Charlotte 28277

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 23,447 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

49affordability /100

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

Payment burden
30.7%
stretched
Days on market
43
daily
Price cuts
23.2%
of active
Valuation
-72.9%
vs assessor
Look up an address
53
/100
Mixed
stable · seller slight · prices rising year-over-year.
Price trend
62
Affordability
65
Valuation
20
Economic health
49

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

54/ 100SellerBalancedBuyer
Balanced Market
DOM: 70d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)100
Cancellation Rate (10%)0
Days on Market (5%)75

Balanced market in 28277. List price is roughly fair — focus on condition and value. Payment burden: 30.7% of median income. Median days on market: 70. Renting is approximately 118% cheaper than buying (price-to-rent ratio: 26.1).

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

Market is holding steady with balanced conditions. Sellers hold a slight edge.

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Market snapshoteach number, once

Median price
$619,189
▴ 0.8% YoY
Days on market
43
daily · zip_data
Median rent
$1,976
ZORI
Investor score
37/100
cash-flow lens
Active listings
273
90-day

Valuation3 lenses, different anchors

vs assessor
-72.9%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$167,700
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$492
Price-to-income5.1×

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How 28277 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity76%
Supply tightness54%
Affordability26%
Investment yield29%
Appreciation38%

Affordability, supply & momentum

28SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply13.1 mo
Days on Market43d
Inv vs History+32.2%
Listing Density9.6/1k
Affordability — payment burden
Monthly payment (P&I)$3,128
Payment burden30.7%
Median income · ZIP$122,223
Mortgage rate6.49% · 30yr
Total monthly own$3,747
Monthly rent$1,976
Market dynamics
Price cut %23.2%
Momentumstable
LeverageSELLER SLIGHT
Months of supply13.1
Sales (90d)0
Investment analysis
Median rent$1,976
Price-to-rent26.1
Est. cap rate2.5%
Buy vs rentfavors renting

Livability

Walk score4
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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