All Forum Posts by: Kasey Hardt

​The Charlotte rental market continues to show strength in 2025, with several neighborhoods across Mecklenburg County reflecting particularly low vacancy rates this September.

For investors, low vacancy typically means strong rental demand, steady cash flow, and the potential for long-term appreciation. For homeowners, it reflects the desirability of these areas for both buyers and renters.

Here’s a closer look at the lowest vacancy areas in Mecklenburg County this month—and what makes each one stand out.

28204 – Elizabeth/Midtown Charlotte | 4% Vacancy

Elizabeth is one of Charlotte’s most historic and desirable neighborhoods. Located just outside Uptown, it’s home to Independence Park, the Metropolitan shopping district, and an eclectic mix of restaurants and breweries. With just a 4% vacancy rate, this is one of the tightest rental markets in the county.

28210 – SouthPark | 8% Vacancy

SouthPark offers luxury living, high-end shopping, and incredible dining options. Anchored by SouthPark Mall, this area attracts professionals and families who value convenience and lifestyle. The 8% vacancy rate signals steady rental demand in one of Charlotte’s premier submarkets.

28212 – East Charlotte | 5% Vacancy

East Charlotte is known for its affordability, cultural diversity, and accessibility to Uptown. Key attractions include Bojangles Coliseum and the Evergreen Nature Preserve. With a 5% vacancy rate, investors are finding strong opportunities here at more approachable price points compared to some of Charlotte’s luxury zip codes.

28078 – Huntersville | 8% Vacancy

Huntersville remains a family favorite thanks to Birkdale Village, Discovery Place Kids, and proximity to Lake Norman. With amazing community amenities, the 8% vacancy rate highlights the continued demand for rentals in this suburban hot spot.

28262 – University City (Charlotte) | 7% Vacancy​

Anchored by UNC Charlotte, University City thrives with a mix of students, young professionals, and families. Major draws include University Research Park, PNC Music Pavilion, and the light rail connection into Uptown. With a 7% vacancy rate, the demand for rental housing continues to be strong and steady.

Click here to go to the development map. UNC developments are yellow markers.

28104 & 28105 – Matthews/Weddington | 7% Vacancy

Matthews offers a small-town feel with attractions like downtown Matthews, Four Mile Creek Greenway, and the annual Matthews Alive Festival. Neighboring Weddington is known for its spacious homes, and quiet neighborhoods. Both areas report just a 7% vacancy rate, a sign of their popularity with families and long-term renters.

What This Means for Investors and Homeowners

Low vacancy rates mean that tenants are competing for limited rental housing, making these areas attractive for investors who want strong rental demand and stable occupancy. For homeowners, it’s a reflection of the high desirability of your neighborhood.

Charlotte's Rental Market Update for August 2025.

Regional Snapshot

• Active Rentals: 2,033 (+8.1% YoY)
• Leased Properties: 907 (-8.5% YoY)
• Average Rent: $2,143 (+0.7% YoY | +1.7% YTD)

Supply is climbing, leasing dipped slightly, but rents are still edging up—a healthy sign for landlords.

Best Rental Areas Per Data

• Waxhaw, NC – Luxury rents at $2,811 (+2.7%)
• Fort Mill, SC – Strong growth, avg rent $2,569 (+9.3%)*
• Davidson, NC – Consistent demand, rents up 10.8%
• Lake Wylie, SC – Waterfront demand, rents at $2,725 (+1.7%)*
• Union County, NC (Monroe & Matthews) – Surge in rental activity with stable pricin​g.

*As a reminder, South Carolina has higher property tax/investment property. North Carolina does not have different taxes.

Emerging Opportunities

• Lincolnton, NC – Affordable rents at $1,454, rising nearly 10%
  • ​Population Increase: As of July 2023, Lincolnton's population was estimated at 12,128, reflecting a 9.3% growth since April 2020 .(Census.gov)
  • Employment Growth: Between 2022 and 2023, employment in Lincolnton grew by 3.98%, increasing from 4,830 to 5,020 employees .(Data USA)
  • Key Industries: The leading employment sectors are Manufacturing (1,351 employees), Health Care & Social Assistance (595), and Accommodation & Food Services (454) .(Data USA)
  • Affordability: The cost of living in Lincolnton is about 7% lower than the national average, with housing costs being particularly affordable at 31% below the national average .(HomeSnacks)
  • Economic Stability: The presence of diverse industries provides a stable economic base, which can be favorable for long-term real estate investments.
  • Transportation: The average commute time is approximately 24.2 minutes, facilitating access to employment centers in and around Charlotte .(Census.gov)

• Kannapolis, NC – Leasing up, rents steady at $1,630
  • Anchored by the $100M+ investment in the North Carolina Research Campus, a biotech research hub.
  • Kannapolis Train Station, straight shot to uptown!
  • Please Click Here and Here for additional information on current and future developments in Kannapolis!
  • Stadium & Entertainment: Atrium Health Ballpark brings foot traffic and drives short-term rental appeal.
  • Attraction Growth: Proximity to breweries, trails, and new retail makes it increasingly desirable for both renters and buyers.

Investor Takeaway:

High-demand suburban & lifestyle-driven markets are commanding top rents, while affordable pockets like Kannapolis and Lincolnton offer strong growth potential. If you’re looking to expand your portfolio or reposition for stronger cash flow, now is a great time to explore these areas​!

August 2025- Top RTP and Vacancy Zip Codes

ZIP Code Overview (Vacancy – RTP)

• Population Surge: The county’s population grew from ~1.12 million in 2022 to ~1.13 million in 2023 (a ~1.4% increase) (Data USA). Between July 2023 and July 2024, approximately 30,000 new residents moved in (Charlotte Observer).
• Mega Developments Fueling Growth- Just a few examples below:
• • The River District: A massive 1,400-acre mixed-use project between the Catawba River and Charlotte Douglas Airport is underway. It will feature up to 2,350 multifamily units, 2,300 single-family homes, retail, offices, and more. NOVEL’s 318-unit complex leads the first wave of construction (Axios).
  • Eastland Park: Set to break ground in spring 2025, this park (with dog-park, skate and spray-ground amenities) redevelops the old Eastland Mall site and will attract new residents and businesses when complete by late 2026 (Axios).
  • Uptown Revitalizations: Large projects like the Brooklyn & Church block investment (retail + residential) signal renewed activity, despite some delays in nearby Brooklyn Village (Axios).

• Population Context: Gaston County's estimated population in 2024 stands at ~242,000, up from ~228,000 in 2020
• Belmont (28012) will be a short drive from the upcoming River District and is also known for its historical southern charm in the Downtown Area!
  

• Population Booms: Projected growth from ~225,800 (2020) to ~275,800 by 2030 marks a dramatic +22% increase (NC OSBM). Cabarrus ranked among NC’s fastest-growing counties (≈14.8%) over recent years (Axios).
• Kannapolis (28083)- The Kannapolis Train Station, will be vital with the continued growth in both Mecklenburg and Cabarrus County. This train connect Uptown Charlotte to Downtown Kannapolis in just 25 minutes!

Investor Takeaways

• Best Cash Flow Plays: ZIPs 28216 (6% vacancy, 14.52 RTP) and 28213/28269 deliver strong rent-to-price returns and are located amid transformative county developments.
• Growth Catalysts: Mecklenburg’s massive infrastructure and mixed-use projects (examples, River District, Eastland Park) position the area for sustained appreciation and rental demand.
• Emerging Suburban Markets: Gaston and Cabarrus counties are experiencing substantive population surges and shifting commuter dynamics, especially in ZIP 28083, which shows promising RTP and anticipated metro-spillover growth.

Curious about which ZIP codes are delivering the strongest returns? Here’s your quick snapshot of the Charlotte-area market—specifically for investors looking for favorable vacancy rates!

Top Performing ZIP Codes – At a Glance
(Vacancy Rate • Return on Investment)

• 28212 (Charlotte): 8% vacancy • 8% ROI
• 28052 (Gaston County - Gastonia): 7% vacancy • 8% ROI
• 28012 (Belmont): 9% vacancy • 7% ROI
• 28081 (Kannapolis - Cabarrus): 9% vacancy • 7% ROI
• 28054 (Gastonia - East): 9% vacancy • 7% ROI
• 28262 (University Area): 9% vacancy • 7% ROI
• 28092 (Lincolnton): 8% vacancy • 7% ROI
  

Market Momentum – June 2025 Snapshot

Charlotte (28212 & 28262)

• Inventory up 39% YoY, signaling more options for buyers
• Days on Market increased 36%, suggesting more negotiating power for investors
• Median price down slightly to $439,900, creating better entry points

Gaston County (28052, 28054)

• Inventory rose 14%, keeping prices competitive
• Average prices up 7.5% YoY, showing solid appreciation
• Days on market jumped 44%, favoring buyers ready to move quickly

Cabarrus County (28081)

• Pending sales up 9.2%, a sign of growing demand
• Median sales price down 2.7%, providing short-term value buys
• Inventory up 21%, increasing investor leverage

Lincolnton (28092)

• Pending sales up 8.5%, a sign of growing demand
• Median sales price down 2.9%, providing short-term value buys
• Days on market rose 10.4%, favoring buyers ready to move quickly

Investor Takeaway:

ZIP code 28212 and 28052 are currently your best bet for balancing strong ROI with relatively lower vacancy. But several other surrounding areas are ripe for deals thanks to rising inventory and softer prices.

Top Zip Codes for ROI – June 2025:

28213 – Mecklenburg County- ROI: 7% | Vacancy: 7%

Anchored by UNC Charlotte and the Blue Line Light Rail, this area continues to attract students, professionals, and long-term renters. Major developments and mixed-use projects are driving strong demand.

28083 – Cabarrus County- ROI: 7% | Vacancy: 8%

Downtown Kannapolis is thriving thanks to biotech growth, revitalization projects, and family-friendly amenities like the Atrium Health Ballpark.

28054 – Gaston County- ROI: 7% | Vacancy: 9%

With the FUSE District expansion and more Charlotte commuters looking west, Gastonia is a prime opportunity with lower entry prices and solid appreciation.

28092 – Lincoln County- ROI: 7% | Vacancy: 8%

Lincolnton offers small-town charm, proximity to Lake Norman, and a growing remote workforce population. It’s a smart pick for long-term rental success

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Important Update: Short-Term Rentals Prohibited in Concord

Despite what third-party platforms like Airbnb, VRBO, and others may suggest, short-term rentals are not allowed in the City of Concord.

We've received official clarification directly from the city:

This means that renting out any portion of a property for fewer than 30 days is in direct violation of Concord’s zoning code, regardless of whether listings still appear online. The city operates under a permissive zoning code, meaning only explicitly allowed uses are legal—and short-term rentals are not among them.

Reminder for Investors: If you're considering investing in Concord, focus on long-term or mid-term rentals to stay compliant and protect your investment.

Yes I have!  Thank you!

Gaston is experiencing a serious glow-up, with strategic economic planning through 2028, big moves in manufacturing and logistics, and smart investments in infrastructure, mixed-use development, and housing. It’s quickly becoming one of the most interesting and affordable counties for investors in the Charlotte metro.

Economic Growth & Job Market

•  Gaston leads the Charlotte region in manufacturing expansion and continues to attract foreign direct investment.
•  Job growth is diversifying across advanced manufacturing, logistics, healthcare, agribusiness, and coworking tech hubs like TechWorks in Belmont.
•  Median home prices are still around $178,700, up 11% year-over-year—double Mecklenburg’s growth rate, but at a much lower price point.

The River District – Connecting Mecklenburg & Gaston

On the west side of Charlotte, a 1,400-acre, master-planned River District is bridging the gap between Mecklenburg and Gaston counties. Here’s what to know:

• 5,000 new homes, 8M+ sq ft of office, 500k sq ft of retail, and 75 acres of civic/trail space are all in the works.
• Certified “One Planet Living” community—prioritizing sustainability, equity, and mixed-income housing.
• Infrastructure (transit + bridges) will connect directly to Belmont and western Gaston County, opening up huge spillover potential.
• First homes (Westrow & NOVEL apartments) expected to deliver by late 2025.

Gastonia’s FUSE District: From Mill Town to Mixed-Use Hub

Gastonia has made major moves with the creation of the FUSE District—a sports, entertainment, and redevelopment zone centered around:

• CaroMont Health Park, a 5,000-seat stadium hosting the Gastonia Ghost Peppers and concerts, soccer, and more.
• Franklin Yards, a $50M+ project adding 280+ Class-A apartments and retail to the mix.
• Historic mill conversions (Loray, Osage, Trenton) transforming into lofts and commercial space, creating an urban, walkable feel.
• The Social District allows visitors to walk between restaurants, breweries, and bars with drinks in hand—great for tourism and local nightlife.

A few FUSE favorites:

• Durty Bull Brewery, Cavendish Brewing, The Rooster (live music), Double Barrel Saloon, and more.

Nearby Towns to Watch

• McAdenville – aka "Christmas Town USA" – draws 600K+ visitors each holiday season. STR opportunity? Definitely worth exploring.
• Belmont – Revitalized mill town with a charming main street and rising demand.
• Cramerton – Home to newer subdivisions and golf-course communities. Easy Charlotte commute.

Outdoor lovers also benefit from Crowders Mountain State Park, Daniel Stowe Botanical Garden, and Schiele Museum—all boosting Gaston’s quality of life.

Investor Takeaways

Here’s why Gaston County might be your next big win:

•  Affordable buy-in with high appreciation potential
• Job and population growth support long-term rental demand
• Infrastructure improvements like the River District’s transit links will drive value up
• Mill conversions + new construction open doors for creative rentals
• Seasonal tourism in McAdenville supports short-term rental opportunities

Where to Focus

​Final Thoughts
Gaston County is stepping into the spotlight. Between the River District’s regional impact, the transformation of downtown Gastonia, and strong economic momentum—it’s a great time to explore investment opportunities here!

Looking to maximize your returns in the Charlotte market? These zip codes are showing strong investment potential with a monthly ROI of 7% or higher with evidence of appreciation, and growth trends.

🔹 Mecklenburg County: 28211, 28212, 28213, 28216, 28262, 28134: These areas are benefiting from ongoing infrastructure upgrades, light rail access, and proximity to UNC Charlotte & SouthPark. With a diverse mix of renters and homeowners, they're perfect for buy-and-hold or BRRRR strategies. **Charlotte's job market remains strong, with 2.4% unemployment (as of Q2 2025) and booming sectors in tech, healthcare, and logistics.**

🔹 Cabarrus County: 28025 (Concord): Home to the Charlotte Motor Speedway, Concord Mills, Eli Lilly, and major Amazon and Red Bull distribution centers.  The area is rapidly growing with demand for both workforce and mid-term rentals. ** Recent industrial expansions are adding hundreds of jobs through 2026 **

🔹 Gaston County: 28052 (Gastonia): Gastonia is in transformation mode with the FUSE District project and new mixed-use developments. It’s a sweet spot for investors looking to get in before prices surge further **Gastonia saw a 6.8% YoY increase in home values and is still more affordable than Mecklenburg County**

📍 Whether you're house hacking, flipping, or scaling your rental portfolio, these zip codes are worth a look!

Please see below for a market update on Iredell County! 

All data was pulled via MLS sources

Sales Market Overview

• Median Sales Price in April 2025 reached $380,690, up 4.7% year-over-year.
• This follows a modest increase of 1.0% from 2023 to 2024, reflecting a positive upward trend in home values over the past two years.

Rental Market Trends

• Active Rentals rose from 111 to 127, marking a +14.4% increase, suggesting growing inventory and investor interest.
• Leased Properties declined 15.6% (from 956 to 807), indicating potential softening in immediate rental demand or longer leasing times.
• Average Monthly Lease Price increased 3%, from $1,896 to $1,953, showing continued upward pressure on rental rates.

Cities to Watch: Investor Highlights

Mooresville

• Growth Hub: Anchored by the corporate headquarters of Lowe’s and a strong motorsports industry presence.
• Development: Ongoing expansion of the LangTree Lake Norman mixed-use development.
• Rental Potential: High due to proximity to Lake Norman and new construction activity.​
• Voted Fastest growing suburb in America

Statesville

• Appreciation Potential: Undervalued market with major I-77/I-40 corridor connectivity.
• Employment Drivers: Manufacturing and logistics growth from companies like Doosan Bobcat and Cheney Brothers.
• Investor Angle: Higher cash flow potential compared to Mooresville due to lower entry price points.

Troutman

• Development Boom: Growth fueled by the LKN State Park expansion and influx of new residential developments.
• Population Growth: Seeing strong in-migration from Charlotte metro.
• Investment Watch: Ideal for early appreciation plays as infrastructure builds out.

Investor Takeaway

Iredell County continues to be a strong performer in the Charlotte MSA, with a healthy balance of appreciation and rental income potential. Key cities like Mooresville offer strong employment anchors, while Statesville and Troutman present prime opportunities for value-add investors and long-term growth plays.

A common question I have been receiving, especially from out of state clients, is regarding areas outside of Charlotte to watch. In an effort to provide useful, helpful information, I pulled MLS data for one of the faster growing counties: Cabarrus County. I also included links to area highlights :)

  Key cities to watch: Concord and Kannapolis.

Cabarrus County Market Overview​

• Inventory: Inventory jumped 42.3% (619 homes vs. 435 last year), and months of supply rose from 1.8 to 2.6 months (+44.4%), signaling more options for buyers/investors.
• Price Trends: Median sales price rose slightly in April to $390,000 (+0.9% YoY), though year-to-date it's actually down 3.8% to $375,000.
  • Average sales price held steady at $427,487, indicating market stabilization.
• Demand Shifts: Closed sales are down 4.2% year-to-date, but pending sales ticked up 1.8%, suggesting a potential rebound.
• DOM (Days on Market):  Jumped 36% year-to-date (from 39 to 53 days), which can offer negotiating room for investors.

Concord Market Summary

• Listings & Sales: New listings are up 7.5%, and pending sales rose 12.3% YoY.
  • Closed sales were almost flat (+1.6% YTD).
• Price Softening: Median price dropped to $370,000 (-3.9% YTD).
  • Average price is flat at $430,777, with buyers getting about 95.4% of the original list price.
• Investor Note: DOM rose nearly 49%, now averaging 52 days

Kannapolis Market Summary​

• Investor Goldmine: Median price soared to $318,000 (+15.6% April YoY), and up 10.7% YTD — strong appreciation.
  • Average price is also up 8.4% YTD, reaching $328,720.
• Increased Supply: Inventory surged 58%, and months of supply jumped from 1.7 to 2.7 — giving buyers more leverage.
• Strong Buyer Demand: Pending sales up 11.7%, and new listings increased 7.4%, though closed sales dipped slightly (+6.6% YTD).

Growth Trends & Developments

Concord, NC

• Economic Anchors: Home to Charlotte Motor Speedway and Concord Mills (the largest outlet mall in NC).  As well as The Depot , developing District Exchange, and Downtown Concord
• Job Growth: Strong employment drivers in healthcare, logistics, and manufacturing. Eli Lilly recently relocating to the area
• Development Hotspot: New residential and mixed-use developments continue to emerge near downtown and the George Liles Parkway corridor.
• Infrastructure: Ongoing road expansions and improved transit access to Charlotte increase long-term investment appeal.

Kannapolis, NC

• Revitalized Downtown: Anchored by the $100M+ investment in the North Carolina Research Campus, a biotech research hub.
• Stadium & Entertainment: Atrium Health Ballpark brings foot traffic and drives short-term rental appeal.
• Attraction Growth: Proximity to breweries, trails, and new retail makes it increasingly desirable for both renters and buyers.
• Price Momentum: Rapid appreciation signals early gentrification and potential equity growth for investors.

Investor Takeaways

• -Concord offers more stabilized pricing and growing inventory — a good opportunity to buy in a major employment center.
• -Kannapolis is showing explosive appreciation, especially attractive for value-add or rental investors targeting rapid equity gains.
• -County-wide, rising inventory and longer days on market give negotiating leverage, even as select submarkets (like Kannapolis) heat up.