Durham, NC · Durham County, Orange County, Wake County
Senior Transition Advisor for the family home in Durham, NC
By Ryan Riggins, Senior Transition Advisor for the family home, NC broker #361546, eXp Realty
Updated
When a parent in Durham moves to assisted living or memory care, work out the house before you list it: who can sign, how long the money lasts against the community's fee sheet, and whether to sell, rent or keep. Most of Durham is in Durham County, which runs a property tax program of its own on top of the state's, so check what your parent has before you run the numbers.
I'm Ryan Riggins, a licensed North Carolina broker with eXp Realty, based in Greensboro. I work with Durham families on the house decision by phone and video, and I never take the listing.
What I do, in one sentence.
A Senior Transition Advisor for the family home helps a family decide what happens to a parent's house before anyone lists it: the funding math against the community's fee sheet, who can legally sign, and sell, rent or keep. If selling, one vetted local agent. Not a mover, not a placement agent, never the listing agent.
More on what a Senior Transition Advisor for the family home is, and isn’t.
Mostly Durham County, with edges in Orange and Wake.
The City of Durham is almost all in Durham County, but small portions of the city limits reach into Orange and Wake counties. The tax bill tells you which one you're in.
Inside Durham County there's one more thing to know. Besides the three statewide programs, the county runs its own Low-Income Homeowner Relief program through DSS, not the tax office.
What’s specific to a Durham house.
Durham's Low-Income Homeowner Relief is its own program.
It helps eligible homeowners with the property tax bill on a three-tier income model. You must have owned and lived in the home five years, be at or below 80% of area median income, and not already get a state property tax subsidy. Applications typically open September 1 through Durham County DSS, 919-560-8000. If your parent is moving out, ask DSS what that means for the program before you count on it.
The Circuit Breaker lien is due when the house sells.
If your parent uses the state Circuit Breaker, the unpaid difference becomes a lien at 6% interest, due when the home is sold. That comes out of the proceeds, so it belongs in the funding math.
Record the power of attorney before the deed.
North Carolina requires a power of attorney to be registered with the register of deeds before a deed signed under it is recorded, in the county where your parent lives or where the house is. For most Durham houses that's the Durham County Register of Deeds.
None of this is legal or tax advice. Signing authority, deeds and Medicaid belong with an elder law attorney, and the tax side of a sale belongs with a CPA. I tell you when you need one and what to ask.
Local help worth a call.
From my Durham County Senior Help Directory. Confirm details before you rely on them.
- Durham Center for Senior Life, 919-688-8247
The local hub for older adults, and the family caregiver program. - Durham County DSS, 919-560-8000
Medicaid, energy assistance, food benefits and the Low-Income Homeowner Relief program. - Durham County Tax Administration, 919-560-0300
The statewide Homestead Exclusion, Circuit Breaker and Disabled Veteran Exclusion. Deadline June 1. - Central Pines Area Agency on Aging, 1-800-310-9777
The regional aging agency, based in Durham. Options counseling and the Long-Term Care Ombudsman. - Meals on Wheels of Durham, 919-667-9424
A meal and a daily safety check for homebound seniors. - Legal Aid of NC, Senior Law Project
Legal Aid of North Carolina's Senior Law Project: free civil legal help for anyone 60 or older, including powers of attorney and Medicaid. Senior Legal Helpline 1-877-579-7562, weekdays 9 to 11 a.m. and 1 to 3 p.m.
The full lists: Durham County Senior Help Directory, Orange County Senior Help Directory, Wake County Senior Help Directory.
How working with me goes.
- 1. A free 20-minute call. Phone or video. Bring the community’s fee sheet if you have it, and the power of attorney if there is one. You’ll leave knowing what to do first.
- 2. The funding math. The fee sheet next to what your parent actually has: income, savings, and what the house would really net. How many months does the money last, with the house and without it?
- 3. A written plan, if you want one. The Senior Transition Roadmap is free, by application: an intake form, a call with me, a written plan we build together, a follow-up call and 90 days of email support.
- 4. Sell, rent or keep, on purpose. I lay the three side by side. Here’s how sell, rent and keep compare.
- 5. If selling, one vetted local agent. I refer one agent I’ve vetted for this kind of sale and tell you why that one. I never take the listing.
What it costs: nothing to your family. If you sell, the agent I refer pays me a referral fee at closing out of the commission, through eXp Realty. If you rent, keep or wait, I’m not paid at all.
If your mom or dad is moving right now, start with what to do with the house when Mom moves to assisted living.
Common questions
Questions from Durham families.
What should we do with Dad's Durham house when he moves to memory care?
First, who can sign. With dementia that often means a power of attorney, and it has to cover real estate. Then the funding math against the community's fee sheet, then sell, rent or keep. An elder law attorney should see the plan before the house is sold, rented or retitled.
What is Durham's Low-Income Homeowner Relief program?
A Durham County program, run by DSS, that helps eligible homeowners with the property tax bill. You must have owned and lived in the home five years and be at or below 80% of area median income. Applications typically open September 1. Call Durham County DSS at 919-560-8000.
Is all of Durham in Durham County?
Almost. Small portions of the City of Durham are in Orange and Wake counties. Check the property tax bill to know which county's offices to use.
Do you take the listing on Durham houses?
No, never. If your family decides to sell, I refer one local agent I've vetted and tell you why that one. I'm paid a referral fee at closing by that agent, not by your family.
Other cities: Greensboro, Winston-Salem, High Point, Raleigh, Cary, Chapel Hill. Or see every city I serve.
Talk to me before anyone lists the Durham house.
A free 20-minute call. It costs your family nothing.
Ryan Riggins, NC Real Estate Broker #361546, eXp Realty. Not legal, tax or financial advice.