Charlotte 28262

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 6,976 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

48affordability /100

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

Payment burden
31.5%
stretched
Days on market
55
daily
Price cuts
27.4%
of active
Valuation
-57.1%
vs assessor
Look up an address
44
/100
Mixed
stable · buyer advantage · prices easing year-over-year.
Price trend
35
Affordability
65
Valuation
20
Economic health
48

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

49/ 100SellerBalancedBuyer
Balanced Market
DOM: 84d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)50
Cancellation Rate (10%)25
Days on Market (5%)75

Balanced market in 28262. List price is roughly fair — focus on condition and value. Payment burden: 31.5% of median income. Median days on market: 84. Renting is approximately 53% cheaper than buying (price-to-rent ratio: 18.3).

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
$346,755
▾ 1.0% YoY
Days on market
55
daily · zip_data
Median rent
$1,581
ZORI
Investor score
55/100
cash-flow lens
Active listings
122
90-day

Valuation3 lenses, different anchors

vs assessor
-57.1%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$148,900
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$188
Price-to-income5.2×

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How 28262 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity62%
Supply tightness40%
Affordability25%
Investment yield60%
Appreciation18%

Affordability, supply & momentum

32SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply22.8 mo
Days on Market55d
Inv vs History+3.7%
Listing Density5.9/1k
Affordability — payment burden
Monthly payment (P&I)$1,752
Payment burden31.5%
Median income · ZIP$66,757
Mortgage rate6.49% · 30yr
Total monthly own$2,098
Monthly rent$1,581
Market dynamics
Price cut %27.4%
Momentumstable
LeverageBUYER ADVANTAGE
Months of supply22.8
Sales (90d)0
Investment analysis
Median rent$1,581
Price-to-rent18.3
Est. cap rate3.6%
Buy vs rentneutral

Livability

Walk score7
Transit score3
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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