Charlotte, NC
Charlotte merits selective investigation by buyers prioritizing employment momentum and negotiation room; yield-focused buyers who need strong current rent growth, or those unwilling to underwrite flood exposure, should avoid it.
Why this market scores where it does
Written from the figures on this page and then checked against them: every number below had to appear in the source record or recompute from two that did, or the text was rewritten.
Charlotte merits selective investigation by buyers prioritizing employment momentum and negotiation room; yield-focused buyers who need strong current rent growth, or those unwilling to underwrite flood exposure, should avoid it. The median home value is $390,942 and median asking rent is $1,750, corresponding to a published gross yield of 5.37%.
Opportunity comes from 1.08% year-over-year job growth alongside softer pricing and a median 53 days on market. Positive net migration also supports the demand picture. Yet asking-rent growth is only 0.4%, so improving employment and inflows have not translated into strong near-term rent movement.
Risk is concentrated in competition and property-level resilience: 21,846 permits and 3.7 months of supply indicate buyers must test each submarket rather than rely on metro-wide demand. Inland flood is the dominant hazard, while the published annual climate loss ratio is 0.1333% of building value; insurance and site exposure therefore belong in deal screening.
Frequently Asked Investor Questions
Are employment and migration signals positive?
What are the current rent economics?
What evidence of buyer negotiating room is published?
Investor Quick Takeaways
Computed from the current Zillow rent and home-value medians.
Zillow ZORI rent growth trend over trailing 12 months.
Originated investment purchase share (CFPB HMDA).
Annualized loss ratio evaluated for flood & hurricane risk.
Test the market, then test the deal
Keep Charlotte as the starting point or move into a more specific property and rent check.
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 85 | 30% | 25.50 |
| Rent trend | 9 | 25% | 2.25 |
| Affordability | 46 | 15% | 6.90 |
| Supply pressure | 19 | 15% | 2.85 |
| Climate risk | 55 | 15% | 8.25 |
| Published score | 46 | ||
CES employment grew 1.08% year over year -> the labor-market signal is supportive for rental demand.
Median asking rent grew 0.4% year over year -> current rent momentum is weak despite job growth.
Rent-to-income is 25.21% and price-to-income is 4.69 -> tenant affordability appears more manageable than the buyer’s entry basis.
Permits total 21,846 and available supply is 3.7 months -> buyers should examine pipeline and inventory competition by submarket.
Inland flood is the dominant hazard and the annual climate loss ratio is 0.1333% -> property-level flood exposure requires screening.
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Asking-rent growth is only 0.4% year over year, leaving little demonstrated income momentum.
- A total of 21,846 permits and 3.7 months of supply point to potential competition from the construction pipeline and active inventory.
- Inland flood is the dominant hazard, with a published annual climate loss ratio of 0.1333% of building value.
Move from the metro average to local evidence
County pages carry tax, migration, listing and hazard records. City pages appear only where direct city price, rent and Census evidence pass the publication gate.
Metros that behave like Charlotte
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Metro | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Charlotte, NC (Target) | 46 | $391k | $1,750 | 5.4% | ▲ 1.1% |
| Columbus, OH | 57 | $335k | $1,528 | 5.5% | ▲ 0.6% |
| Orlando, FL | 38 | $387k | $1,972 | 6.1% | ▲ 0.7% |
| Kansas City, MO | 64 | $332k | $1,545 | 5.6% | ▲ 0.5% |
| Nashville, TN | 39 | $458k | $1,810 | 4.8% | ▲ 0.6% |
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income | direct | ACS 2024 5-year | 2026-07-26 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2025 vs 2024 | 2026-07-31 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI 2025 | 2026-07-28 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-23 | 2026-07-27 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-07-27 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-07-26 |