Charlotte 28202

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 8,487 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

59affordability /100

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

Payment burden
24.7%
affordable
Days on market
75
daily
Price cuts
26.9%
of active
Valuation
-39.8%
vs assessor
Look up an address
58
/100
Mixed
stable · buyer advantage · prices easing year-over-year.
Price trend
35
Affordability
95
Valuation
35
Economic health
59

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

34/ 100SellerBalancedBuyer
Seller's Market
DOM: 88d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)50
Cancellation Rate (10%)0
Days on Market (5%)75

Seller-favored market in 28202. Expect to pay at or near list price. Payment burden: 24.8% of median income. Median days on market: 88. Renting is approximately 54% cheaper than buying (price-to-rent ratio: 18.5).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
STABLEBUYER ADVANTAGE

Market is holding steady with balanced conditions. Buyers have strong negotiating leverage.

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Market snapshoteach number, once

Median price
$415,262
▾ 0.6% YoY
Days on market
75
daily · zip_data
Median rent
$1,872
ZORI
Investor score
55/100
cash-flow lens
Active listings
138
90-day

Valuation3 lenses, different anchors

vs assessor
-39.8%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$250,000
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$374
Price-to-income4.1×

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How 28202 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity38%
Supply tightness0%
Affordability62%
Investment yield58%
Appreciation22%

Affordability, supply & momentum

15SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply50.9 mo
Days on Market75d
Inv vs History+29.2%
Listing Density15.4/1k
Affordability — payment burden
Monthly payment (P&I)$2,098
Payment burden24.7%
Median income · ZIP$101,711
Mortgage rate6.49% · 30yr
Total monthly own$2,513
Monthly rent$1,872
Market dynamics
Price cut %26.9%
Momentumstable
LeverageBUYER ADVANTAGE
Months of supply50.9
Sales (90d)0
Investment analysis
Median rent$1,872
Price-to-rent18.5
Est. cap rate3.5%
Buy vs rentneutral

Livability

Walk score82
Transit score6
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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Charlotte Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Mecklenburg County