Zip Code 28216

Charlotte, NC • Mecklenburg County

Real Estate Market Analysis

Q3 2025 Report

$330,000 (estimated for 28216; Charlotte city median: $405,000 as of Jan 2025)[1]

Median Home Value

~55,000 (2024 est.)

Population

$58,000

Median Income

B- (Niche, 2024)

School District Rating

Market Statistics

Property Values

$330,000 (estimated for 28216; Charlotte city median: $405,000 as of Jan 2025)[1]

Median Home Value

$1,650/month (estimated for 28216; Charlotte city median: ~$1,800)

Median Rent

$195 (estimated for 28216; Charlotte city avg: $210-$220)

Price per Sq Ft

Market Performance

Home Appreciation4-5% year-over-year (Charlotte city: 5.9%)[1][2]

Market VelocityAverage days on market: 64 (citywide)[1]; 35-45 days typical for 28216

Foreclosure RateLow, but slightly above city average due to mix of older housing stock

Area Information

Area Size~40 sq mi

CountyMecklenburg

Primary CityCharlotte

Housing Profile

Housing Statistics

Total Housing Units~18,000 (estimated for 28216)

Owner Occupied54%

Rental Properties46%

Vacant Units6%

New ConstructionModerate; several new subdivisions and infill projects underway

Housing Types

Single-family homesTownhomesApartmentsOlder ranch-style homesNewer craftsman-style builds

Demographics

~55,000 (2024 est.)

Population

Median Age

$58,000

Median Income

96% (unemployment ~4%)

Employment Rate

High school diploma: 88%; Bachelor’s degree or higher: 28%

Education Levels

Families with children: 38%; Single-person households: 27%

Family Composition

Education Quality

School District Performance

B- (Niche, 2024)

District Rating

School DistrictCharlotte-Mecklenburg Schools (CMS)

Test ScoresSlightly below city average; improving trend

Graduation Rates82% (CMS district avg.)

Schools in Area

West Charlotte High School
Ranson Middle School
Mountain Island Lake Academy
Oakdale Elementary

Economic Factors

Employment & Business

Job Growth2.5% (2024-2025, citywide)

Unemployment Rate4% (slightly above city avg.)

Business EnvironmentGrowing, with new retail and logistics hubs

Commercial ActivityExpanding, especially along Rozzelles Ferry and Beatties Ford corridors

Major Employers

Atrium Health
Bank of America
Wells Fargo
Charlotte-Mecklenburg Schools
Amazon (distribution nearby)

Infrastructure & Quality of Life

Infrastructure

Transportation Access

• I-85
• I-77
• CATS bus lines
• Proximity to Uptown Charlotte (10-15 min drive)

Utilities & Services

• Duke Energy
• Charlotte Water
• Spectrum/AT&T (internet)

Quality of Life

Safety & Environment

Moderate; property crime above city average, violent crime near city average

Good; some industrial pockets, but ample green space

Healthcare Access

• Atrium Health Urgent Care
• Novant Health clinics

Development Trends

Planned Developments

Mixed-use projects near Beatties Ford Rd
Affordable housing initiatives
Retail center expansions

Infrastructure Projects

• Road widening (Beatties Ford)
• Sidewalk/bike lane improvements

Investment Outlook

Growth Outlook

Steady; population and housing demand expected to rise through 2026

Investment Opportunities

• Single-family rentals
• Value-add renovations
• Small multifamily acquisitions

Marketing Intelligence

Target Demographics

First-time buyers
Young families
Investors seeking rental income
Relocators from higher-cost metros

Competitive Advantages

Lower price point than central Charlotte
Access to major employers
Growing retail and recreation

Pricing Strategies

Competitive pricing just below city median; incentives for quick close

Common Objections & Response Strategies

Objection: Concerns about crime rates

Response Strategy:

Provide recent data showing downward trends and highlight community policing and neighborhood watch programs.

Objection: Older housing stock

Response Strategy:

Emphasize renovated properties and new construction options; discuss value-add potential.

Objection: School ratings

Response Strategy:

Highlight improving test scores, new school leadership, and proximity to charter/private options.

Professional Recommendations

Focus on affordability and access to Uptown in marketing.

Educate buyers on neighborhood trends and ongoing improvements.

Network with local renovation contractors for value-add deals.

Monitor new construction and rezoning for early investment leads.

Highlight community amenities and improving school performance.

Competitive Analysis

Comparable Markets

28208 (West Charlotte)
28214 (Mountain Island)
28269 (North Charlotte)

Market Positioning

Affordable, up-and-coming urban/suburban mix

Competitive Advantages

Lower entry price
Proximity to Uptown and highways
Active community redevelopment

Price Comparison

28216 median home value is 10-15% below Charlotte city median[1][3]

Investment Metrics

5.5-6.5% (single-family rentals)

Cap Rates

~7% gross yield

Rental Yields

16-18

Price-to-Rent

Strong for well-managed rentals; positive cash flow typical

Cash Flow

4-5% annually through 2026

Appreciation

Buyer Journey Insights

First-Time Buyers

Attracted by affordability and proximity to city; may need education on renovation/maintenance.

Move-Up Buyers

Seek larger/newer homes; options increasing with new builds.

Downsizers

Limited options, but some single-level homes and townhomes available.

Investors

Strong rental demand and value-add opportunities; cap rates above city average.

Relocators

Drawn by lower cost of living and access to Charlotte job market.

This zip code analysis was generated using comprehensive market data and AI intelligence.

Market conditions change rapidly - consult with local real estate professionals for the most current information.

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