Charlotte 28215

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 14,843 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

47affordability /100

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

Payment burden
32.5%
stretched
Days on market
62
daily
Price cuts
27.8%
of active
Valuation
-23.9%
vs assessor
Look up an address
50
/100
Mixed
stable · buyer advantage · prices easing year-over-year.
Price trend
35
Affordability
65
Valuation
50
Economic health
47

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

45/ 100SellerBalancedBuyer
Balanced Market
Needs 7.7% correction for affordability
DOM: 88d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)25
Cancellation Rate (10%)25
Days on Market (5%)75

Balanced market in 28215. List price is roughly fair — focus on condition and value. Payment burden: 32.5% of median income. Median days on market: 88. Renting is approximately 23% cheaper than buying (price-to-rent ratio: 14.8).

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
$353,739
▾ 0.7% YoY
Days on market
62
daily · zip_data
Median rent
$1,987
ZORI
Investor score
69/100
cash-flow lens
Active listings
359
90-day

Valuation3 lenses, different anchors

vs assessor
-23.9%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$269,150
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$392
Price-to-income5.3×

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How 28215 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity52%
Supply tightness0%
Affordability24%
Investment yield78%
Appreciation21%

Affordability, supply & momentum

20SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply17.1 mo
Days on Market62d
Inv vs History+13.4%
Listing Density16.0/1k
Affordability — payment burden
Monthly payment (P&I)$1,787
Payment burden32.5%
Median income · ZIP$66,065
Mortgage rate6.49% · 30yr
Total monthly own$2,141
Monthly rent$1,987
Market dynamics
Price cut %27.8%
Momentumstable
LeverageBUYER ADVANTAGE
Months of supply17.1
Sales (90d)0
Investment analysis
Median rent$1,987
Price-to-rent14.8
Est. cap rate4.4%
Buy vs rentfavors buying

Livability

Walk score3
Transit score5
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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