What is the median home value in Mecklenburg County, NC?

The median home value in Mecklenburg County, NC is $371,200, according to the latest Census ACS 5-Year Estimates.

What is the cap rate in Mecklenburg County, NC?

The cap rate proxy in Mecklenburg County, NC is 5.5% (estimated from HUD Fair Market Rent and Census home values with a 35% expense ratio). This is moderate — deal-by-deal analysis recommended.

How much new construction is happening in Mecklenburg County, NC?

Mecklenburg County has 1.1 million residents and issued 6,439 building permits over the trailing twelve months, according to the Census Building Permits Survey.

Charlotte-Concord-Gastonia, NC-SC · North Carolina

Mecklenburg County

1.1M residents6,439 permits TTM$83,765 median HHI34 ZIP codesUpdated April 28, 2026

Investor first look

Median home value

$371,200

ACS 5-Year

Cap rate proxy

5.5%

FMR × 0.65 ÷ Home Value

Rent-to-income

21.8%

HUD FMR ÷ ACS HHI

Net migration

+3.30%

IRS SOI

Permits (TTM)

6,439

Census BPS

Climate risk

97.1

FEMA NRI (0–100)

ZIP code breakdown34 ZIP codes

ZIP	Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
28216	$318,051	$1,780	6.7%	6.6%	0.7%
28208	$296,632	$1,470	5.9%	6.5%	-10.1%
28214	$333,394	$1,810	6.5%	7.1%	-10.6%
28217	$324,304	$1,960	7.3%	5.9%	17.0%
28269	$357,912	$1,990	6.7%	5.7%	13.5%

Ranked by composite score

Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
$414,206	$1,890	5.5%	6.9%	-27.9%
$347,051	$1,730	6.0%	6.7%	-13.5%
$324,142	$1,580	5.8%	5.9%	-1.6%
$324,305	$1,470	5.4%	5.8%	-6.9%
$384,237	$1,820	5.7%	5.6%	0.4%
$418,729	$2,530	7.3%	5.4%	25.8%
$343,389	$1,990	7.0%	5.4%	22.3%
$318,227	$1,700	6.4%	5.2%	17.8%
$368,358	$2,130	6.9%	5.1%	25.4%
$371,200county est.	$1,850	6.0%	4.9%	17.8%
$371,200county est.	$1,840	5.9%	4.9%	17.3%
$371,200county est.	$1,790	5.8%	4.9%	15.0%
$371,200county est.	$1,790	5.8%	4.9%	15.0%
$371,200county est.	$1,790	5.8%	4.9%	15.0%
$456,788	$1,620	4.3%	4.7%	-11.1%
$497,185	$2,080	5.0%	4.5%	9.7%
$537,178	$2,090	4.7%	4.3%	6.5%
$484,431	$1,880	4.7%	4.1%	11.7%
$606,512	$2,330	4.6%	3.9%	14.8%
$538,284	$1,890	4.2%	3.8%	8.7%
$649,299	$1,940	3.6%	3.8%	-6.6%
$681,296	$2,530	4.5%	3.4%	23.0%
$580,354	$2,320	4.8%	3.4%	29.3%
$649,905	$1,870	3.5%	3.0%	12.3%
$555,767	$1,880	4.1%	2.9%	26.9%
$661,647	$1,720	3.1%	2.8%	6.8%
$669,022	$2,030	3.6%	2.8%	21.2%
$890,968	$1,990	2.7%	2.6%	2.7%
$1,580,888	$1,840	1.4%	1.9%	-38.0%

Demographics

Owner-occupied

55.5%

Census ACS

Vacancy rate

7.4%

Census ACS

Bachelor's degree +

48.6%

Census ACS

Rent burdened

46.3%

Census ACS (>30% income)

Median age

35.4

Census ACS

Data sources

U.S. Census Bureau — American Community Survey 5-Year Estimates

U.S. Census Bureau — Building Permits Survey

U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)

Internal Revenue Service — Statistics of Income Migration Data

FEMA — National Risk Index

Last updated: April 28, 2026

Mecklenburg County

See all 34 ZIPs ranked by yield and cap rate