Charlotte 28205

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 12,300 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

35affordability /100

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

Payment burden
39.2%
severe
Days on market
48
daily
Price cuts
25.7%
of active
Valuation
-55.7%
vs assessor
Look up an address
29
/100
Weak
stable · seller slight · prices easing year-over-year.
Price trend
35
Affordability
25
Valuation
20
Economic health
35

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

56/ 100SellerBalancedBuyer
Balanced Market
Needs 23.5% correction for affordability
DOM: 68d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)75
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)75
Cancellation Rate (10%)0
Days on Market (5%)75

Balanced market in 28205. List price is roughly fair — focus on condition and value. Payment burden: 39.2% of median income. A 11% price correction needed to reach 30% affordability threshold. Median days on market: 68. Renting is approximately 81% cheaper than buying (price-to-rent ratio: 21.7).

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

Market is holding steady with balanced conditions. Sellers hold a slight edge.

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Market snapshoteach number, once

Median price
$468,536
▾ 0.2% YoY
Days on market
48
daily · zip_data
Median rent
$1,802
ZORI
Investor score
46/100
cash-flow lens
Active listings
320
90-day

Valuation3 lenses, different anchors

vs assessor
-55.7%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$207,410
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$532
Price-to-income6.5×

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How 28205 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity71%
Supply tightness56%
Affordability12%
Investment yield45%
Appreciation26%

Affordability, supply & momentum

24SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply17.3 mo
Days on Market48d
Inv vs History+27.1%
Listing Density14.4/1k
Affordability — payment burden
Monthly payment (P&I)$2,367
Payment burden39.2%
Median income · ZIP$72,479
Mortgage rate6.49% · 30yr
Total monthly own$2,835
Monthly rent$1,802
Market dynamics
Price cut %25.7%
Momentumstable
LeverageSELLER SLIGHT
Months of supply17.3
Sales (90d)0
Investment analysis
Median rent$1,802
Price-to-rent21.7
Est. cap rate3.0%
Buy vs rentfavors renting

Livability

Walk score5
Transit score11
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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