In-depth comparison of Cary's three most sought-after neighborhoods for families and professionals.
Preston, Amberly, and MacGregor Downs are three of Cary's most desirable neighborhoods. Each attracts families and professionals for different reasons—from golf-course prestige to modern amenities to unbeatable value. Whether you're relocating to the Triangle or moving up within Cary, this detailed comparison will help you find the right fit.
Preston is Cary's most prestigious neighborhood, situated north of I-40 along Prestonwood Parkway, with large estates on tree-lined streets. Homes range from $700,000 to $1,200,000 and above. Preston attracts successful executives, entrepreneurs, and established families who value exclusivity and refinement. The neighborhood has decades of maturity—towering hardwoods, established landscaping, and a character that newer subdivisions simply cannot replicate.
Preston is anchored by the Prestonwood Country Club, which features three championship golf courses (27 holes total), tennis courts, a junior Olympic swimming pool, and a full-service clubhouse with dining. Club membership is separate from HOA dues and runs roughly $5,000–$15,000 annually depending on the tier. HOA fees for Preston residents average $150–$250 per month, covering common-area maintenance, entrance landscaping, and neighborhood security patrols.
Lot sizes in Preston are generous—typically 0.33 to 0.75 acres, with some estate lots exceeding a full acre. However, homes were built primarily between the mid-1980s and early 2000s, so buyers should budget for kitchen and bathroom renovations, HVAC replacements, and roof updates. A typical renovation runs $40,000–$100,000 depending on scope.
For shopping and dining, Preston residents are minutes from Waverly Place, an upscale mixed-use center with Whole Foods, restaurants like Bonefish Grill and Corso, plus boutique shops and personal services. Park West Village is also nearby, adding Target, REI, and a Cinemark movie theater.
Amberly is south-central Cary's premier neighborhood, combining elegance with accessibility. Homes range from $650,000 to $1,100,000 and appeal to families seeking a beautiful, well-maintained community without Preston's highest price tags. Landscaping is immaculate, and the community feel is sophisticated yet welcoming.
Amberly's amenity center is a standout feature: a resort-style swimming pool, 3,500-square-foot fitness center, tennis and pickleball courts, a playground, and a community gathering room for events. HOA fees run approximately $175–$225 per month and cover these amenities, common-area landscaping, and street maintenance within the neighborhood.
Lot sizes in Amberly are moderate—typically 0.20 to 0.40 acres, with townhome lots starting smaller. Homes were built from the late 1990s through the 2010s, so many are in excellent condition with fewer renovation needs than Preston. Amberly's proximity to Bond Metro Park (310 acres) provides direct greenway access for running, biking, and nature walks—a major draw for outdoor enthusiasts.
For errands and dining, Amberly is conveniently close to the Fenton mixed-use district, one of Cary's newest and most popular retail destinations featuring Wegmans, REI Co-op, Arhaus, and dozens of restaurants including Superica, Colletta, and Living Kitchen. This walkable retail hub is a significant quality-of-life advantage.
MacGregor Downs sits in south-central Cary near the intersection of Tryon Road and Kildaire Farm Road. Homes range from $450,000 to $800,000, offering significant savings compared to Preston and Amberly. The neighborhood appeals to families prioritizing value, newer construction, and an active community atmosphere.
MacGregor Downs features the MacGregor Downs Country Club with an 18-hole golf course, swimming pool, and tennis facilities. Club membership is optional and separate from HOA dues. HOA fees are lower than Preston and Amberly—typically $100–$160 per month—covering common areas, entrance maintenance, and neighborhood events.
Lot sizes range from 0.25 to 0.50 acres. Construction spans the 2000s to present, so most homes have modern open floor plans, updated HVAC systems, and energy-efficient windows. For buyers who want move-in ready without a major renovation budget, MacGregor Downs is the strongest choice.
Retail access is solid: the Crossroads Plaza shopping center (Target, Trader Joe's, Ulta, and numerous restaurants) is a short drive, and the Maynard Road corridor provides grocery stores including Harris Teeter and Aldi.
School assignments vary meaningfully between these three communities, and for families with children, this is often the deciding factor.
All three feeders are excellent, but Green Hope and Panther Creek carry slightly higher GreatSchools ratings, which can influence resale value.
Preston: $700K–$1.2M+. Amberly: $650K–$1.1M. MacGregor Downs: $450K–$800K. MacGregor Downs offers $200K–$400K in savings versus Preston while maintaining excellent schools and amenities.
Property tax examples (combined Town of Cary + Wake County at ~1.04% effective rate): a $580,000 home in MacGregor Downs pays roughly $6,000/year; a $900,000 Preston home pays approximately $9,400/year; and a $1,000,000 Amberly estate pays around $10,400/year. These differences add up significantly over a 10- to 15-year ownership period.
Preston has historically held its value well, benefiting from name recognition and scarcity—there are a limited number of lots, and the neighborhood is fully built out. Amberly has seen strong appreciation since Fenton opened in 2022, with proximity to that retail hub boosting demand. MacGregor Downs offers the best entry price and has shown steady 4–6% annual appreciation, making it attractive for buyers building equity.
Amberly leads in walkability thanks to greenway connections to Bond Metro Park and the White Oak Creek Greenway. Preston has internal sidewalks and is close to the Black Creek Greenway, but most errands require a car. MacGregor Downs connects to the Swift Creek Greenway and several neighborhood parks, offering a good balance of trail access and suburban convenience.
Preston's social life centers around Prestonwood Country Club—golf tournaments, swim meets, holiday galas, and wine dinners create a country-club social scene. Amberly hosts neighborhood block parties, food-truck Fridays, pool socials, and fitness classes at the amenity center. MacGregor Downs has an active swim team, youth sports leagues, and seasonal community events that give it a warm, young-family energy.
All three communities are excellent choices in Cary. Preston offers prestige and maturity. Amberly balances modern elegance with walkable convenience. MacGregor Downs delivers outstanding value with newer homes. Your decision comes down to budget, lifestyle priorities, and which community personality matches your family.
For a deeper look at Cary's neighborhoods, read our guide to the best neighborhoods in Cary for families. Ready to tour homes in any of these communities? Contact our team for a personalized showing.
