist care.

Education

Durham is a university city with an unusually graduate-heavy student body. On the ACS 2024 1-year estimates 32,290 of its 290,103 residents aged 3 and over were enrolled in college (16,351 undergraduates) or graduate school (15,939), 11.1%, against 6.6% nationally and 6.7% in North Carolina; graduate students are 49% of them, against 22% nationally. Duke University, chartered in 1924 when James B. Duke's endowment expanded Trinity College, which had moved to Durham in 1892, enrolled 17,325 students in fall 2025, 6,525 undergraduates and 10,800 graduate and professional students (Duke). North Carolina Central University, which opened in 1910 and became the nation's first publicly supported liberal arts college for African Americans (Wikipedia), enrolled 9,160 in fall 2025, up 6.8% and its first time above 9,000, with 2,018 students online (NCCU), and a reported 10,124 in fall 2026, up 9.1% (HBCU Gameday). Durham Technical Community College, founded in 1961, serves nearly 20,000 students in credit and continuing education courses (Wikipedia), and the University of North Carolina at Chapel Hill is in the same metro. Public schools are run by Durham Public Schools, the countywide district, with 31,865 students in 2024-25 (NCES). Enrollment is falling: the district's day-20 count in fall 2025 was 30,172, down from 31,188 a year earlier and its largest drop since the pandemic, against a peak of 33,651 in 2014, while Durham residents in charter schools rose from 7,641 to 8,288 in 2024-25 and about 2,400 Durham students received Opportunity Scholarships, the state's private school vouchers (INDY Week; 9th Street Journal).

Living there

Durham is the Bull City, a tobacco town named for its most famous brand, Bull Durham, and built by the Duke family's American Tobacco Company, whose fortune founded Duke University and Duke Power (Wikipedia). It is also where Black business built Parrish Street into 'Black Wall Street', home of North Carolina Mutual Life Insurance and Mechanics and Farmers Bank, and where the Durham Freeway was cut through Hayti, the Black neighborhood south of downtown, in the late 1960s; the last American Tobacco factory closed in 1987, and its warehouses are now offices, apartments and restaurants (Wikipedia). Today it is North Carolina's fourth city, with 305,561 people, only 3,106 behind Greensboro and growing more than twice as fast, a city whose largest employer by far is Duke University and Duke Health, whose labor market reaches into Research Triangle Park, and where almost half of the college students are graduate students. Next to Raleigh, about 18 miles southeast, it shares the airport and the climate, the same household income within the margins (about $83,000) and a higher share of owners, more bus riders per resident and a higher violent crime rate, 510 per 100,000 on the FBI's 2025 counts, about one and a half times the state's, though that was its lowest count since 2019 and 16.5% below 2024. Its homes cost a little less than Raleigh's on Zillow's index ($389,634 against $428,671) and the realtors' MLS median is $424,990, and its property tax is new: the County reset every value to market in 2025, so a City address pays 101.63 cents per $100 for 2026-27 on values that are close to what houses sell for.

07: The trade-offs

Where each city wins, and where it loses

Ottawa's figures are in Canadian dollars and Durham's in US dollars, and against local pay the two are close. Ottawa's composite benchmark, a blend of houses, townhouses and apartments, was $634,000 CAD in July 2026, 6.2 times the city's 2020 median household income of $102,000 CAD. Durham's price is the Durham Regional Association of REALTORS' Doorify MLS median sale price for the City of Durham, $424,990 USD in August 2026 on 283 closed sales, 3.7% above a year earlier, and it mixes houses and condominiums, because that is the dashboard's filter and no single-family median is published there. Zillow's index for the City, which models every home rather than counting sales, moved the other way, down 3.4% to $389,634, and its single-family index stood at $392,384. The MLS median is about 5.1 times the city's 2024 median household income of $82,916 USD, a figure with a margin of error of $4,710, and Zillow's index about 4.7 times. At 20% down, Ottawa's mortgage at 4.34% is $2,762 CAD a month over 25 years, and the $339,992 loan on the Durham median at Freddie Mac's 7.28% of 1 October 2026 about $2,326 USD over 30. Property tax is 0.83% of market value in Ottawa, $5,262 CAD a year, against about $4,331 USD in Durham, where a house in the City pays Durham County's 57.92 cents per $100 and the City's 43.71, 101.63 cents in all for 2026-27 against 99.13 in 2025-26, on values from the County's 1 January 2025 revaluation that the state measured at 100.23% of sale prices: about 1.019% of market value, if the house is assessed like the average one. With insurance at $145 CAD and $198 USD a month, the Durham figure NerdWallet's city average, with no flood cover in it, the owners carry about $3,350 CAD and $2,885 USD, roughly 39% and 42% of local median income. A two-bedroom averaged $1,916 CAD in October 2025, about 23% of Ottawa's median income. In Durham RentCafe's average two-bedroom was $1,632 USD in September 2026, about 24% of local median income; the Census Bureau's 2024 two-bedroom median gross rent, utilities included, $1,712, about 25%; and Zillow's observed rent index $1,659 in August, up 1.8% and second of the four North Carolina cities this site compares after Charlotte, about 24%. Ontario caps increases at 2.1% for 2026 in units first occupied before 15 November 2018; North Carolina forbids rent control by statute.

Homicide is the one count that crosses the border intact, and on it the two cities are far apart, though Ottawa's figure covers the Ontario part of its metro and Durham's the city. The Ontario part of Ottawa-Gatineau recorded 21 homicides in 2025, 1.59 per 100,000, against 27 in 2024. Durham recorded 33 in the FBI's Crime Data Explorer, about 10.8 per 100,000 in a city of 305,561, against 6.5 for North Carolina and 4.3 for the nation, after 47 in 2023 and 36 in 2024; the police department's own count is higher and flat, 39 in 2025 and 39 in 2024, and nothing read explains the gap between the two counts. The other rates are different instruments. Statistics Canada put the Crime Severity Index for the Ontario part at 50.61 in 2025, below the national 75.0; American cities have no equivalent. Ottawa's violent rate of 813.79 per 100,000 counts every violent Criminal Code violation, common assault and uttering threats included. Durham's 510 per 100,000 is 1,557 offenses of murder, rape, robbery and aggravated assault reported by the Durham Police Department in 2025, divided by the Census estimate: about one and a half times North Carolina's 331 and the nation's 329, and second of the four North Carolina cities this site compares, below Greensboro's 705 and Charlotte's 607 and above Raleigh's 396. Property crime, 2,834.59 per 100,000 against 3,617, is defined differently too, and Durham's is about twice the state's rate, with vehicle thefts at 1,614 in 2025 against 873 in 2022. The directions differ. Ottawa's violent rate has increased every year from 744 per 100,000 in 2021. Durham's violent offenses fell 16.5% in 2025, from 1,865 to 1,557, the lowest count since the department began reporting incident-based data in 2019, but January to July 2026 brought 939 against 906 a year earlier, up 3.6%; the FBI's August 2026 row is plainly incomplete, so the comparison stops in July. The Durham counts were read on 5 October 2026 from a federal feed that can still be revised.

The two Januaries are 15.5 degrees apart. Ottawa's mean of -10.0 C at the airport is the coldest of the cities this site compares, and Durham's is 5.5 C at Raleigh-Durham International Airport, the station for Durham about 9 miles southeast of the city and the same one Raleigh's figures come from, where the normals count 64.7 nights a year at or below freezing and 13.2 cm of snow, though the record storm, in January 2000, left 20.3 inches. July is 21.2 C in Ottawa and 26.9 C in Durham, with a mean high of 90.8F; the normals count 52.4 days a year at or above 32.2 C (90F) and 2.0 at 100F or above, and 2026 brought 78 days at 90F or above through 29 September, eight at 100F or above and 103F on 4 July. Durham gets 1,170 mm of precipitation a year, wettest in September, July and August, against 929.8 mm, and Ottawa's 231.9 cm snow normal is more than seventeen times Durham's. Ottawa records 2,083.7 hours of sunshine and Durham 2,606 on older 1961-1990 means. Ottawa's hazards are freezing rain, spring flooding along the Ottawa River in 2017 and 2019, the September 2018 tornadoes, the May 2022 derecho and wildfire smoke. Durham is in the Piedmont, well inland, so storm surge is not its hazard; rain on its creeks and rivers is. Tropical Storm Chantal in July 2025 set a record on the Eno River at Durham, above its level in Hurricane Fran in 1996, and the fire department made more than 80 rescues in north Durham while the airport gauge measured under an inch; Ellerbe Creek floods the older north-side neighborhoods, and Helene left Durham Central Park partly underwater in September 2024. An owner's utility premium over a renter is budgeted at $155 CAD a month in Ottawa, mostly heat from October to April, and an estimated $130 USD in Durham, cooling plus the City's stormwater fee.

Both cities run on institutions. Ottawa is a capital: it had 130,628 of 279,707 federal public servants based in the National Capital Region at 31 March 2025, and Budget 2025 announced about 28,000 more positions to go by 2029. Durham runs on a university and its hospitals. Duke University and Duke Health are far the largest employer, 44,500 people on the City's latest principal employer table, 27.8% of employment in the city, and Research Triangle Park, 7,000 acres between Durham and Raleigh with more than 55,000 people working there daily, sits outside the city limits but inside its labor market, with IBM, Cisco, Pfizer, IQVIA and GSK on the City's list of the ten largest employers; Blue Cross and Blue Shield of North Carolina is headquartered in the city. The Durham-Chapel Hill metro counted 359,600 nonfarm jobs in August 2026, up 1,700 or 0.5% on the year: professional and business services added 2,000 and leisure and hospitality 1,500, while government lost 1,900, 1,500 of it state government and 500 federal, and manufacturing 1,000. The metro's unemployment rate was 3.4% in July 2026, not seasonally adjusted, against 3.7% for North Carolina and 4.4% for the US, the second lowest of the four North Carolina metros here, and it fell on the year as the labor force shrank, from 332,441 to 322,353. Ottawa-Gatineau's rate was 6.8% the same month, seasonally adjusted and above Canada's 6.4%; the two are not directly comparable, though the gap is wide. Median household income was $102,000 CAD in Ottawa in 2020 and $82,916 USD in Durham in 2024, give or take $4,710, in a city whose median age is 35.6 and where 11.1% of residents aged three and over are enrolled in college or graduate school, almost half of them graduate students. Ontario levies a provincial income tax, so $100,000 pays about $21,930 CAD, including the $750 Ontario Health Premium and before CPP and EI, with a top combined rate of 53.53% and 13% HST. North Carolina levies a flat income tax, 4.25% for 2025 and 3.99% for 2026, so the same salary pays $17,157 USD for 2025, $13,449 federal and $3,708 state, 17.2% before 7.65% payroll tax, and $16,651 for 2026; the top combined rate is 41.25%, and sales tax in Durham County is 7.5%, including a half cent for transit, a rate only Mecklenburg's 8.25% exceeds in the state. Property tax is about 1.019% of value in Durham against 0.83% on Ottawa's benchmark.

Transit is Ottawa's by a wide margin. In the 2021 census 11.2% of Ottawa commuters took transit and 8.5% walked or cycled, counted in May 2021 with remote work at its height, so the share now is unknown rather than low. OC Transpo carried 70.6 million trips in 2025 on buses and O-Train Lines 1, 2 and 4, though the O-Train has had reliability problems since it opened in 2019. GoDurham, the City's buses, runs 17 regular routes, most of them meeting downtown at Durham Station, with routes 4 and 5 every 15 minutes at midday and most others every 30, and it is fare-free, the City says through June 2027. It carried 6,838,342 trips in 2025, about 22 for every resident and the most per resident of the four North Carolina cities this site compares, back to its 2019 level, and January to August 2026 ran 4.3% higher; GoTriangle's regional buses run to Raleigh, Chapel Hill, Research Triangle Park and the airport. In 2024, 2.9% of the city's workers commuted by transit, on an estimate whose margin of error runs from about 1.8% to 4.1%; 3.0% walked or cycled, 63.0% drove alone and 20.5% worked from home. There is no rail transit: a light rail line from Chapel Hill through Duke to North Carolina Central was discontinued in April 2019. Amtrak's Piedmont and Carolinian stop at Durham station, five round trips a day to Raleigh, Greensboro, Charlotte, Washington and New York, and 154,793 passengers used it in fiscal 2025. Two thirds of the city's workers work inside it and 28.3% outside Durham County, and the mean commute is 21 minutes. The airports favor Durham. Ottawa's handled 4.9 million passengers in 2025, with many trips connecting through Toronto or Montreal, and Raleigh-Durham International, in Wake County and shared with Raleigh, a record 15,644,658, with 91 nonstop destinations on 19 airlines from 16 October 2026.

Health care is where the border shows most. In Ottawa, OHIP pays for physician and hospital care with nothing due at the point of use after a residency wait for newcomers, though prescriptions, dental and vision mostly fall outside it. The bottleneck is a family doctor: the Ontario College of Family Physicians projected 4.4 million Ontarians without one by 2026, and the replacement Civic campus, promised for 2028, had not begun construction. In Durham care is bought through an employer or individual plan, Medicare or Medicaid. North Carolina is one of the 41 states, counting the District of Columbia, that have expanded Medicaid, and the expansion covers about 740,000 people statewide, but from 1 January 2027 most expansion adults aged 19 to 64 must show 80 hours a month of work, school or volunteering, or $580 a month in earnings, and renew every six months. The City's uninsured rate was 8.3% in 2024, against 8.6% for North Carolina and 8.2% nationally. Durham is a medical city built around one system: Duke University Hospital, a Level I trauma center with 1,106 licensed beds on Duke Health's own count, was ranked the 14th-best hospital in the country by Newsweek in 2025, Duke Regional Hospital in north Durham has 388 beds, and the Durham VA Medical Center serves veterans. This site verified no wait time for either city. Ottawa has four publicly funded school boards, English and French, public and Catholic, so French immersion and full French schooling are ordinary choices. Durham's public schools are Durham Public Schools', a countywide district with 31,865 students in 2024-25, whose unofficial count fell to 30,172 in fall 2025 from 31,188 a year earlier while charter enrollment rose. It is a university city: Duke enrolled 17,325 students in fall 2025, 10,800 of them graduate and professional students, and North Carolina Central University, the nation's first publicly supported liberal arts college for African Americans, 9,160; the University of North Carolina at Chapel Hill is in the same metro.

What people underestimate is that the two tax bills sit on values of very different ages. Ottawa levies about 1.26% against assessments frozen at 1 January 2016, which is why the bill works out to 0.83% of what a buyer pays today, and none of this site's sources dates the next reassessment. Durham's rest on new values. Durham County revalued every parcel to 100% of market value as of 1 January 2025, the first reappraisal since 2019, and drew more than 10,000 appeals; the combined rate fell from 139.49 cents per $100 in 2024-25 to 99.13 as the values rose, and is 101.63 for 2026-27, the County's line up 2.5 cents and the City's held. Because the values are current, the bill tracks the price: on the state's 2025-26 table Durham's effective rate was the highest of the four North Carolina cities this site compares, though its nominal rate was below Greensboro's. The next revaluation is 1 January 2029. A buyer does not reset the assessment by buying, so the seller's bill is the guide to the first one, and inside the Downtown Business Improvement District the bill carries 7 cents more. Stormwater is on the City's utility bill rather than the tax bill, $5.70, $11.80 or $23.64 a month for a house by impervious area, with yard waste $7.50 a month for households that sign up, and the City says water and sewer rates rise 12% for the average customer this year. The $198 a month of insurance buys no flood cover, which matters along Ellerbe Creek, and the rate territory Durham shares with Raleigh took increases of 7.5% in June 2025 and 7.5% in June 2026. A condominium adds an association fee this site estimates at $300 a month. At closing North Carolina charges the seller an excise of $1 per $500, about $850 on the median, and nothing on the loan, and an attorney handles the closing. An Ottawa buyer owes $9,155 CAD in Ontario land transfer tax on the benchmark. Durham grew 7.6% from 2020 to 2025, to 305,561, 3,106 behind Greensboro, though more people left Durham County for elsewhere in the United States than arrived. Ottawa's 4.34% is fixed for a five-year term and then renews at whatever the rate is then, while the Durham 7.28% holds for thirty years; at 7.03%, Freddie Mac's rate a week earlier, the Durham carry would be about $2,828.

Ottawa

Better here

  • Mortgage, property tax and insurance come to about $3,350 CAD a month, roughly 39% of the city's 2020 median household income, against about 42% in Durham.
  • OHIP covers physician and hospital care whoever employs you, where Durham's care runs on employer, individual or public insurance and Medicaid expansion adults face a work requirement from 1 January 2027.
  • The Ontario part of the metro recorded 21 homicides in 2025, 1.59 per 100,000, against 33 in the City of Durham, about 10.8.
  • Transit carried 11.2% of commuters in the 2021 census and 8.5% walked or cycled, against 2.9% and 3.0% in Durham in 2024.
  • July averages 21.2 C on the 1991-2020 normals, against 26.9 C in Durham.
  • Four publicly funded school boards, English and French, public and Catholic, make French schooling an ordinary choice.

Worse here

  • Regional unemployment was 6.8% in July 2026 against 3.4% in the Durham-Chapel Hill metro on an unadjusted basis, and Budget 2025 announced about 28,000 more federal public service cuts by 2029.
  • January averages -10.0 C on a 231.9 cm snow normal, the coldest January mean of the cities this site compares, against 5.5 C in Durham.
  • Income tax on $100,000 is about $21,930 CAD for 2025 against $17,157 USD in Durham, sales tax is 13% HST against 7.5%, and the top combined rate is 53.53% against 41.25%.
  • A buyer owes $9,155 in Ontario land transfer tax on the July 2026 benchmark, where a Durham buyer pays none and the seller pays about $850.
  • 4.4 million Ontarians were projected to be without a family doctor by 2026, and the replacement Civic campus promised for 2028 had not begun construction.
  • The airport handled 4.9 million passengers in 2025, against 15,644,658 at Raleigh-Durham International.

Choose Ottawa if

  • you want health coverage that comes with residency and survives a layoff
  • you are raising children and want French schooling to be an ordinary option
  • you want to get to work by train or bus rather than by car
  • you want a homicide rate near 1.6 per 100,000 rather than near 11

The Ottawa guide · Neighbourhoods · Ottawa rent vs buy · Ottawa mortgage calculator

Durham

Better here

  • Unemployment in the Durham-Chapel Hill metro was 3.4% in July 2026, not seasonally adjusted, against 6.8% in Ottawa-Gatineau.
  • The Doorify MLS median for the City, $424,990 USD in August 2026, is about 5.1 times the city's 2024 median household income, against 6.2 times for Ottawa's composite benchmark.
  • Income tax on $100,000 was $17,157 USD for 2025 and falls to $16,651 for 2026 at North Carolina's 3.99% flat rate, against about $21,930 CAD in Ottawa.
  • January averages 5.5 C with 13.2 cm of snow, against -10.0 C and 231.9 cm in Ottawa.
  • Raleigh-Durham International handled a record 15,644,658 passengers in 2025, about three times Ottawa's airport, and the 7.28% mortgage rate is fixed for thirty years.
  • Duke University Hospital is a Level I trauma center ranked the 14th-best hospital in the country by Newsweek in 2025, and GoDurham's buses are fare-free.

Worse here

  • There were 33 homicides in 2025, about 10.8 per 100,000, and violent offenses ran 510 per 100,000 on the FBI's definitions, about one and a half times North Carolina's rate.
  • Mortgage, property tax and insurance come to about $2,885 USD a month, roughly 42% of the city's median household income against 39% in Ottawa, before the City's utility-bill fees or any flood policy.
  • Property tax is about 1.019% of market value on 2025 values, and on the state's 2025-26 table Durham's effective rate was the highest of the four North Carolina cities this site compares.
  • Only 2.9% of workers commuted by transit in 2024, 63.0% drove alone, and there is no rail transit.
  • July averages 26.9 C and humid, and 2026 brought 78 days at 90F or above through 29 September.
  • Tropical Storm Chantal set a record on the Eno River in July 2025, and North Carolina forbids rent control.

Choose Durham if

  • you want a 5.5 C January and little snow to clear, and can plan around a humid summer
  • you work at Duke, in its hospitals or in Research Triangle Park, or study at Duke or North Carolina Central
  • you have employer health insurance you trust and would rather lock a rate for thirty years than renew it every five
  • you want a home at about five times what households around you earn and will drive to most things

The Durham guide · Neighborhoods · Durham rent vs buy · Durham mortgage calculator

08: Questions people ask

Ottawa or Durham, in short

Is Ottawa or Durham cheaper to live in?

Ottawa, narrowly, to own, and the two are about level to rent, once each bill is held against its own city's pay, because the currencies do not convert here. Durham's home is the smaller multiple of income: the Doorify MLS median for the City, $424,990 USD in August 2026, is about 5.1 times the city's 2024 median household income of $82,916 USD, and Ottawa's $634,000 CAD composite benchmark 6.2 times the city's 2020 median of $102,000 CAD. But an Ottawa owner pays about $3,350 CAD a month on mortgage, property tax and insurance, roughly 39% of that income, and a Durham owner about $2,885 USD, roughly 42%, because the mortgage rate is 7.28% against 4.34% and the property tax about 1.019% of value against 0.83%. The Durham median counts condominiums with houses, and Zillow's index for the City of Durham stood at $389,634. A two-bedroom averaged $1,916 CAD in October 2025 in Ottawa, about 23% of median income, against 24% for RentCafe's average two-bedroom in Durham, $1,632 USD, and 24% for Zillow's observed rent index, $1,659. Durham takes less income tax, $17,157 USD on $100,000 for 2025 against about $21,930 CAD, and less sales tax, 7.5% against 13%, and an Ottawa buyer funds $9,155 CAD of land transfer tax at closing.

Is Ottawa or Durham safer?

Ottawa, by a wide margin on homicide, the one count that crosses the border. The Ontario part of Ottawa-Gatineau recorded 21 homicides in 2025, 1.59 per 100,000, against 27 in 2024; the City of Durham recorded 33 in the FBI's file, about 10.8 per 100,000, in a city of 305,561, and 39 on its police department's own count. The other rates are different instruments. Ottawa's violent rate of 813.79 per 100,000 counts every violent Criminal Code violation, including common assault, while Durham's 510 is murder, rape, robbery and aggravated assault from the FBI's counts, divided by the Census estimate, about one and a half times North Carolina's rate. Property crime, 2,834.59 per 100,000 against 3,617, is defined differently as well. Statistics Canada put Ottawa's Crime Severity Index at 50.61 in 2025 against a national 75.0; American cities have no equivalent. Ottawa's violent rate has increased every year since 2021, while Durham's violent offenses fell 16.5% in 2025 to the lowest count since 2019, though January to July 2026 ran 3.6% higher.

Which has the better climate, Ottawa or Durham?

Durham in winter and Ottawa in summer, and the Januaries are 15.5 degrees apart. January averages 5.5 C in Durham, with 64.7 nights a year at or below freezing and 13.2 cm of snow on the normals, against -10.0 C and 231.9 cm in Ottawa, the coldest January mean of the cities this site compares. July averages 21.2 C in Ottawa against 26.9 C and humid in Durham, where the normals count 52.4 days a year at or above 32.2 C (90F) and 2026 brought 78 through 29 September. Durham gets more precipitation, 1,170 mm against 929.8 mm, and more sunshine on older series, 2,606 hours against 2,083.7. Ottawa's hazards are freezing rain, Ottawa River flooding, tornadoes, the May 2022 derecho and wildfire smoke; Durham's are flooding on its creeks and rivers, summer heat and the occasional ice or snow storm.

What happens to my health care if I move from Ottawa to Durham?

Coverage stops coming with residency and starts coming with a job or a purchase. In Ottawa, OHIP pays for physician and hospital care with nothing due at the point of use after a residency wait for newcomers, and an employer plan matters for prescriptions, dental and vision; the problem is access, with 4.4 million Ontarians projected to be without a family doctor by 2026. In Durham you need an employer or individual plan, Medicare or Medicaid, with the premium, deductible and copay that come with it. North Carolina has expanded Medicaid, but from 1 January 2027 most expansion adults must show 80 hours a month of work, school or volunteering, or $580 a month in earnings, and renew every six months. The City's uninsured rate was 8.3% in 2024, against 8.2% nationally. Duke University Hospital, a Level I trauma center ranked the 14th-best hospital in the country by Newsweek in 2025, and Duke Regional Hospital are in the city. This site verified no wait time figure for either city.

Sources

Where the figures come from

Housing figures are the ones behind each city's calculators, dated on those pages. The rest are listed here with the date they were retrieved. See the methodology for how facts, estimates and opinion are kept apart.

  1. Census Profile, 2021 Census of Population: Ottawa, City (CSD) and Ottawa-Gatineau (Ontario part) · Statistics Canada · retrieved
    Supports: population.city (2021 count), Five-year growth, Median household income, Transit commute share, Walk and cycle commute share
  2. Census Profile, 2021 Census of Population: Ottawa-Gatineau (CMA) · Statistics Canada · retrieved
    Supports: population.metro (2021 count), population.growthPct5y (CMA)
  3. Population estimates, July 1, by census subdivision, 2021 boundaries (table 17-10-0155-01) · Statistics Canada · retrieved
    Supports: City population
  4. Population estimates, July 1, by census metropolitan area and census agglomeration, 2021 boundaries (table 17-10-0148-01) · Statistics Canada · retrieved
    Supports: Metro population
  5. Crime severity index and weighted clearance rates, Canada, provinces, territories and Census Metropolitan Areas (table 35-10-0026-01) · Statistics Canada · retrieved
    Supports: Crime Severity Index, Crime trend
  6. Police-reported Crime Severity Index and crime rate, by census metropolitan area, 2025 · Statistics Canada, The Daily · retrieved
    Supports: Crime Severity Index, crime.propertyRatePer100k (all-crime rate context)
  7. Incident-based crime statistics, by detailed violations, Canada, provinces, territories, CMAs (table 35-10-0177-01) · Statistics Canada · retrieved
    Supports: Violent crime rate, Property crime rate, Homicides, Crime trend
  8. Ottawa crime rate increases in 2025, remains above Ontario average · Yahoo News Canada (Ottawa Police Service KPI report to the Police Services Board, January 26, 2026) · retrieved
    Supports: crime.index (OPS city CSI 55.8)
  9. Canadian Climate Normals 1991-2020, Ottawa Macdonald-Cartier Int'l A · Environment and Climate Change Canada · retrieved
    Supports: January mean, July mean, Annual precipitation, Annual snowfall
  10. Canadian Climate Normals 1981-2010, Ottawa CDA · Environment and Climate Change Canada · retrieved
    Supports: Sunshine hours
  11. Labour force characteristics by census metropolitan area, three-month moving average, seasonally adjusted (table 14-10-0459-01) · Statistics Canada · retrieved
    Supports: Unemployment rate, Labour market
  12. Labour Force Survey, July 2026 · Statistics Canada, The Daily · retrieved
    Supports: economy.unemploymentPct (Canada and Ontario comparison)
  13. Federal government to cut another 28,000 public service jobs by 2029 · CTV News Ottawa · retrieved
    Supports: Labour market
  14. Federal Government Jobs in Ottawa: 2026 Hiring Guide (citing Public Service Commission counts at March 31, 2025) · Via Ottawa · retrieved
    Supports: economy.note (NCR public servant count)
  15. 2025 and 2026 Combined Federal and Ontario Tax Rates Including Surtaxes · TaxTips.ca · retrieved
    Supports: Top marginal income tax, Income tax on $100,000
  16. Ontario Health Premium · TaxTips.ca · retrieved
    Supports: Income tax on $100,000
  17. 2025 Non-Refundable Personal Tax Credits, Base Amounts · TaxTips.ca · retrieved
    Supports: Income tax on $100,000
  18. Recap: February 12, 2026 Transit Committee · OC Transpo · retrieved
    Supports: Transit ridership
  19. OC Transpo sees drop in ridership to start 2026 · CTV News Ottawa · retrieved
    Supports: transit.ridershipNote (early 2026)
  20. A transformational year: Ottawa Airport Authority reports 2025 results · Ottawa International Airport Authority · retrieved
    Supports: Airport passengers
  21. More Than Four Million Ontarians Will Be Without a Family Doctor by 2026 · Ontario College of Family Physicians · retrieved
    Supports: Health care
  22. New Ottawa Civic hospital opening likely delayed by years, says project consultant · CBC News · retrieved
    Supports: Health care
  23. Annual Estimates of the Resident Population for Incorporated Places of 50,000 or More (all states, SUB-EST2025) · US Census Bureau · retrieved
    Supports: City population, Five-year growth, Metro population, Violent crime rate, Property crime rate, Homicides, Crime trend, Transit ridership, Character, Durham city 283,881 (April 2020 base), 281,709 (2020), 286,599 (2021), 290,678 (2022), 295,264 (2023), 300,834 (2024) and 305,561 (2025); national rank 70 and North Carolina rank 4; Durham city (pt.) 305,116 in Durham County, 298 in Wake County and 147 in Orange County; Durham County 347,240; Greensboro 308,667, Raleigh 506,306, Charlotte 964,784, Winston-Salem 257,271, Fayetteville 209,120; 16th of the 129 cities of 200,000 or more for growth since 2020
  24. Annual Resident Population Estimates and Components of Change for Metropolitan and Micropolitan Statistical Areas and Their Counties: April 1, 2020 to July 1, 2025 (CBSA-EST2025-ALLDATA) · US Census Bureau · retrieved
    Supports: Metro population, Five-year growth, Durham-Chapel Hill MSA (CBSA 20500) 588,909 (April 2020 base) and 625,485 (2025), 93rd of 387 metros; Durham County 324,859 and 347,240, Orange 148,711 and 152,498, Chatham 76,258 and 85,111, Person 39,081 and 40,636; Raleigh-Cary MSA 1,595,720; births, deaths and domestic and international migration by county and year
  25. Annual Resident Population Estimates for Combined Statistical Areas: April 1, 2020 to July 1, 2025 (CSA-EST2025-ALLDATA) · US Census Bureau · retrieved
    Supports: Metro population, Raleigh-Durham-Cary, NC CSA (450) 2,484,238 in 2025
  26. 2025 Gazetteer Files: Places, North Carolina · US Census Bureau · retrieved
    Supports: point, City population, Climate normals, Airport passengers, Durham city (3719000): land 119.945 sq mi, water 0.831 sq mi, internal point 35.977928, -78.898109
  27. Durham, North Carolina (history, geography, climate, economy, education, transportation) · Wikipedia · retrieved
    Supports: City population, Metro population, Main sectors, Transit system, Education, Character, Durham is the 4th-most populous city in North Carolina and 70th-most populous city in the United States with a population of 283,506 at the 2020 census, Durham was nicknamed the Bull City in the late 1800s when the Blackwell Tobacco Company named its product Bull Durham Tobacco, These businesses, the best known of which are North Carolina Mutual Life Insurance Company and Mechanics & Farmers Bank, were centered on Parrish St., which would come to be known as Black Wall Street, the demolition of portions of the Hayti district for the construction of the Durham Freeway during the late 1960s, In 1987, the American Tobacco Factory in Durham closed, Duke University maintains its own transit system, Duke Transit, which operates more than 30 buses on seven routes throughout the campus and health system, I-85, connecting Durham to Virginia and western North Carolina cities, and I-40 running across southern Durham County between the Research Triangle Park and Chapel Hill
  28. Crime Data Explorer summarized agency data, Durham Police Department (NC0320100): violent crime, 2018 to 2025 · FBI Crime Data Explorer · retrieved
    Supports: Violent crime rate, Crime trend, Character, Durham Police Department violent offenses 1,963 (2018), 2,054 (2019), 2,454 (2020), 2,181 (2021), 1,978 (2022), 1,890 (2023), 1,865 (2024) and 1,557 (2025); agency population 307,140 in 2025; 2025 rates per 100,000 summed from the monthly series: Durham 506.9, North Carolina 330.6, United States 329.3; data refreshed 09/15/2026
  29. Crime Data Explorer summarized agency data, Durham Police Department (NC0320100): property crime, 2018 to 2025 · FBI Crime Data Explorer · retrieved
    Supports: Property crime rate, Crime trend, Durham Police Department property offenses 9,790 (2018), 10,718 (2019), 10,722 (2020), 9,734 (2021), 9,570 (2022), 11,208 (2023), 11,447 (2024) and 11,053 (2025); 2025 rates: Durham 3,598.7, North Carolina 1,810.8, United States 1,552.1
  30. Crime Data Explorer summarized agency data, Durham Police Department (NC0320100): homicide, with the rape, robbery, aggravated assault, burglary, larceny, motor vehicle theft and arson series (HOM, RPE, ROB, ASS, BUR, LAR, MVT, ARS), 2018 to 2025 · FBI Crime Data Explorer · retrieved
    Supports: Violent crime rate, Property crime rate, Homicides, Crime trend, 2025: homicide 33, rape 161, robbery 443, aggravated assault 920, burglary 1,251, larceny-theft 8,146, motor vehicle theft 1,614, arson 42; homicide 37, 37, 46, 42, 47 and 36 in 2019 to 2024; motor vehicle theft 873 (2022), 2,043 (2023), 1,870 (2024); burglary 1,972 (2019); 2025 homicide rates 10.74 (Durham), 6.49 (North Carolina), 4.33 (United States)
  31. Crime Data Explorer summarized agency data, Durham Police Department (NC0320100): violent and property crime, 2026 to date · FBI Crime Data Explorer · retrieved
    Supports: Crime trend, 2026 violent offenses by month, January to August: 108, 84, 174, 107, 171, 154, 141, 80; property (the P series, same dates): 783, 768, 832, 845, 931, 826, 877, 597; September onward empty
  32. Crime Data Explorer agency list, North Carolina · FBI Crime Data Explorer · retrieved
    Supports: Violent crime rate, Crime trend, Durham Police Department, ORI NC0320100, counties DURHAM, ORANGE, WAKE, is_nibrs true, nibrs_start_date 2019-01-01
  33. Crime Data Explorer summarized agency data, 2025 violent crime: Winston-Salem (NC0340200), Fayetteville (NC0260100), Charlotte-Mecklenburg (NC0600100), High Point (NC0410300), Greensboro (NC0410200) and Raleigh (NC0920100) · FBI Crime Data Explorer · retrieved
    Supports: Violent crime rate, 2025 violent offenses and CDE populations as worked in Greensboro's profile, read on 4 October 2026: Winston-Salem 1,915 / 257,431, Fayetteville 1,284 / 209,151, Charlotte-Mecklenburg 5,787 / 1,035,037, High Point 623 / 119,581, Raleigh 2,007 / 508,719, Greensboro 2,177 / 310,328
  34. Crime in North Carolina 2024: Annual Summary Report of 2024 Uniform Crime Reporting Data · North Carolina State Bureau of Investigation · retrieved
    Supports: Violent crime rate, Property crime rate, Crime trend, Table 5, crime index offenses for selected cities and sheriff's offices: Durham 2023 13,033 index, 1,888 violent, 11,145 property, 47 murders; 2024 13,282 index, 1,862 violent, 11,420 property, 37 murders, 172 rapes, 483 robberies, 1,170 aggravated assaults
  35. Durham Police Department 2025 Fourth Quarter Report, January 1 to December 31, 2025 (City Council work session attachment, 2 March 2026 agenda) · Durham Police Department · retrieved
    Supports: Violent crime rate, Property crime rate, Homicides, Crime trend, Part 1 violent crime (homicide, rape, robbery, and aggravated assault) decreased by 16.9% during the 4th quarter of 2025 compared to the same period in 2024, Homicide 2023 48, 2024 39, 2025 39; Rape 157, 167, 150; Robbery 484, 477, 433; Aggravated Assault 1,162, 1,156, 907; Violent Crime Total 1,851, 1,839, 1,529, Burglary 1,359, 1,293, 1,178; Larceny 7,597, 8,207, 8,142; Motor Vehicle Theft 1,885, 1,738, 1,491; Property Crime Total 10,841, 11,238, 10,811, Clearance rates, homicide: FBI 2024 62.0%, DPD 2024 69.2%, DPD 2025 89.7%
  36. Violent crime was down in Durham in 2025, report shows · WRAL · retrieved
    Supports: Homicides, Crime trend, The number of homicides remained flat from 2024 to 2025 (39 total each year), there were 34 homicides with guns in 2024 compared to 28 homicides with guns in 2025, Durham has had 22 people shot in 2026. Seven of them died., Williams said while Durham's overall crime is down in 2025 compared to 2024, he called the youth crime, out of control.
  37. Durham sees major drop in violent crime as 2025 report shows big safety gains · ABC11 (WTVD) · retrieved
    Supports: Crime trend, Violent crime fell 16.9% compared to 2024, driven by notable declines in aggravated assaults (down 21.5%) and robberies (down 9.2%). Homicides remained flat at 39, while rapes decreased 10.2%., Property crime dropped 3.8%, with motor vehicle thefts down 14.2% and burglaries down 8.9%.
  38. US Climate Normals 1991-2020, station USW00013722 Raleigh-Durham International Airport (Access Data Service, monthly) · NOAA National Centers for Environmental Information · retrieved
    Supports: January mean, July mean, Annual precipitation, Annual snowfall, Climate normals, Climate hazards, Character, January mean 41.9F (high 51.9F, low 31.8F), July mean 80.5F (high 90.8F), August 78.8F; monthly precipitation summing to 46.07 in (September 5.15, July 5.02, August 4.71, February 2.78) and snow summing to 5.2 in (January 2.6, February 1.4)
  39. US Climate Normals 1991-2020, station USW00013722 Raleigh-Durham International Airport (Access Data Service, annual and seasonal) · NOAA National Centers for Environmental Information · retrieved
    Supports: Climate normals, Climate hazards, ANN-TAVG-NORMAL 61.2; ANN-PRCP-NORMAL 46.07; ANN-SNOW-NORMAL 5.2; days with highs at or above 90F 52.4 and 100F 2.0; nights at or below 32F 64.7 and 20F 7.6; days with highs below 32F 2.4
  40. US Climate Normals 1991-2020, station USC00312515 Durham (cooperative station) (Access Data Service) · NOAA National Centers for Environmental Information · retrieved
    Supports: Climate normals, January mean 38.4F, July mean 77.9F, monthly precipitation summing to 48.57 in; no MLY-SNOW-NORMAL value returned
  41. 1991-2020 Annual/Seasonal Normals, USC00312515 (DURHAM, NC US) · NOAA National Centers for Environmental Information · retrieved
    Supports: Climate normals, Read by the Durham research pack: the station's normals are flagged R (representative), built on 13 to 18 years, with no snowfall normal
  42. NCEI data search, normals-monthly-1991-2020 stations within 36.15N to 35.85N and 79.1W to 78.7W · NOAA National Centers for Environmental Information · retrieved
    Supports: Climate normals, Stations with monthly normals: Chapel Hill 2 W (USC00311677) and Raleigh Durham Intl AP (USW00013722) with 104 data types each; Durham (USC00312515), Durham 11 W (USW00003758) and Chapel Hill Williams AP with 79; Butner, and CoCoRaHS precipitation stations
  43. Global Historical Climatology Network daily summaries, Raleigh-Durham International Airport (USW00013722), 2010 to 2026 · NOAA National Centers for Environmental Information · retrieved
    Supports: Climate hazards, Read in six requests of three years each, 1 January 2010 to 29 September 2026: TMAX 106F on 2024-07-05 and 103F on 2026-07-04; TMIN 4F on 2018-01-07; SNOW 7.0 in on 2018-12-09; PRCP 6.45 in on 2016-10-08, and 0.94 in on 2025-07-06 and 0.05 in on 2025-07-07; 78 days at or above 90F and 8 at or above 100F in 2026 through 29 September
  44. Raleigh's Record Snow Surprised Everyone in January 2000 · North Carolina State Climate Office · retrieved
    Supports: Climate hazards, At the Triangle's official observing location, the Raleigh-Durham International Airport recorded 17.9 inches of snow in 24 hours on January 25 and a storm total of 20.3 inches
  45. Then and Now, Fran a Standard-Bearer for Hurricane Destruction · North Carolina State Climate Office · retrieved
    Supports: Climate hazards, 8.80 inches at the Raleigh-Durham Airport, From Wilmington northward through the Triangle, no storms since Fran, and, given the population boom and development across that region since the 1950s, arguably few storms before it, have had such a widespread, memorable, and long-lasting impact
  46. Hurricane Fran, September 1996 · National Weather Service, Raleigh · retrieved
    Supports: Climate hazards, Hurricane Fran slammed into North Carolina's southern coast on September 5th, 1996 with sustained winds of approximately 115 MPH
  47. CHANTAL: 80 people rescued from record river flooding in Durham County · WITN (Associated Press) · retrieved
    Supports: Climate hazards, The Eno River crested early Monday at Durham at 25.63 feet (7.81 meters), surpassing the previous record of 23.6 feet (7.19 meters), according to the National Water Prediction Service's website., the Durham Fire Department said in a social media post that its crews performed more than 80 more rescues in the Old Farm area of Durham.
  48. Chantal dumps rain and record flooding from Eno River on Durham · Spectrum News 1 · retrieved
    Supports: Climate hazards, the river at the Eno River State park rose to about 25 feet, higher than what Durham saw during Hurricane Fran in 1996.
  49. Week after Tropical Storm Chantal flooded parts of Durham, business still closed · ABC11 (WTVD) · retrieved
    Supports: Climate hazards, Tropical Storm Chantal dropped more than 10 inches of rain in parts of the Triangle and nearly 9 in SW Durham., The Ellerbe Creek rose out of its banks and spilled over into Durham's Central Park
  50. Helene's local impact: Durham's Central Park flooded, trees fall across Triangle · WRAL · retrieved
    Supports: Climate hazards, the Triangle and surrounding counties saw severe flooding, including at Central Park in Durham, which was partially underwater.
  51. Discounts Increase for Durham Flood Insurance Policy Holders · City of Durham · retrieved
    Supports: Climate hazards, 2016 and 2018 being the two costliest years in the 40-year history of flood insurance claims in Durham
  52. Ellerbe Creek Local Watershed Plan · North Carolina Ecosystem Enhancement Program (NC DEQ) · retrieved
    Supports: Climate hazards, During Hurricane Floyd in 1999, Durham experienced tremendous flooding along Ellerbe Creek., Again in the fall of 2002, after one of the worst droughts in Durham County history, Ellerbe Creek flooded parts of Durham., Floodwaters usually damage homes in Northgate Park at least once a year.
  53. Average Annual Sunshine in US Cities · Current Results (NCDC Comparative Climatic Data, 1961-1990) · retrieved
    Supports: Sunshine hours, Climate normals, Raleigh, North Carolina: 58% sun, 2,606 total hours, 111 clear days; no separate Durham entry, Hours of sunshine are the means calculated for 1961 to 1990.
  54. ACS 2024 1-year tables B19013, B25003 and B01002 for Durham city, Durham County, the Durham-Chapel Hill MSA, North Carolina, the US, Charlotte, Raleigh and Greensboro · Census Reporter API (US Census Bureau ACS) · retrieved
    Supports: Median household income, Character, Durham city median household income $82,916 (+/- $4,710); 70,734 of 133,270 occupied homes owner-occupied; median age 35.6 (+/- 0.5)
  55. ACS 2024 1-year tables B08007 (place of work by county), B08008 (place of work by place), B08013 (aggregate travel time) and B08303 (travel time) for Durham city and Durham County · Census Reporter API (US Census Bureau ACS) · retrieved
    Supports: Labour market
  56. ACS 2024 1-year table B08301 (means of transportation to work) for Durham city, Durham County, the Durham-Chapel Hill MSA, North Carolina, the US, Charlotte, Raleigh and Greensboro · Census Reporter API (US Census Bureau ACS) · retrieved
    Supports: Transit commute share, Walk and cycle commute share, Labour market
  57. ACS 2020-2024 5-year table B08301 (means of transportation to work) for Durham city and Durham County · Census Reporter API (US Census Bureau ACS) · retrieved
    Supports: Transit commute share, Walk and cycle commute share
  58. ACS 2024 1-year tables B14001 and B14007 (school enrollment by level) for Durham city, Durham County, the Durham-Chapel Hill MSA, North Carolina and the US · Census Reporter API (US Census Bureau ACS) · retrieved
    Supports: City population, Education, Character
  59. ACS 2024 1-year table B27001 (health insurance coverage) for Durham city, Durham County, the Durham-Chapel Hill MSA, North Carolina, the US, Charlotte, Raleigh and Greensboro · Census Reporter API (US Census Bureau ACS) · retrieved
    Supports: Health care
  60. Local Area Unemployment Statistics, Durham-Chapel Hill, NC MSA (LAUMT372050000000003), not seasonally adjusted · US Bureau of Labor Statistics · retrieved
    Supports: Unemployment rate, July 2026: labor force 322,353, employed 311,393, unemployment rate 3.4%; June 2026 3.2%; July 2025 332,441, 320,209, 3.7%; August 2026 3.3% (preliminary); October 2025 not available
  61. Local Area Unemployment Statistics, Durham city (LAUCT371900000000003) and Durham County (LAUCN370630000000003), and the Raleigh-Cary (LAUMT373958000000003), Charlotte-Concord-Gastonia (LAUMT371674000000003) and Greensboro-High Point (LAUMT372466000000003) MSAs, North Carolina (LAUST370000000000003) and the US (LNU04000000), not seasonally adjusted · US Bureau of Labor Statistics · retrieved
    Supports: Unemployment rate, July 2026: Durham city 3.4%, Durham County 3.4%, Raleigh-Cary 3.2%, Charlotte-Concord-Gastonia 3.7%, Greensboro-High Point 4.1%, North Carolina 3.7%, US 4.4%
  62. Current Employment Statistics, Durham-Chapel Hill, NC MSA: total nonfarm (SMU37205000000000001) and the supersector series · US Bureau of Labor Statistics · retrieved
    Supports: Main sectors, Labour market, Total nonfarm 357.9 thousand (August 2025) and 359.6 (August 2026, preliminary); private education and health services 81.3 and 82.1; health care and social assistance 55.1 and 55.5; professional and business services 61.3 and 63.3; leisure and hospitality 29.3 and 30.8; mining, logging and construction 11.2 and 11.7; manufacturing 26.6 and 25.6; government 70.5 and 68.6; state government 43.3 and 41.8; federal government 6.9 and 6.4; financial activities 16.1 and 15.9; transportation, warehousing and utilities 8.2 and 7.8
  63. City of Durham Annual Comprehensive Financial Report, fiscal year ended June 30, 2024, Statistical Section Table 16 (Principal Employers) · City of Durham · retrieved
    Supports: Main sectors, Labour market, Health care, Education, 2024: Duke University and Medical Center 44,500 (27.82%), International Business Machines 9,350, Blue Cross Blue Shield of North Carolina 8,245, Durham Public Schools 4,697, Cisco 4,250, Pfizer 4,000, IQVIA 3,900, Fidelity Investments 3,600, Veterans Administration Medical Center 3,505, GlaxoSmithkline 3,100; total 89,147, 55.73% of total employment of 159,974, 2015: Duke University and Medical Center 35,998, International Business Machines 7,000, Durham Public Schools 4,600, Cree 2,600, Durham City Government 2,437
  64. Previous City of Durham Financial Reports · City of Durham · retrieved
    Supports: Labour market, Annual Comprehensive Financial Report-2024 is the most recent annual comprehensive financial report listed
  65. State of North Carolina Annual Comprehensive Financial Report, June 30, 2025, Table 16: Principal Employers · North Carolina Office of the State Controller · retrieved
    Supports: Main sectors, Duke University 45,000-49,999 employees, rank 4, 0.93% of total state employment (2025)
  66. Duke Facts · Duke University · retrieved
    Supports: Main sectors, Education, Health care, 6,525 Undergraduate Students (fall 2025), 10,800 Graduate & Professional Students (fall 2025), 17,325 Total Students (fall 2025), Employees, full- and part-time including faculty (July 2025): Schools of Medicine, Nursing 11,804; Duke Hospital 11,776; Duke Raleigh Hospital 2,400; Duke Regional Hospital 2,270; Duke Health Lake Norman 520; Total 48,313, Duke University was created in 1924 by James Buchanan Duke as a memorial to his father, Washington Duke, The school, then named Trinity College, moved to Durham in 1892
  67. Research Triangle Park (home) · Research Triangle Foundation · retrieved
    Supports: Main sectors, More than 55,000 innovators come together here every day., Founded in 1959 and located at the center of three Tier-1 research universities, RTP is North Carolina's premier global innovation center. Its 7,000 acres house hundreds of companies, Explore the more than 385 companies located here:
  68. Research Triangle Park (Administrative layer 11) · Durham City-County GIS · retrieved
    Supports: Metro population, Labour market, The Boundary of the Research Triangle Park (RTP) over which adjoining Municipalities may not annex territory
  69. Current Sales and Use Tax Rates · North Carolina Department of Revenue · retrieved
    Supports: Sales tax, Listed below by county are the total (4.75% state rate plus applicable local and transit rates) sales and use tax rates. An * indicates a rate that includes the 0.50% transit tax rate., Durham 7.5%*; Orange 7.5%*; Wake 7.25%*; Mecklenburg 8.25%*; Guilford 6.75%; 50 counties at 6.75% and 46 at 7%, Effective July 1, 2026, Mecklenburg County levied an additional 1% local rate of tax.
  70. GoTriangle (history, Durham County transit tax, light rail) · Wikipedia · retrieved
    Supports: Sales tax, Transit system, Durham County passed a one-half cent sales tax for transit in November 2011., The line was projected to begin construction in 2020 and be complete by 2028 but ultimately was discontinued in April 2019.
  71. Tax Rate Schedules · North Carolina Department of Revenue · retrieved
    Supports: Top marginal income tax, Income tax on $100,000, Tax notes, For Taxable Years beginning in 2025, the North Carolina individual income tax rate is 4.25%, For Taxable Years after 2025, the North Carolina individual income tax rate is 3.99%
  72. North Carolina Standard Deduction or North Carolina Itemized Deductions · North Carolina Department of Revenue · retrieved
    Supports: Income tax on $100,000, Single $12,750
  73. 2025 Tax Brackets and Federal Income Tax Rates · Tax Foundation · retrieved
    Supports: Top marginal income tax, Income tax on $100,000, 37% above $626,350 for single filers
  74. 2026 Tax Brackets and Federal Income Tax Rates · Tax Foundation · retrieved
    Supports: Top marginal income tax, Income tax on $100,000, 37% above $640,600 for single filers; standard deduction Single $16,100
  75. 2026 Tax Rates (FY 2026-2027) · Durham County Tax Administration · retrieved
    Supports: Sales tax, Tax notes, Character, Operating Taxes + Capital Finance: $0.5035 + $0.0757 = $0.5792, City of Durham (1) $0.4371 $0.5792 $1.0163, City of Durham BID* (3) $0.5071 $0.5792 $1.0863, City of Durham + Municipal Service (BID): $0.4371 + $0.0700, Sales Tax Rate, 7.5%
  76. Tax Rates · Durham County Tax Administration · retrieved
    Supports: Tax notes, 2025 Tax Rates (FY 2025-2026): City of Durham(1) $0.4371 $0.5542 $0.9913, 2024 Tax Rates (FY 2024-2025): City of Durham (1) $0.5962 $0.7987 $1.3949
  77. Durham Commissioners Approve $1.05 Billion Budget · Durham County · retrieved
    Supports: Tax notes, On Monday, June 8, 2026, the Durham Board of County Commissioners (BOCC) adopted the Fiscal Year 2026-2027 budget ordinance totaling $1,049,757,411. This year's budget includes a County property tax rate increase of 2.5 cents, for the County's General Fund, to a total of 57.92 cents per $100 valuation.
  78. Durham Approves $767 Million Budget With No Property Tax Rate Increase · City of Durham · retrieved
    Supports: Tax notes, Transit system, The Durham City Council has adopted the City's Fiscal Year 2026-27 budget, holding the property tax rate steady for residents despite a rare decrease in property tax revenue, The tax rate remains 43.71 cents per $100 of assessed value, which means the median home valued at $424,000 will continue to pay about $1,853 a year in City taxes., The adopted budget continues investments in core services, public safety, fare-free transit, and infrastructure
  79. Real Property/Reappraisal FAQs · Durham County Tax Administration · retrieved
    Supports: Tax notes, Character, Durham County's most recent revaluation was effective January 1, 2025. Next reappraisal will be January 1, 2029., The tax office values property based on 100% fair market value as of the effective date of the last reappraisal., Durham County's last reappraisal was performed in 2019.
  80. From the Desk of the County Manager for August 22, 2025, Tax Bills Information · Durham County · retrieved
    Supports: Tax notes, the 2025 Reappraisal resulted in more than 10,000 appeals
  81. Sales Assessment Ratio Studies as of January 1, 2025 · North Carolina Department of Revenue, Local Government Division · retrieved
    Supports: Tax notes, Character, 32 DURHAM 2025 100.23 .5542 .5555 6.17, The ratios have sale transactions, which occurred during the period from 1/01/2024 to 12/31/2024.
  82. County and Municipal Tax Rates, Effective Tax Rates and Special District Rates, Fiscal Year 2025-2026 · North Carolina Department of Revenue · retrieved
    Supports: Tax notes, Durham / Durham / Durham: sales assessment ratio 1.0023, latest appraisal 2025, county 0.5542, municipal 0.4371, combined 0.9913, effective combined 0.9936, Guilford / Greensboro: 1.403 combined, 0.9583 effective; Wake / Raleigh: 0.8721, 0.8319; Mecklenburg / Charlotte: 0.7668, 0.6808, Durham BID (Business Improvement Dist) 0.07
  83. Stormwater Utility Fee · City of Durham · retrieved
    Supports: Tax notes, Below are the current stormwater utility fees, as of July 1, 2026., Tier 1 (less than 2,000 sq. ft.) $5.70, Tier 2 (2,000 sq. ft., 3,999 sq. ft.) $11.80, Tier 3 (more than 3,999 sq. ft.) $23.64
  84. Market Statistics (Market Tools): August 2026 dashboards for Durham City and Durham County · Durham Regional Association of REALTORS (Doorify MLS data, Domus Analytics) · retrieved
    Supports: Tax notes, Character, The Durham Regional Association of REALTORS and the Doorify Multiple Listing Service (Previously TMLS) report the following information pertaining to the Durham housing market in August 2026, City of Durham, single-family residence and condominium: a median sale price of $424,990 in August 2026, up 3.7% on August 2025, on 283 closed sales, from the dashboard image at https://durhamrealtors.org/wp-content/uploads/2026/09/Durham-City.jpg, Data provided by Doorify MLS and updated 09/08/26
  85. Zillow Home Value Index and Observed Rent Index, city files, August 2026 · Zillow Research · retrieved
    Supports: Tax notes, Character, City_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv, Durham, NC (RegionID 24457, Durham County): 2026-08-31 389,633.91; 2025-08-31 403,338.72; Raleigh 428,671.08; Charlotte 392,573.05; Greensboro 263,263.79; Cape Coral -3.91% and Austin -3.71% on the year, City_zori_uc_sfrcondomfr_sm_month.csv, Durham: 2026-08-31 1,659.23; 2025-08-31 1,629.76; Charlotte 1,743.66; Raleigh 1,577.19; Greensboro 1,391.69
  86. Zillow Home Value Index by city, single-family and condominium series · Zillow Research · retrieved
    Supports: Tax notes, single-family 2026-08-31 392,384.43; 2025-08-31 406,280.97
  87. Monthly Module Adjusted Data Release, complete monthly ridership with adjustments and estimates (North Carolina reporters) · Federal Transit Administration, National Transit Database · retrieved
    Supports: Transit ridership, City of Durham (NTD ID 40087): unlinked passenger trips 6,838,342 in 2025 (MB purchased transportation 6,647,013), 6,893,946 in 2024, 6,813,073 in 2019, 4,611,544 in 2020, 7,108,779 in 2017; January to August 2026 4,648,298, Research Triangle Regional Public Transportation Authority (40108) 1,506,004 in 2025; City of Raleigh (40007) 7,987,727 in 2025
  88. GoDurham · Wikipedia · retrieved
    Supports: Transit system, Transit ridership, The City of Durham assumed the operation of the local Duke Power bus system in January 1991, naming it Durham Area Transit Authority (DATA)., In 2015, as part of the GoTransit naming scheme, DATA was renamed GoDurham., In 2025, the system had a ridership of 6,741,500, or about 19,200 per weekday as of the second quarter of 2026.
  89. GoDurham GTFS (GTFS-Zip.ashx, feed_version 20260930) · City of Durham (GoDurham), via its Avail InfoPoint feed · retrieved
    Supports: Transit system, feed_start_date 20260930, feed_end_date 20261231, fare_attributes.txt has a header and no rows, routes 1 to 13, 4B, 10B, 11B, 16 and 45 (N.C. State Fair), midday weekday departures every 15 minutes on routes 4 and 5, every 30 on most others
  90. GoDurham is fare-free through June 2027! · GoDurham · retrieved
    Supports: Transit system, GoDurham is fare-free through June 2027!, Keeps GoDurham buses fare-free through June 2027
  91. Commuter Rail · GoTriangle · retrieved
    Supports: Transit system, GoTriangle completed the Greater Triangle Commuter Rail study, which identified significant benefits to the region from implementing regional rail, and significant feasibility challenges to implementing regional rail within the budget and timeline established in the current Wake and Durham Transit Plans.
  92. Durham station (North Carolina) · Wikipedia · retrieved
    Supports: Transit system, Durham station is an Amtrak station located in Durham, North Carolina. The street address is 601 West Main Street
  93. Amtrak Fact Sheet, Fiscal Year 2025: State of North Carolina · Amtrak · retrieved
    Supports: Transit system, Transit ridership, Carolinian: Charlotte, High Point, Greensboro, Durham, Raleigh ... New York (1 round trip daily); Piedmont: Raleigh, Durham, Greensboro, High Point, Charlotte (4 round trips daily), 2025 ridership (ons + offs): Durham (DNC) 154,793; Charlotte (CLT) 365,614; Raleigh (RGH) 289,230; Greensboro (GRO) 210,652
  94. Raleigh-Durham International Airport · Wikipedia · retrieved
    Supports: Airport passengers, It is located in unincorporated Wake County, In 2025, RDU served a record 15.6 million passengers, Total passengers 15,644,658, controlled by a board of representatives from the counties of Wake & Durham plus the cities of Raleigh & Durham
  95. Volaris to Fly Nonstop to Guadalajara, Mexico · Raleigh-Durham International Airport · retrieved
    Supports: Airport passengers, The Volaris route will launch on Oct. 16, With the addition of Volaris, RDU's route map will include a record 91 nonstop destinations on 19 airlines.
  96. Big Runway, Big Numbers, Big Progress · Raleigh-Durham International Airport · retrieved
    Supports: Airport passengers, The new runway will stretch 10,639 feet
  97. Status of State Medicaid Expansion Decisions · KFF · retrieved
    Supports: Health care, To date, 41 states (including DC) have adopted the Medicaid expansion and 10 states have not adopted the expansion.
  98. NCDHHS Launches the Know What's Next Toolkit on Medicaid Changes Starting Oct. 1, 2026 · North Carolina Department of Health and Human Services · retrieved
    Supports: Health care, Medicaid expansion provides lifesaving coverage for approximately 740,000 of our neighbors in North Carolina, They will need to earn $580 each month per household to keep Medicaid or prove they are working, go to school or volunteer for 80 hours each month., most adults ages 19 through 64 will renew their Medicaid every six months instead of once per year
  99. Our Hospitals · Duke University Health System · retrieved
    Supports: Health care, At its main Durham campus, Duke University Hospital has 1,106 licensed inpatient beds, Duke Regional Hospital has 388 inpatient beds
  100. About Duke University Hospital · Duke Health · retrieved
    Supports: Health care, It has 1,062 inpatient beds
  101. Duke University Hospital · Wikipedia · retrieved
    Supports: Health care, Emergency department: Level I trauma center (infobox), construction began on the original hospital (now known as Duke South), which opened on July 21, 1930, with 400 beds, In 2025, Newsweek ranked Duke University Hospital as the 14th best hospital in the United States.
  102. Duke Regional Hospital · Wikipedia · retrieved
    Supports: Health care, The hospital opened to patients on October 3, 1976, as Durham County General Hospital, replacing the smaller Lincoln and Watts Hospitals, which closed on the same date., Durham County General Hospital was the result of a merging of Lincoln Hospital (an all African American hospital) and Watts Hospital (an all white hospital).
  103. About Us · North Carolina Specialty Hospital · retrieved
    Supports: Health care, North Carolina Specialty Hospital has 18 licensed beds, 9 observation beds, 4 operating rooms, and 5 procedure rooms
  104. NCCU Shatters Enrollment Record, Fueled by Surges in Online Students and Retention · North Carolina Central University · retrieved
    Supports: Education, For Fall 2025, NCCU welcomed 9,160 students, a 6.8% increase from the 8,579 students enrolled in Fall 2024., For the first time in its 115-year history, North Carolina Central University (NCCU) has passed the 9,000-student mark, Online programs are the fastest-growing area, with 2,018 students enrolled this fall
  105. Another North Carolina HBCU shatters enrollment record as Black colleges surge · HBCU Gameday · retrieved
    Supports: Education, NCCU announced enrollment of 10,124 students for the 2026-27 academic year, up 9.1 percent from 9,281 in fall 2025.
  106. North Carolina Central University · Wikipedia · retrieved
    Supports: Education, The school was chartered in 1909 as a private institution and opened on July 5, 1910.
  107. Durham Technical Community College · Wikipedia · retrieved
    Supports: Education, On September 5, 1961, the institution was founded as Durham Industrial Education Center., Durham Tech serves nearly 20,000 students with curriculum and continuing education offerings.
  108. Search for Public School Districts: Durham Public Schools (3701260) · National Center for Education Statistics, Common Core of Data · retrieved
    Supports: Education, Total Students: 31,865 (District Details, 2024-2025 school year); Total Schools: 57
  109. Durham Public Schools Is Seeing an Enrollment Drop. Where Did the Students Go? · INDY Week · retrieved
    Supports: Education, The district, as of an unofficial tally at day 20 of the school year, is down to 30,172 students from 31,188 at about the same time last year, Last year, the number of Durham residents enrolled in charter schools jumped from 7,641 to 8,288., the number of county residents taking advantage of opportunity scholarships has increased by about 360 students since last year, reaching a new high of 2,400
  110. Enrollment declines in Durham Public Schools · The 9th Street Journal · retrieved
    Supports: Education, This year marks an unprecedented low in DPS enrollment, which peaked in 2014 with 33,651 students., This year, over 2,400 students in Durham received Opportunity Scholarships, according to the N.C. Education Assistance Authority.
  111. MLS® Home Price Index: Ottawa Real Estate Board, July 2026 · Canadian Real Estate Association / Ottawa Real Estate Board · retrieved
    Supports: Composite MLS® HPI benchmark of $634,000 in July 2026, down 0.5% year over year, Single-family benchmark of $725,000, up 0.7% year over year, Townhouse and row benchmark of $542,500, down 5.1% year over year, Apartment benchmark of $385,500, down 5.2% year over year, 1,325 sales and 4,678 active listings in July 2026
  112. Rental Market Survey: Ottawa, average rent by bedroom type, October 2025 · Canada Mortgage and Housing Corporation · retrieved
    Supports: Ottawa average purpose-built rents of $1,332 studio, $1,593 one-bedroom, $1,916 two-bedroom and $2,090 three-bedroom-plus, An overall average of $1,743 across 89,170 purpose-built units, Year-over-year increases of 3.4% on one- and two-bedroom units and 3.9% overall, Average rent of $2,320 in buildings completed in 2000 or later against $1,529 in buildings from before 1960
  113. Rental Market Statistics Summary: Ottawa (CV), October 2025 · Canada Mortgage and Housing Corporation · retrieved
    Supports: City of Ottawa purpose-built vacancy rate of 2.9% across 86,550 units, City of Ottawa average rent of $1,741 and median rent of $1,675
  114. 2026 Tax Policy and Other Revenue Matters · City of Ottawa, Revenue Services · retrieved
    Supports: Ontario's last province-wide reassessment was completed in 2016 and municipalities rely on 2016 assessment values for the 2026 tax year, The average urban Ottawa home is assessed at $415,000, A 2026 net municipal increase of $184 on that home: $166 from the 3.75% budget increase and $18 from the multi-residential ratio change, The 2026 budget was approved on 10 December 2025 with a 3.75% overall municipal tax increase, Ottawa's 2025 average municipal taxes on a representative two-storey detached house were $5,490, the lowest of Ontario's ten largest municipalities
  115. Education property tax rates · Government of Ontario · retrieved
    Supports: The residential education tax rate of 0.153% of assessed value, unchanged since 2020
  116. Premium information for homeowner and small rental loans · Canada Mortgage and Housing Corporation · retrieved
    Supports: Mortgage default insurance premium rates by loan-to-value
  117. Regulations amending the Insurable Housing Loan Regulations and the Eligible Mortgage Loan Regulations (SOR/2025-55) · Canada Gazette, Part II · retrieved
    Supports: The $1.5 million insured price cap, 30-year amortization for first-time buyers and new builds
  118. Minimum qualifying rate for uninsured mortgages · Office of the Superintendent of Financial Institutions · retrieved
    Supports: The qualifying rate of the contract rate plus two points, or 5.25%
  119. Interest rates charged for new and existing lending by chartered banks · Bank of Canada · retrieved
    Supports: The default mortgage rate of 4.34%, uninsured five-year-plus fixed, funds advanced May 2026
  120. Calculating Land Transfer Tax · Ontario Ministry of Finance · retrieved
    Supports: Provincial transfer tax brackets, The conditional 2.5% band
  121. Municipal Land Transfer Tax rates and fees · City of Toronto · retrieved
    Supports: Toronto municipal transfer tax brackets, First-time buyer rebate
  122. Residential rent increases · Government of Ontario · retrieved
    Supports: 2026 rent increase guideline of 2.1%, The 2018 occupancy exemption
  123. Retail Sales Tax · Government of Ontario · retrieved
    Supports: 8% retail sales tax on insurance premiums
  124. Primary Mortgage Market Survey, 1 October 2026 · Freddie Mac · retrieved
    Supports: A 30-year fixed-rate mortgage averaging 7.28% as of 1 October 2026, against 6.34% a year earlier
  125. Zillow Home Value Index, all homes, middle tier, smoothed and seasonally adjusted, by city · Zillow Research · retrieved
    Supports: A typical home value of $389,634 for the City of Durham (region 24457) in August 2026, against $403,339 in August 2025, down 3.4%
  126. Zillow Observed Rent Index, by city and single-family by metro · Zillow Research · retrieved
    Supports: An observed rent index of $1,659 for the City of Durham in August 2026, against $1,630 a year earlier, up 1.8%, A single-family observed rent index of $2,137 for the Durham metro area in August 2026, against $2,068 a year earlier, from the metro single-family file
  127. Durham, NC rental market data · RentCafe / Yardi Matrix · retrieved
    Supports: The average rent for an apartment in Durham is $1,562, a 0.34% increase compared to the previous year, when the average rent was $1,557, last updated 30 September 2026, Average rents of $1,343 studio, $1,422 one-bedroom, $1,632 two-bedroom and $1,951 three-bedroom
  128. Median household income, median home value, median gross rent by bedrooms, tenure and association fees, tables B19013, B25077, B25031, B25064, B25003, B25142 and B25143, 2024 American Community Survey 1-year estimates, Durham city · United States Census Bureau, via the Census Reporter API · retrieved
    Supports: A median household income of $82,916 and a median owner-occupied home value of $439,400, 70,734 of 133,270 occupied homes owner-occupied, A median gross rent of $1,670: $1,455 for one bedroom, $1,712 for two and $1,989 for three, 35,466 owner-occupied units paying a required association or condominium fee, at a median of $69 a month, 2,859 of them $300 or more
  129. School enrollment by level, tables B14001 and B14007, 2024 American Community Survey 1-year estimates, Durham city · United States Census Bureau, via the Census Reporter API · retrieved
    Supports: 290,103 residents aged 3 and over, 16,351 of them enrolled in college undergraduate years and 15,939 in graduate or professional school
  130. TIGERweb, 2020 Census incorporated places · United States Census Bureau · retrieved
    Supports: Durham city (GEOID 3719000): 283,506 residents and 128,005 housing units at the 2020 census
  131. Yard Waste · City of Durham · retrieved
    Supports: Households that participate in the yard waste program pay a $7.50 monthly fee, which is added to their water bill: an annual fee of $90 broken into monthly payments
  132. Cart Information · City of Durham · retrieved
    Supports: A $1.50 monthly fee for each additional garbage or yard waste cart
  133. Solid Waste/Storm Water FAQs · Durham County Tax Administration · retrieved
    Supports: Solid waste decals mailed with the annual tax bill to County residents not living in the City limits of Durham, The County stormwater utility fee charged to developed properties in the unincorporated areas of Durham County
  134. 2024 proposed homeowners insurance increase settlement table · North Carolina Department of Insurance · retrieved
    Supports: Territory 270, the cities of Durham and Raleigh and Durham and Wake counties: a Rate Bureau request of 39.8%, settled at 7.5% from 1 June 2025 and 7.5% from 1 June 2026
  135. North Carolina homeowners insurance · NerdWallet · retrieved
    Supports: An average Durham premium of $2,380 a year, $198 a month, against $2,420 in Raleigh and $2,150 in Greensboro, A North Carolina average of $3,025 a year, on a sample policy with $400,000 in dwelling coverage, $300,000 in liability and a $1,000 deductible
  136. How much is homeowners insurance in Durham, North Carolina? · Insure.com · retrieved
    Supports: Homeowners in Durham pay an average of $2,719 per year for a policy with $300,000 in dwelling coverage, $100,000 in liability, and a $1,000 deductible
  137. Renters insurance in North Carolina · NerdWallet · retrieved
    Supports: An average Durham renters premium of $158 a year, $13 a month
  138. CRS eligible communities, April 2025 · Federal Emergency Management Agency · retrieved
    Supports: The City of Durham (NC 370086) in the Community Rating System at Class 7 since 1 October 2019, a 15% discount on flood insurance premiums in the special flood hazard area