Charlotte 28278

Charlotte-Concord-Gastonia, NC-SC · Mecklenburg County, NC · 10,631 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

59affordability /100

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

Payment burden
25.1%
affordable
Days on market
59
daily
Price cuts
25.4%
of active
Valuation
-57.5%
vs assessor
Look up an address
52
/100
Mixed
stable · buyer advantage · prices easing year-over-year.
Price trend
35
Affordability
85
Valuation
20
Economic health
59

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

52/ 100SellerBalancedBuyer
Balanced Market
DOM: 97d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)40
Supply & Demand (20%)100
Buy vs Rent (15%)75
Cancellation Rate (10%)0
Days on Market (5%)100

Balanced market in 28278. List price is roughly fair — focus on condition and value. Payment burden: 25.2% of median income. Median days on market: 97. Renting is approximately 85% cheaper than buying (price-to-rent ratio: 22.2).

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
$503,391
▾ 1.0% YoY
Days on market
59
daily · zip_data
Median rent
$1,886
ZORI
Investor score
42/100
cash-flow lens
Active listings
264
90-day

Valuation3 lenses, different anchors

vs assessor
-57.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$214,140
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$432
Price-to-income4.2×

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How 28278 ranks in NC
percentile vs all North Carolina ZIPs · n=834
Market velocity56%
Supply tightness0%
Affordability62%
Investment yield43%
Appreciation18%

Affordability, supply & momentum

17SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply20.0 mo
Days on Market59d
Inv vs History+14.4%
Listing Density21.4/1k
Affordability — payment burden
Monthly payment (P&I)$2,543
Payment burden25.1%
Median income · ZIP$121,366
Mortgage rate6.49% · 30yr
Total monthly own$3,046
Monthly rent$1,886
Market dynamics
Price cut %25.4%
Momentumstable
LeverageBUYER ADVANTAGE
Months of supply20
Sales (90d)0
Investment analysis
Median rent$1,886
Price-to-rent22.2
Est. cap rate2.9%
Buy vs rentfavors renting

Livability

Walk score3
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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