Pineville 28134

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 3,689 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

49affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
30.9%
stretched
Days on market
38
daily
Price cuts
16.8%
of active
Valuation
-19.6%
vs assessor
Look up an address
52
/100
Mixed
stable · balanced · prices easing year-over-year.
Price trend
42
Affordability
65
Valuation
50
Economic health
49

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

43/ 100SellerBalancedBuyer
Balanced Market
DOM: 75d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)25
Supply & Demand (20%)85
Buy vs Rent (15%)25
Cancellation Rate (10%)0
Days on Market (5%)75

Balanced market in 28134. List price is roughly fair — focus on condition and value. Payment burden: 30.9% of median income. Median days on market: 75. Renting is approximately 18% cheaper than buying (price-to-rent ratio: 14.2).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
STABLEBALANCED

Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers.

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Market snapshoteach number, once

Median price
$422,590
▾ 0.5% YoY
Days on market
38
daily · zip_data
Median rent
$2,473
ZORI
Investor score
73/100
cash-flow lens
Active listings
32
90-day

Valuation3 lenses, different anchors

vs assessor
-19.6%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$339,800
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+79.8%
County-wide market — the widest, slowest signal.
Mecklenburg+79.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$207
Price-to-income5.1×

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How 28134 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity82%
Supply tightness51%
Affordability26%
Investment yield82%
Appreciation23%

Affordability, supply & momentum

40SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply12.0 mo
Days on Market38d
Inv vs History-0.6%
Listing Density6.5/1k
Affordability — payment burden
Monthly payment (P&I)$2,135
Payment burden30.9%
Median income · ZIP$82,947
Mortgage rate6.49% · 30yr
Total monthly own$2,557
Monthly rent$2,473
Market dynamics
Price cut %16.8%
Momentumstable
LeverageBALANCED
Months of supply12
Sales (90d)0
Investment analysis
Median rent$2,473
Price-to-rent14.2
Est. cap rate4.6%
Buy vs rentfavors buying

Livability

Walk score15
Transit score4
Bike score—

Historical trends

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Mecklenburg County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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