Charlotte 28269

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 20,788 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

55affordability /100

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

Payment burden
27%
affordable
Days on market
50
daily
Price cuts
27.5%
of active
Valuation
-46.4%
vs assessor
Look up an address
54
/100
Mixed
stable · balanced · prices easing year-over-year.
Price trend
35
Affordability
85
Valuation
35
Economic health
55

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

48/ 100SellerBalancedBuyer
Balanced Market
DOM: 74d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)40
Supply & Demand (20%)100
Buy vs Rent (15%)50
Cancellation Rate (10%)0
Days on Market (5%)75

Balanced market in 28269. List price is roughly fair — focus on condition and value. Payment burden: 27.1% of median income. Median days on market: 74. Renting is approximately 44% cheaper than buying (price-to-rent ratio: 17.3).

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

Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers. Prices down 1.8% YoY.

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Market snapshoteach number, once

Median price
$361,475
▾ 1.8% YoY
Days on market
50
daily · zip_data
Median rent
$1,738
ZORI
Investor score
56/100
cash-flow lens
Active listings
385
90-day

Valuation3 lenses, different anchors

vs assessor
-46.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$193,686
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$333
Price-to-income4.5×

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How 28269 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity68%
Supply tightness51%
Affordability45%
Investment yield66%
Appreciation12%

Affordability, supply & momentum

25SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply14.1 mo
Days on Market50d
Inv vs History+22.8%
Listing Density12.7/1k
Affordability — payment burden
Monthly payment (P&I)$1,826
Payment burden27%
Median income · ZIP$81,063
Mortgage rate6.49% · 30yr
Total monthly own$2,187
Monthly rent$1,738
Market dynamics
Price cut %27.5%
Momentumstable
LeverageBALANCED
Months of supply14.1
Sales (90d)0
Investment analysis
Median rent$1,738
Price-to-rent17.3
Est. cap rate3.8%
Buy vs rentneutral

Livability

Walk score1
Transit score2
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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