Charlotte 28204

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 2,707 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

34affordability /100

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

Payment burden

40.4%

severe

Days on market

daily

Price cuts

30.8%

of active

Valuation

-30.6%

vs assessor

Look up an address

/100

Weak

stable · buyer advantage · prices rising year-over-year.

Price trend

Affordability

Valuation

Economic health

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

Negotiate Hard

Needs 25.7% correction for affordability

DOM: 130d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)75

Valuation Gap (25%)10

Supply & Demand (20%)100

Buy vs Rent (15%)100

Cancellation Rate (10%)50

Days on Market (5%)100

Moderate buyer leverage in 28204. Room to negotiate 5-10% below list. Payment burden: 39.8% of median income. A 12% price correction needed to reach 30% affordability threshold. Median days on market: 130. Renting is approximately 152% cheaper than buying (price-to-rent ratio: 30.2).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.

STABLEBUYER ADVANTAGE

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

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/28204" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Charlotte 28204 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/charlotte/zip/28204?utm_source=embed&utm_medium=backlink">Charlotte 28204 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$581,325

▴ 0.6% YoY

Days on market

daily · zip_data

Median rent

$1,654

ZORI

Investor score

32/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-30.6%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$403,220

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+79.0%

County-wide market — the widest, slowest signal.

Mecklenburg+79.0%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$337

Price-to-income6.6×

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How 28204 ranks in NC

percentile vs all North Carolina ZIPs · n=834

Market velocity70%

Supply tightness0%

Affordability11%

Investment yield19%

Appreciation38%

Affordability, supply & momentum

31SUPPLY

BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply30.9 mo

Days on Market49d

Inv vs History+14.0%

Listing Density8.2/1k

Affordability — payment burden

Monthly payment (P&I)$3,004

Payment burden40.4%

Median income · ZIP$89,207

Mortgage rate6.71% · 30yr

Total monthly own$3,585

Monthly rent$1,654

Market dynamics

Price cut %30.8%

Momentumstable

LeverageBUYER ADVANTAGE

Months of supply30.9

Sales (90d)0

Investment analysis

Median rent$1,654

Price-to-rent30.2

Est. cap rate2.2%

Buy vs rentfavors renting

Livability

Walk score22

Transit score12

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Mecklenburg.

Current tiers · 12 months to Aug 25floor 10 sales/tier

2 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row. 5 tiers had too few sales at every level and are left blank rather than estimated.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$250k–$500k	$377k	$219	22	44.0%	COUNTY · Mecklenburg, NC
$500k–$750k	$635k	$308	12	—	METRO · Charlotte, NC
$750k–$1M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1M–$1.5M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1.5M–$2M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$2M+	—	—	—	—	fewer than 10 sales at zip, county and metro level
All sales (the headline median)	$493k	$234	50	100%	COUNTY · Mecklenburg, NC

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 28204.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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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.

ZIP 28204→Mecklenburg County, NC

12-Month Direction

-8Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

36· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden48

31.2%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent17

1.739x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation0

+79%

overvalued

Source: Lotvox comps · Updated 2026-05-15