Danielle Edwards

RE/MAX Executive

Charlotte Real Estate Market Update: Fall 2026

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Every month I take the latest numbers and break down what they actually mean for you, whether you’re buying, selling, or just keeping an eye on what your home is worth. This month’s headline for Charlotte: more inventory, longer days on market, and prices that are still going up. That’s not a crash. It’s a market where buyers finally have time and choices, and sellers who price it right still do well.

Prefer to watch? Here’s the video version:

 

Charlotte by the numbers (August 2026)

Here’s how August 2026 compares with August 2025, according to Canopy MLS:

  • Closed sales: 3,560, down 8.7%
  • Pending sales: 3,763, down just 1.8%. Buyers are still signing contracts.
  • Active inventory: 13,574 homes, up 7.1%, and up from 9,397 two years ago
  • Days on market: 59, up 11.3%. Two years ago it was 37.
  • Median sales price: $410,000, up 2.5%

Put simply, buyers have more homes to choose from and more time to decide, and prices are still edging up. If you’re selling, price matters more now than it did two years ago, because buyers are comparing more homes.

How Charlotte compares across the Carolinas

Charlotte is still by far the largest market in North and South Carolina, with more than double the closed sales of Charleston (1,614) or Greater Greenville (1,544). Only a few markets grew sales year over year: Charleston (+2.5%), Greater Greenville (+0.9%) and Georgetown County (+23.7%, on a small base of 120 sales). Western Upstate had the steepest drop at -15.8%.

Pending contracts tell us what’s coming next, and those look steadier. Charlotte’s pendings were down just 1.8%, while Wilmington (+13.1%) and Charleston (+11.8%) picked up speed.

Buyers have more leverage than they’ve had in years

The national trends all point the same way:

  • More deals are falling apart. Redfin reports about 13.9% of pending sales were canceled in August, roughly 1 in 7. Year to date, North Carolina’s cancellation rate is 15.9% and South Carolina’s is 15.6%.
  • More sellers are giving concessions. In 2026, 44.7% of home sellers gave the buyer something, like closing costs, a rate buydown or repairs. That’s the highest share since 2020.
  • Builders are discounting. In September, 66% of builders offered sales incentives and 38% cut prices, by an average of 6% (NAHB/Wells Fargo Housing Market Index).
  • It depends on your price point. Zillow found starter-home sales down 5.4% with 25% of listings cutting prices, while luxury sales were up 6.2% with fewer price cuts (20.6%).

If you’re buying, ask for concessions. If you’re selling, plan for them up front so they don’t come out of your pocket at the last minute.

When to buy in Charlotte: early November

Realtor.com named September 27 to October 3 as the best week to buy nationally in 2026. But here in Charlotte, our best week comes about five weeks later: November 1–7. That week, Charlotte buyers typically see about 17.5% more homes for sale than in a typical week, 38% less competition, homes sitting about 17 days longer, and median list prices around 5.7% lower.

The reason is simple. Lots of buyers pause as the holidays get close, but the homes are still on the market, and many of those sellers need to move. If you want to take advantage, now is the time to get pre-approved and start touring. I broke down all the numbers in my post on the best week to buy a home in Charlotte.

If you already own: your equity and your taxes

Homeowners are sitting on serious equity. Cotality’s Q1 2026 report puts average equity at $310,500 per mortgaged borrower nationally, about $257,000 in North Carolina and $259,000 in South Carolina. If you’ve owned for a few years, you may have more buying power for your next move than you think.

You may also have heard talk about raising the capital gains exclusion on home sales. As of September 2026, nothing has changed. The exclusion is still $250,000 for single filers and $500,000 for married couples filing jointly. Two bills would raise or remove those caps, H.R. 1340 and H.R. 4327, but neither has passed. I’m not a CPA, so check with yours before you plan around it.

Condo owners: the rules just changed

If you own a condo, or want to buy one, this is the part to read twice. Fannie Mae rewrote its condo rules in Lender Letter LL-2026-03, and two changes matter most:

  • The review shortcut is gone (August 3, 2026). “Limited Review” covered about 40% of condo loans. Now every condo purchase gets a Full Review, which looks at deferred maintenance, engineering reports, structural condition, special assessments and the reserve study.
  • Reserves must reach 15% by January 4, 2027. The minimum share of the HOA’s annual budget that goes into reserves rises from 10% to 15%.

A building that falls short can be labeled “non-warrantable.” That means no conventional loans, so most buyers can’t finance a unit there. You’re left with cash buyers and portfolio lenders, which is a much smaller pool. Firms tracking this estimate the hit to values at 5% to 30%.

Own a condo? Ask your HOA one question: “What percentage of our annual budget goes to reserves?” Buying one? Order the lender questionnaire the day you go under contract. I cover what to look for in my post on what to know about buying a condo in 2026.

I’m a broker, not a lender. Confirm loan-specific details with your lender.

The bottom line

  • Buyers: you have time, choices and leverage. Get pre-approved now and aim for early November.
  • Sellers: prices are still rising in Charlotte, but buyers are pickier. Price it right from day one and plan for concession requests.
  • Owners: you’re likely sitting on real equity. Condo owners, find out where your building’s reserves stand before January.

Thinking about buying this November, or selling in the spring? I’d love to help you make a plan. If you own a condo, I can also help you find out where your building stands.

Danielle Edwards
RE/MAX Executive
📞 704-604-2999 · ✉️ info@soldondanielle.com
SoldONDanielle.com

Sources: Canopy MLS (August 2024–2026); NC/SC market workbook, August 2026 closed sales and pending contracts; Redfin; Zillow Research (July 29, 2026); NAHB/Wells Fargo Housing Market Index (September 2026); Realtor.com 2026 Best Time to Buy report; Cotality Homeowner Equity Insights (Q1 2026); IRS Topic 701; Fannie Mae Lender Letter LL-2026-03.Featured: Charlotte real estate market update fall 2026 with Danielle Edwards, RE/MAX Executive
Slide 14: Best week to buy a home in Charlotte is November 1 to 7, 2026
Slide 21: Fannie Mae condo reserve requirement rises from 10% to 15% by January 4, 2027

SOURCES CHECKED 10/2/26
Company market-update graphics (Canopy MLS, Redfin, Zillow, NAHB, Cotality, IRS/GovInfo) · Realtor.com 2026 Best Time to Buy (via soldondanielle.com/best-week-to-buy-a-home-charlotte-2026) · Fannie Mae LL-2026-03 (facts verified 9/2026)

South End & LoSo Charlotte Townhome Market Update (Fall 2026)

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Fall 2026 Market Update | By Danielle Edwards, RE/MAX Executive | SoldONDanielle.com

Charlotte, NCLower South End (LoSo) has become one of Charlotte’s most active areas for townhome construction. Along South Tryon, Rountree Road and the light rail corridor, brand-new four-story townhomes now sit beside communities built just a few years ago, and a handful of established South End townhomes that rarely come up for sale.

If you own a townhome here, or you’re shopping for one, these are the questions that matter:

  • New vs. resale: is a brand-new townhome worth more than a resale, or an older one?
  • Walkability: how much does being near the light rail add?
  • Floor plan: do buyers want 2, 3 or 4 stories?
  • Garage: does a larger garage, or any garage, make a difference?

I pulled Canopy MLS data on three years of sales, plus a year of 3-bedroom townhome sales in 28217 and 28203, to answer them.

The 3-year picture: resale held steady while new construction came down

3-bedroom townhomes in 28217 (12 months ending each August)

New construction median price Resale median price New construction days on market Resale days on market
2023 $525,000 $381,500 41 17
2024 $540,495 $420,000 26 11
2025 $493,488 $407,500 36 20
2026 $479,900 $391,500 90 27

Median sale price, 3-bedroom townhomes in 28217, new construction vs. resale, 2023–2026

  • Resale prices held steady. The median resale price is up 2.6% since 2023.
  • New construction came down. The new-construction median is down 8.6%, and about 17% below its October 2023 peak of $577,400. Part of that decline likely reflects smaller floor plans entering the market from the high $300s.
  • The price gap narrowed. A new townhome cost about $143,500 more than a resale in 2023. Today the difference is about $88,400.
  • Resales sell faster. Over the last 12 months, resale townhomes sold in a median of 27 days, compared with 90 days for new construction.

Median days on market, 3-bedroom townhomes in 28217, new construction vs. resale, 2023–2026

How LoSo compares with nearby ZIP codes (3-bedroom resale townhomes, 12 months ending August 2026)

28217 (includes LoSo) 28203 (South End / Dilworth) 28205 (Plaza Midwood area)
Median sale price $391,500 $750,000 $539,000
Median days on market 27 45 50
Average % of original list price 95.8% 95.9% 95.8%

28217 gives buyers a lower price point just minutes from South End, and resale townhomes here are selling faster than in either neighboring ZIP code.

The wider market, September 2026

Townhome buyers in South End and LoSo are shopping in a market with more choices than a year ago.

Now A year ago
30-year fixed mortgage rate 6.76% (Sept 10) 6.35%
Charlotte metro active listings +15.5% —
Charlotte metro median list price $429,000 −2.5% year over year
Charlotte metro listings with a price cut 26.0% +1.2 points
Charlotte region townhome inventory +19%, 4.4 months of supply —
  • Rates are higher than a year ago, which is why so many buyers ask for help with closing costs or a rate buydown. Sellers who plan for that up front keep negotiations moving.
  • 28217 moves at its own pace. For 3-bedroom homes of 1,000–2,000 sq ft, the median days on market in 28217 is 31, compared with 24 across Charlotte. Buyers here have time to compare, and accurate pricing is what separates the homes that sell from the ones that sit.

A closer look: 22 townhome sales in the past year

To compare like with like, I looked at every 3-bedroom townhome with 2 full baths that sold between $350,000 and $600,000 in 28217 and 28203 from September 2025 through mid-September 2026. There were 22 sales.

Past 12 months
Townhomes sold 22
Median sale price $446,600
Median price per sq ft $250
Median days on market 102
Sales that included a seller contribution 15 of 22
Listings that expired, were withdrawn or came off the market (past 6 months) 9

Most seller contributions fell between $5,000 and $15,000, typically used toward closing costs or an interest rate buydown.

SOUTH END, CHARLOTTE

SOUTH END, Charlotte

On the light rail, near it, or a community setting

I split the 22 sales into three groups by location:

  • On the light rail: the heart of LoSo and South End
  • Near it: Montclaire Terraces on Rountree Road, about half a mile from the Woodlawn station and closer to I-77
  • A community setting: City Park, with a neighborhood feel close to the airport, for buyers who’d rather not live right on the light rail
Past 12 months On the light rail Near it (Montclaire Terraces) Community setting (City Park)
Sales 9 5 8
Median sale price $515,000 $443,200 $386,500
Median price per sq ft $302 $255 $201
Median days on market 104 310 41
Sales with a seller contribution 5 of 9 5 of 5 5 of 8

Price per square foot steps down with each step away from the rail: from $302, to $255, to $201. Townhomes on the light rail sold for a median of $128,500 more than those in City Park.

Distance isn’t the only difference between the groups. Every Montclaire sale was new construction, which also explains its long days on market and seller contributions, and most City Park sales were 2016–2018 resales. However, there is a small pocket of new 3 story townhomes currently being built and closing this year in the mid $440s. Compare new construction to new construction, though, and the pattern still holds: new townhomes on the light rail sold for $318–$324 per square foot, at Montclaire for $245–$285, and in City Park for $225.

City Park appeals to a different buyer. People who want a community feel, quick access to the airport and more space for the money, rather than life on the light rail, keep it moving. City Park homes sold fastest of the three groups, in a median of about six weeks.

The same floor plan, two locations

The clearest single example comes from Ryan Homes, which built the same Clarendon 3-story floor plan in two places: Southrail Station, about half a mile from the Woodlawn light rail station, and Ashley Towns, a new community off Freedom Drive in west Charlotte. Both are 3 bedrooms and 1,600 square feet with a 1-car garage.

Southrail Station (walkable to light rail) Ashley Towns (not walkable)
Built 2023 (resale) 2026 (brand new)
Price (end unit) $380,000 (closed July 2026) faces a busy road Woodlawn $333,745 (under contract)
Price per sq ft $238 $209

The walkable Southrail home sold for about $46,000 (14%) more than a brand-new version of the same floor plan across town, even though it’s three years older. The Ashley Towns home was under contract but hadn’t closed when this was written, so its final price may change.

Olde Georgetowne TownhomesBrand new vs. a few years old vs. older

Past 12 months Brand new Resale, built 2021–2024 Resale, built 2007–2019
Sales 8 6 8
Median sale price $458,300 $499,500 $386,500
Median price per sq ft $264 $273 $201
Median days on market 275 63 51
Sales with a seller contribution 8 of 8 2 of 6 5 of 8

What stands out:

  • Nearly-new resales are the sweet spot. Townhomes built from 2021 to 2024 brought the highest price per square foot, sold in about two months, and most closed without a seller contribution.
  • New construction is competing on time and incentives. Brand-new townhomes took a median of 275 days to sell, and every sale included a seller contribution, most of them $10,000 or more. Builders are still adding supply, too: one new community on South Tryon has six 4-story townhomes listed right now.
  • Location matters more than age. Most of the older sales were in City Park, where prices run lower, which pulls that column down. The oldest home in the data, a 2007 townhome at The Block at Church Street right on the light rail, sold for $600,000, tied for the highest price per square foot of all 22 sales ($324).

Older townhomes rarely come up for sale

Townhomes built in 2015 or earlier are a small and shrinking part of this market, and buyers treat them differently than they did in 2023.

3-bedroom resale townhomes built 2015 or earlier (1,000–2,000 sq ft, $325,000–$749,000, 12 months ending August)

2023 2026
28203 (South End / Dilworth): median sale price $715,000 $600,000
28203: median days on market 3 78
28203: median % of original list price 108.3% 88.9%
28217 (includes LoSo): sales Very few None in the past 12 months

In 2023, older South End townhomes sold in days, above their original list price. Today buyers have newer choices, so an older home needs sharp pricing and presentation to compete. These are very few sales, so read them as a direction, not a precise price trend.

2-story, 3-story or 4-story?

Past 12 months 2-story 3-story 4-story
Sales 7 6 9
Median sale price $450,000 $394,000 $479,900
Median price per sq ft $244 $199 $285
Median days on market 21 75 239
Sales with a seller contribution 3 of 7 4 of 6 8 of 9
  • 2-story townhomes sold fastest, in a median of three weeks, and most closed without a seller contribution.
  • 4-story townhomes brought the highest price per square foot but took the longest. Most of them were new construction with rooftop terraces, which explains both the higher price and the longer wait.
  • The cleanest comparison is inside City Park, where the same community offers both plans from the same era. The 2-story homes sold for about the same price as the larger 3-story homes, $380,000–$395,000 vs. $375,000–$400,000, and in a median of 6 days vs. 86 days.

The takeaway: buyers are choosing fewer stairs. A 2-story townhome in this price range is the easiest sell in the market right now.

Does a garage make a difference?

Past 12 months No garage 1-car garage 2-car garage
Sales 1 4 17
Median sale price $585,000 $390,000 $450,000
Median days on market 2 18 120
Sales with a seller contribution 0 of 1 3 of 4 12 of 17
  • Nearly every townhome in this range has a garage. Only one sale in the past year didn’t.
  • Not having a garage didn’t hold that home back. The one townhome without a garage, a 2024 home near the light rail, sold in 2 days at its full list price of $585,000 with no seller contribution.
  • A second garage bay didn’t speed up a sale. The 1-car homes sold faster, but most of them were also 2-story plans, so the floor plan is likely doing the work. Location and layout moved price more than garage size.

A few more patterns worth knowing

  • End units didn’t carry a consistent premium. Within the same communities, end units sold for about the same price per square foot as interior units, and several took longer to sell.
  • Seller contributions are the norm, not the exception. About two-thirds of sales included one, most between $5,000 and $15,000. Every new-construction sale included one, and homes closest to the light rail needed them least.
  • Overpricing shows up quickly. Nine listings in this range expired, were withdrawn or came off the market in the past six months, including new-construction homes and resales.

What this means for you

If you own a LoSo or South End townhome: resale values have held steady even as builders added supply. A location on the light rail, a nearly-new home or a 2-story plan are real advantages. A price set right from day one, and a home that shows well, will compete with any model home.

If you’re buying: new construction comes with incentives, and builders are negotiating. Nearly-new resales near the rail hold their value, and 2-story plans move fast, so be ready to act when the right one comes up.

Thinking about buying or selling in South End or LoSo?

I track these townhome communities sale by sale. I’ll show you exactly how your home compares, or which community fits what you’re looking for.

Danielle Edwards, RE/MAX Executive
704-604-2999 | info@soldondanielle.com | SoldONDanielle.com

Buying new construction? Watch why you want your own agent before you walk into a builder’s sales office: 

Data: Canopy MLS, plus Realtor.com’s August 2026 Housing Report (Charlotte metro), Canopy Realtor Association’s July 2026 regional report and Freddie Mac’s Primary Mortgage Market Survey of September 10, 2026. The 3-year trends, ZIP code and older-townhome comparisons come from ShowingTime reports on 3-bedroom townhomes and cover the 12 months ending each August. New-construction trend figures include homes built 2010 and later. The 22-sale analysis covers 3-bedroom, 2-full-bath townhomes in 28217 and 28203 that closed between $350,000 and $600,000 from September 16, 2025 through September 16, 2026. Data deemed reliable but not guaranteed.

Charlotte Real Estate Market Update April 2025

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What’s Really Happening in Charlotte’s Real Estate Market?

The Charlotte Real Estate Market Update April 2025 reveals a shift that matters to both buyers and sellers. This month’s numbers show a significant change in pricing and inventory, signaling a more competitive landscape.

The median list price has dropped to $439,900, a sharp 15.9% decrease from March. Meanwhile, inventory has grown to 2,481 active listings, a 5.8% month-over-month increase. Even more telling—229 new listings hit the market in just the past five days.

What the Numbers Mean for You

For Buyers

With inventory on the rise, buyers now have more options—and more negotiating power. However, homes in sought-after neighborhoods like South End, Steele Creek, and Plaza Midwood are still drawing attention. Move-in-ready homes continue to attract multiple offers, so acting quickly on the right property remains essential.

For Sellers

Increased competition means presentation and pricing are key. Homes with updated features, energy-efficient systems, and great curb appeal have a distinct edge. This is not the time to overprice or delay staging—buyers are watching closely, and the best homes still go fast.

Market Stability: Days on Market & Local Trends

The median days on market remains steady at 40 days, showing that properties are still moving at a healthy pace. However, with more homes available, it’s critical to make yours stand out.

️ Economic Factors Still Driving Demand

Charlotte’s strong job market and continued population growth continue to support demand, but rising interest rates and construction costs are putting pressure on affordability. These factors are influencing not just what people can buy—but how quickly they need to decide.

Ready to Take the Next Step?

Whether you’re a first-time buyer, a seller preparing to list, or just keeping an eye on the market, understanding these shifts helps you make smarter, more confident decisions.

Ready to talk strategy? Let’s connect and make your next move count.

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Top Charlotte Real Estate Agent As Seen on House Hunters Charlotte guiding her buyer, Lyndsay, on her relocation. info@dedwards.carolinahomesite.com | 704-604-2999 | Charlotte Real Estate Agent | Selling Charlotte since 2006 | Visit my YouTube Testimonials

Housing Market Update: National Trends Meet Charlotte’s Reality

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National Housing Market Update: A Mixed Bag of Recovery

The housing market update for March 2025 reveals a national market trying to gain momentum but still facing headwinds. According to the MBS Highway National Housing Index, the market nudged up 4 points to an index of 45, showing slow improvement but still signaling a contraction (with 50 as the breakeven point).

Buyer activity is showing more life, rising 7 points to hit 45, but price direction has stagnated after three months of moderate gains. While some regions like the Northeast, Midwest, and Northwest show solid increases in activity, the Southeast and Southwest—including parts of North and South Carolina—remain below breakeven, hovering at 38 and 40, respectively.

Charlotte’s Housing Market: Holding Strong in Uncertain Times

While the national outlook is cautious, Charlotte’s real estate market is telling a more stable story. The Queen City continues to hold its ground, offering both buyers and sellers a relatively balanced environment.

Infographic showing national housing index and buyer activity gains alongside Charlotte’s median home value and sale price for March 2025.

Home Values and Pricing Trends

Charlotte’s median home value has climbed to $393,531, a 0.9% year-over-year increase (source: Zillow). Meanwhile, the median sale price sits at $411,000, reflecting a 2.8% uptick compared to March 2024 (Redfin).

Market Activity: Balanced and Competitive, But Manageable

Homes in Charlotte are spending an average of 37 days on the market, and sellers typically receive two offers per listing (Realtor.com). This healthy level of activity indicates a balanced market where neither buyers nor sellers dominate—great news for anyone entering the game in 2025.

Charlotte Market Snapshot: Quick Recap

  • Median Home Value: $393,531 (+0.9% YoY) [Zillow]

  • Median Sale Price: $411,000 [Redfin]

  • Average Days on Market: 37 days [Realtor.com]

National Pricing vs. Charlotte’s Steady Growth

Nationally, price growth has stalled, and some regions are even seeing slight declines. However, Charlotte’s real estate market bucks that trend. Thanks to ongoing local developments like South End’s Queensbridge Collective and Dilworth’s Radius Dilworth apartments, the city maintains steady demand and price appreciation.

Additionally, limited inventory continues to support prices. With only about 3,200 active listings, down 3% from last year (The Luxury Playbook), competition remains healthy but not overwhelming.

Is It a Buyer’s or Seller’s Market? The Answer May Surprise You

Across the U.S., markets vary:

  • Buyer-leaning in parts of Florida, Texas, and the West Coast.

  • Still seller-friendly in the Northeast and Mid-Atlantic.

Charlotte, however, sits comfortably in a balanced zone, making it an ideal time for both buyers and sellers to engage.

Key Takeaways: What You Need to Know

  • National Index: Buyer interest is growing, but pricing remains cautious.

  • Charlotte: A balanced, steady market with mild growth in home values.

  • Price Direction: Stable nationwide but slightly rising in Charlotte.

  • Developments: Local projects like Queensbridge Collective and Radius Dilworth are boosting housing stability.

  • Market Dynamics: Charlotte’s moderate inventory and steady demand foster ongoing stability.

What’s Next for Charlotte’s Real Estate Market?

Looking ahead, Charlotte’s housing market appears poised for continued steady growth through 2025. The city’s blend of new developments, balanced inventory, and healthy demand suggests buyers and sellers can expect consistent opportunities without extreme swings.

Whether you’re buying your first home, looking to upgrade, or considering selling, Charlotte offers a unique advantage—a stable market in a time when others are fluctuating.

Ready to explore your options? Contact me today to navigate Charlotte’s dynamic market with confidence.

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Top Charlotte Real Estate Agent As Seen on House Hunters Charlotte guiding her buyer Lyndsay on her relocation. info@dedwards.carolinahomesite.com | 704-604-2999 | Charlotte Real Estate Agent | Selling Charlotte since 2006 | Visit my YouTube Testimonials

March 2024 Charlotte Market Insights

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Are you prepared for March Madness? As excitement builds on the basketball court, it’s natural to wonder about the state of the real estate market. Many clients have been asking me, whether it’s a seller’s or buyer’s market. Let’s delve into the data and uncover the truth.

Market Update Charlotte Area Analysis

Typically, a month’s supply of six months or less indicates a seller’s market. So, where do we stand? Looking at the numbers, it’s evident that we’re nearing the conditions of the unicorn years, with days on the market at 59 compared to 69 today. Despite occasional fluctuations, the trend remains clear: people are still flocking to Charlotte, eager to make it their home.

Strategies for Sellers

But here’s the catch: sellers need to adjust their expectations and price their homes correctly to capitalize on this market. With the right strategy, you can ensure that your property fetches top dollar in today’s competitive landscape. Offering credits towards a buyer’s rate can be a win-win situation, benefiting both parties and helping your property stand out from the crowd. Sellers need to approach the market strategically to maximize their success. Pricing your home competitively and showcasing its unique features are crucial steps in attracting potential buyers. Additionally, working with an experienced real estate agent who understands the nuances of the local market can provide you with a competitive edge.

The Charlotte Real Estate Market Update

The Charlotte real estate market is experiencing an exciting surge as we enter March. With the city’s vibrant culture, thriving economy, and desirable neighborhoods, it’s no wonder that both buyers and sellers are eager to make their move. As an experienced real estate professional in the Charlotte area, I’m here to provide you with insights and guidance to navigate the market with confidence.

Increase in Buyer Activity

In recent months, we’ve seen a significant increase in buyer activity, driving demand for homes across the region. This surge in demand has led to a decrease in inventory, creating a competitive environment for sellers. With fewer homes available on the market, sellers have the opportunity to attract multiple offers and secure favorable terms.

Conclusion

Ready to make your move in Charlotte real estate? Let’s chat offline and personalize a strategy tailored to your needs. Together, we can navigate March Madness and secure the best outcome for your next real estate venture.

Stay tuned for all updates! Follow us on social media, Facebook, Instagram and YouTube.

 

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Top Charlotte Real Estate Agent As Seen on House Hunters Charlotte guiding her buyer Lyndsay on her relocation.

 

Charlotte Real Estate Agent
Danielle Edwards

Selling Charlotte since 2006

danielleedwards@REMAX.net

704-604-2999

 

Charlote Real Estate Market Forecast 2023

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Charlotte Real Estate Market Forecast

2023-2022 home sales across the Charlotte region trend back to 2019 levels.

Article by Canopy Realtor Association shared by Danielle Edwards

CHARLOTTE, N.C. — At the end of 2022, existing-home sales across the 16-county Charlotte region declined 15.3 percent year-over-year, as 50,286 homes sold across the region last year. The region had approximately 9,300 more home sales in 2021 than in 2022, which included 12 consecutive months of year-over-year declines. 2022’s sales were on par with sales at the end of 2019, which was a healthier year of sales, due to the overall pace of the market and amount of inventory. There were 3,0

65 closed sales during the month of December 2022 throughout the region, which is down 37.7 percent year-over-year. Sales included in this report, come from Canopy MLS and include single-family and condo-townhome data only, for the 16-county region.

A gauge of buyer interest, pending contracts, fell throughout the year and totaled 47,477 houses under contract, a 20.5 percent decline from contract activity in 2021.. In part because the FED increased interest rates in response to inflationary pressure during 2022, buyers withdrew from the market. Contract activity reached a low point in December with 2,472 homes signing contracts, a decline of 32.4 percent from the previous year. Contract activity is typically a forward-looking indicator and a good predictor of future sales.

 

“Our region has experienced a tremendous amount of growth over the last year, even though year-over-year sales activity didn’t reach the level of activity we saw during the height of the pandemic,” said Tiffany Johannes, the 2023 president of Canopy Realtor® Association/Canopy MLS and Realtor®/Broker-In-Charge with RE/MAX Executive Ballantyne. We observed a return to a relatively healthier timing and pace of activity during most of last year and will continue to do so because 2021 was an outlier and an unhealthy market. If there’s any good news, it’s that the slower pace of sales should let inventory increase and possibly provide purchasers more options later this spring.

Year-end statistics reveal that with 57,973 residences posted during the year, new listing activity—which is a proxy for seller activity—was down 10% from 2021. During the month of December sellers listed 2,418 homes for sale, a 31.3 percent year-over-year decline. As buyers pulled back last year, seller activity also declined.

 

 

Inventory had 6,479 homes posted for sale as of report time on January 5, 2023. A 54 percent increase from the 4,206 homes for sale at the same time last year. Months of supply rose 100% to 1.6 months, indicating that the area is still in a seller’s market. That is far from being balanced at six months of supply. Prices continued to rise year-over-year in December.

The average sales price was $444,600 for the entire year. It was up 14.9% from the previous year, and the median sales price was $379,890. The initial list price to sales price ratio rose to 99.7%. As a result of sellers continuing to be able to sell their houses for virtually their full asking price. Only for the month of December, the median sales price ($373,625) and average sales price ($436,920). Then both grew by 6.8 and 7.3 percent over the prior year. The percentage of original list price to sales price in December dropped further, to 94.7 percent.

The property market’s slowing down is just one of many indicators that point to a recession this year. This is according to many experts, Johannes added. But buyers need to understand that a recession doesn’t necessarily equate to home prices falling. Rates are anticipated to fall further. As inflation continues to reduce, even if the era of rates of 3% is probably over. Housing would be crucial to an economic recovery, according to our current outlook, and any recession would be minor.

Time on market across the region showed homes sold quickly throughout 2022, leaving buyers little time for negotiation.  List to close averaged 77 days last year compared to 73 days in 2021. The metric that accrues for “Active”and “Under-contract-show”statuses, showed homes averaged 22 days on market in 2022. It was compared to 19 days on market in 2021.  However, on December, List to Close increased from 75 days in 2021 to 99 days in 2022. And while days on market in December, increased from 20 days in 2021 to 41 days in 2022.

Charlotte Real Estate Agent Danielle Edwards

“Charlotte, NC and the Carolinas in general rank among the top 5 States where people are moving to. Not only that many experts rank Charlotte, NC as the market to watch in 2023. Charlotte Real Estate Agent, Danielle Edwards with RE/MAX EXECUTIVE has seen buyers that have been on the sidelines starting to resurface. It is really hard to tell what our market is like. This is because like most areas we experience a seasonal slow down this time of year.
2021 was an unhealthy market, and now it is about re-educating sellers on how to price their home properly, and education buyers on ways to still win.

When I meet with new buyers I don’t just meet them at a house. I sit with them in my office and we go over their wants and needs, the different areas, and how to strategize a game plan that will have their house search here in Charlotte, NC be affective.”

 

 

Canopy Realtor® Association owns and operates Canopy MLS, the region’s primary source for accurate and timely property data in a multicounty service area including the Charlotte MSA, Asheville MSA and Catawba Valley region spanning across North Carolina and South Carolina to outside the Carolinas.

Canopy MLS provides the latest technology, tools and analytics that Realtors® utilize to support consumers with their residential real estate.

For more great real estate information on the Charlotte, NC reach out to Danielle Edwards.

If you liked this article be sure to follow us on our social media channels!

Why Now is the Best Time to Buy

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Why Now is the Best Time to Buy

It’s the most wonderful time of the year! And, yes, even in real estate! We know a lot of buyers are asking the same questions right now: Should I wait for interest rates to come back down before I buy a home? Let me explain why now, even with the higher interest rates, is the best time to buy a home.

Charlotte is one of the top 5 cities to move to for work and honestly, buying a house today saves you big bucks in the long run.

  • No more paying $100K over asking.
  • No more waiving inspections and appraisals.
  • No more as-is offers.
  • No more bidding wars!
  • You will be able to negotiate a fair price.
  • You will receive seller concessions if the inspection reports indicate repairs are needed.
  • PLUS, you can REFINANCE as soon as rates come back down in a year or two.

Check out this handy comparison of what buying a house today vs. 6 months ago looks like:

 

Danielle Edwards, Charlotte, NC

Enjoy your holiday and give me a call so I can help you find the home of your dreams in 2023.

Contact Danielle Edwards for information on Charlotte, NC, real estate.

Questions to Ask Real Estate Agent - Charlotte, NC

Charlotte Realtor®

Danielle Edwards

South Charlotte Real Estate
Realtor, REMAX EXECUTIVE

Hefferon | Edwards Team
704-761-7484
Licensed In: NC
License #: 249833
Contact Me

Questions to Ask Real Estate Agent - Charlotte, NC

 

 

 

 

 

 

 

 

 

 

 

Useful Links
What does your equity say?
Buyer Market Update Reports

Danielle Edwards Favorite MUST have Charlotte Real Estate Links

Buyer real estate software for market  updates

Best real estate software for the value of your home

Search Charlotte Properties with Danielle

Check out my FIVE STAR REVIEWS here!

 

 

 

 

HOW LONG WILL THIS SELLER’S MARKET LAST 2021-2022

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Should you sell now? Buy now? What will happen in 2022?

House inventory has been increasing since July. In 2022, Core Logic predicts 3.2% increase in price year over year from July. Other experts say that it could increase again another up to 12% year over year from July 2022. For more info, watch the video below…

Join Top Charlotte RE/MAX EXECUTIVE Realtor Danielle Edwards for an update!! Danielle helps buyers and sellers in the Charlotte Region. Certified Luxury Home Marketing Specialist. Accredited Buyers Agent. Global Marketing award for Remax. 100% Club Remax. Repeat clients share their experience selling their home during COVID19 and building a new home with Danielle Edwards. Have more questions about living in Charlotte, NC? Let’s talk. Yes! You can really reach me. I am never to busy to connect.

How to buy and sell your home at the same time ?

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Charlotte Skyline

Photo by Daniel Weiss

How to buy and sell your home at the same time?

Video by Charlotte Realtor® Danielle Edwards- REMAX EXECUTIVE

Sold on Danielle

Welcome to 2021 Real Estate… the era of great interest rates, a pandemic slowing down, and not enough inventory to keep up with the demand here in Charlotte.

The once quaint city to its big sister Atlanta has been revived.  People from all over have migrated here bringing with them the flavors, diversity, culture, and an artistic vibe that the Queen City was needed in order to be a consideration amongst those looking for a place to call home.

 

Charlotte, NC we are one of the top 5 growing cities according to Forbes Magazine.

Our temperate climate, International Airport, second largest Banking city in the US, bustling nightlife and a magnet for college graduates is making this the place to be.

When you combine all the ways Charlotte has grown in the twenty years I have been here I can see why we are in this situation.

On the bright side, today’s homeowners should be happy with the equity that potentially could have built in their home.  They can take that equity and get creative WITH record low rates to find the new home.  I did a video below explaining the 5 options you have.

x

 

OPTION SIX (not mentioned in video)

Ribbon Home Solutions

As a preferred Ribbon agent, I can guide you through this product that buys your home cash and then you can purchase your new home as a cash buyer.  There are some fees associated with this, but the fees far outweighs the stress of moving two times.  I also have been successful getting the fees covered by the seller or getting creative other ways 🙂

The best way to decide what is best for you is to investigate all your options.
1) What is the market? Seller’s market? Buyer’s market?
2) How is your current home compared to what buyers want today?
3) What is the competition like on the home you want to purchase?
4) What is your current stress level? How do these options affect that?
5)Does your current home have “issues”
-sloping lots
-backs up to road noise
-unsightly curb appeal
-less desirable schools
-outdated
6) Do you want to sell your home while you are still living there

Consider these questions and then discuss with your chosen Realtor to figure out the best strategy to make moving a pleasant experience.

See how other Charlotte Homeowners successfully bought and sold their home with Realtor, Danielle Edwards.

 

Danielle Edwards

South Charlotte Real Estate
Realtor, REMAX EXECUTIVE

Hefferon | Edward Team
704-761-7484
Licensed In: NC
License #: 249833
Contact Me

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Useful Links
What does your equity say?
Buyer Market Update Reports

Danielle Edwards Favorite MUST have Charlotte Real Estate Links

Buyer real estate software for market  updates

Best real estate software for your homes value

Search Charlotte Properties with Danielle

Check out my FIVE STAR REVIEWS here!

 

Charlotte Real Estate Market Report

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Charlotte Real Estate Market Report

Market home sales show early signs of recovery for Charlotte Real Estate

Is the Charlotte Real Estate market recovering? As businesses across the region continue to adjust to reopening, home sales across Charlotte show the housing market in the early stages of recovery. According to data from Canopy MLS, home sales in June were down only 1.8% compared to June 2019. 4,938 properties sold in June 2020. Closed sales compared to May 2020 increased 37.2% with 340 more transactions completed than the previous month.

Pending contract activity

Buyer interest and demand for homes in the region is returning to pre-pandemic levels. Pending contracts rose significantly by 26.8 percent year-over-year with 6,174 properties going under contract in June. Contract activity compared to May 2020 was also positive and rose 4.2 percent.

Charlotte Real Estate Market
2020 Canopy Realtor® Association/Canopy MLS President John Kindbom said, “The large bump in pending contracts this past month compared to last year shows that buyer demand is healthy and was held back simply due to COVID-19. The last two months were certainly challenging. There are still challenges ahead. But we can already see the market is improving and will likely be a key driver in our economic recovery.”Prices rose during the month of June. The average list price ($366,537) rose 10.9 percent compared to last year but decreased 2.4 percent compared to May 2020. The median sales price ($284,900) and the average sales price ($333,938) rose 7.5 percent and 3.5 percent, respectively. The original list price to sales price ratio was at 97.6 percent, showing sellers are getting close to their asking prices.

 

New listing activity

 

New listing activity continues to lag and signals that seller confidence is recovering at a slower pace. Year-over-year new listings were down 8.5 percent with 5,365 new listings added to inventory during the month. Compared to May 2020, new listing activity rose 3.8 percent as sellers continue to adjust to virtual showings and opening their homes to buyers in the safest manner possible under current and changing conditions.

Kindbom added, “Realtors® certainly understand the hesitancy many sellers have in listing a home during what seems to be the height of a pandemic, even though agents continue to use every precaution to ensure safe showings. However, with inventory at the lowest level recorded, there’s a lot of opportunity for sellers who are ready to list. In fact, new listings get increased visibility and are spending less time on market.”

Inventory in Charlotte Region

Inventory across Charlotte declined 46.7 % year-over-year to 5,701 active listings at report time. This pushed months of supply to 1.3 months in June. This time last year the market had nearly three months of supply and 10,698 active listings.
Homes continue to sell briskly, which is another hallmark of a strong seller’s market. Days on market, the metric that accrues for “Active”and “Under Contract-Show”statuses, averaged 38 days in June 2020 compared to 40 days in June 2019. The average number of days a property was on the market from the time it was listed until it closed (list to close) was 89 days.

Charlotte Real Estate Market
The Canopy Realtor® Association provides monthly reports on residential real estate market activity for the Charlotte Metro region based on data from Canopy MLS. The Charlotte Metro region, which this report is based on, includes 12 counties in North Carolina and four counties in South Carolina.

For more information on this report and data please contact Danielle Edwards with RE/MAX Executive.

 

 

 

 

704-604-2999

drivendanielle@gmail.com

www.dedwards.carolinahomesite.com

Contact

Danielle Edwards
REMAX Executive
12104 Copper Way Ste. 100
Charlotte, NC 28277
704-276-6882
info@soldondanielle.com

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REMAX Executive