Charlotte 28212

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 6,985 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

37affordability /100

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

Payment burden
38.3%
severe
Days on market
49
daily
Price cuts
28.6%
of active
Valuation
+23.1%
vs assessor
Look up an address
35
/100
Weak
stable · buyer advantage · prices easing year-over-year.
Price trend
35
Affordability
25
Valuation
50
Economic health
37

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 21.7% correction for affordability
DOM: 74d (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 28212. List price is roughly fair — focus on condition and value. Payment burden: 38.4% of median income. A 9% price correction needed to reach 30% affordability threshold. Median days on market: 74. Renting is approximately 68% cheaper than buying (price-to-rent ratio: 20.2).

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

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

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Market snapshoteach number, once

Median price
$326,002
▾ 0.1% YoY
Days on market
49
daily · zip_data
Median rent
$1,348
ZORI
Investor score
51/100
cash-flow lens
Active listings
96
90-day

Valuation3 lenses, different anchors

vs assessor
+23.1%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$401,250
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$196
Price-to-income6.3×

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How 28212 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity69%
Supply tightness51%
Affordability13%
Investment yield51%
Appreciation27%

Affordability, supply & momentum

33SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply20.3 mo
Days on Market49d
Inv vs History+9.1%
Listing Density5.9/1k
Affordability — payment burden
Monthly payment (P&I)$1,647
Payment burden38.3%
Median income · ZIP$51,530
Mortgage rate6.49% · 30yr
Total monthly own$1,973
Monthly rent$1,348
Market dynamics
Price cut %28.6%
Momentumstable
LeverageBUYER ADVANTAGE
Months of supply20.3
Sales (90d)0
Investment analysis
Median rent$1,348
Price-to-rent20.2
Est. cap rate3.2%
Buy vs rentfavors renting

Livability

Walk score2
Transit score10
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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