Charlotte 28226

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 14,360 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

40affordability /100

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

Payment burden
36.6%
severe
Days on market
39
daily
Price cuts
22.5%
of active
Valuation
-60.5%
vs assessor
Look up an address
45
/100
Mixed
warming · balanced · prices rising year-over-year.
Price trend
82
Affordability
25
Valuation
20
Economic health
40

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

60/ 100SellerBalancedBuyer
Negotiate Hard
Needs 18% correction for affordability
DOM: 67d (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%)0
Days on Market (5%)75

Moderate buyer leverage in 28226. Room to negotiate 5-10% below list. Payment burden: 36.7% of median income. Median days on market: 67. Renting is approximately 160% cheaper than buying (price-to-rent ratio: 31.2).

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.
WARMINGBALANCED

Market is warming with rising prices. Conditions are balanced between buyers and sellers.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$683,891
▴ 2.7% YoY
Days on market
39
daily · zip_data
Median rent
$1,828
ZORI
Investor score
37/100
cash-flow lens
Active listings
163
90-day

Valuation3 lenses, different anchors

vs assessor
-60.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$270,000
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$278
Price-to-income6.0×

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How 28226 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity81%
Supply tightness56%
Affordability16%
Investment yield15%
Appreciation64%

Affordability, supply & momentum

31SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply12.2 mo
Days on Market39d
Inv vs History+24.5%
Listing Density10.4/1k
Affordability — payment burden
Monthly payment (P&I)$3,455
Payment burden36.6%
Median income · ZIP$113,203
Mortgage rate6.49% · 30yr
Total monthly own$4,138
Monthly rent$1,828
Market dynamics
Price cut %22.5%
Momentumwarming
LeverageBALANCED
Months of supply12.2
Sales (90d)0
Investment analysis
Median rent$1,828
Price-to-rent31.2
Est. cap rate2.1%
Buy vs rentfavors renting

Livability

Walk score1
Transit score1
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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