House prices and costs in Charlotte, NC

Public loan records · 2025

What buyers here actually borrowed and paid (2025)

2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Charlotte's census tracts: 8,961 loans. These are loans that closed in Charlotte, not offers: a rate depends on your credit, down payment, points and the day you lock it.

Interest rate, 30-year fixed (conventional)

6.125% to 6.875%Middle half of loans; median 6.5% · 5,798 loans

Loan costs at closing

$4,085 to $7,522Middle half; median $5,130. Origination charges (points included) and settlement services, Closing Disclosure section D · 7,273 loans

Borrowed, every loan on the home combined

90% of the value (median)Middle half 80% to 96.5%. 59.7% of buyers borrowed more than 80% of the value, 42.6% more than 90%, 27.5% more than 95%. HMDA's combined loan-to-value: every loan on the home (second loans, down-payment-assistance loans and financed FHA or VA fees too) ÷ the value the lender used, so it doesn't show the cash buyers put down · 8,820 loans

Loan types

Conventional 81.8% · FHA 13.3%VA 4.9% · USDA 0%

Discount points

47.9% of loans paid pointsMedian paid: $3,041. Points buy a lower rate.

Loan limits, 2026

$832,750 conformingAbove it, a jumbo loan with its own rates and rules; FHA limit $541,287 (one-unit home, Mecklenburg County)

For comparison: 7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR. Source: FFIEC Home Mortgage Disclosure Act (HMDA) data: 2025 Snapshot National Loan-Level Dataset (data as of June 1, 2026), via the CFPB HMDA Data Browser; Homiy's calculations (2025 loans; retrieved 2026-09-27).

Research summary · not legal advice

How buying works in North Carolina

The usual steps, deadlines and closing costs for a purchase in Charlotte, from state law, standard contract forms and local custom. Contracts can change any of it. Homiy is a prototype: it isn't a licensed brokerage in North Carolina and offers no services here.

Who runs the closing

Attorneys run the closing. A lawyer must conduct it. Typical time from contract to keys: about 35 days.

The contract

Your signed offer becomes a binding contract once the seller accepts it.

Details

NC REALTORS / NC Bar Association Offer to Purchase and Contract (Form 2-T)

Buyer agreement

NC written buyer agency agreement and Working With Real Estate Agents disclosure, signed before touring.

Details

Homiy's prototype requires a written agreement before a represented tour. NAR's rule binds participating MLS brokers; do not describe it as a universal state law. Compensation is negotiable and total brokerage pay cannot exceed the agreement. NC license-law timing and MLS touring timing differ; the prototype uses the earlier pre-tour gate.

Source: NAR: written buyer agreements before touring (MLS participation rule, not a universal state statute) (reviewed 2026-09-27)

Due diligence

21 days to inspect and investigate. Any due diligence fee paid to the seller usually isn't refunded if you walk away.

Details

21 days is a negotiable sample, not law. A separately negotiated due diligence fee goes directly to seller at the effective date and is credited at closing; unlike escrow earnest money it is normally lost on buyer termination. Seller breach, specified title/risk-of-loss terms or an addendum can change refund rights. No unsupported market-average fee is supplied.

Inspection

About 21 days for inspections.

Details

Inspection, title, insurance, appraisal and loan investigation should fit inside the due diligence period, not create separate automatic escapes. 21 calendar days is a negotiable sample planning period, not a statutory deadline.

Earnest money

1–3% of the price, due within 3 days, held by: Named attorney or broker escrow.

Details

Sample only: delivery within 3 calendar days and 1–3% earnest money; the signed contract controls. Buyer delivery is distinct from the holder's statutory deposit deadline. Due diligence fee is separate and payable to seller at the effective date. Do not add it to refundable earnest money.

Seller's disclosure

Residential Property and Owners' Association Disclosure plus mineral/oil/gas disclosure You may cancel within 3 days in some cases: Required disclosure not delivered by offer: written cancellation by the first of 3 calendar days after receipt, 3 calendar days after contract, settlement or buyer occupancy; see §47E-5..

Details

Covered 1–4-unit transfers; seller may answer no representation on many condition items. Statutory cancellation is separate from negotiated DD rights.

Source: NC General Statutes §47E-5: disclosure cancellation (reviewed 2026-09-27)

Loan and appraisal

Loan contingency: none: loan and appraisal risk ride on due diligence.

Details

21-day financing period and the typical closing time are sample planning assumptions, not measured averages or legal rights. Financing and appraisal protection require the signed form/addenda; an appraisal shortfall is not automatically protected. IMPORTANT: standard Form2-T has NO independent financing contingency. This numeric period represents the DD financing-risk review deadline only; inability to borrow after DD expiry does not itself release earnest money. Closing attorney must supervise legal work; physical attendance at every signing is not required.

Title insurance

The buyer customarily pays for the owner's policy.

Details

Payer is a negotiable local custom, not a mandatory charge; obtain a title quote and follow the signed allocation. Filed insurer/rating-bureau rates are not a state-promulgated price.

Property tax for a new owner

Your property tax follows the county's assessed market value. About 0.77% of the price a year is our planning figure for Charlotte; your bill can differ.

Details

Use the assessor's current taxable value, assessment ratio and parcel tax district. Price is only a planning proxy; exemptions, revaluations, credits and special assessments are not inherited automatically.

FY2025–26 NCDOR Charlotte/Mecklenburg nominal rates0.2741+0.4927=0.7668 per$100 assessment. Use assessor value/revaluation and parcel district; no claim of immediate reassessment to price. Excludes special districts/fees. HOA range and lender-title percentage are SAMPLE inputs.

Agent credits to the buyer

North Carolina allows an agent to credit part of their pay to the buyer, with the lender's approval.

Details

NCREC permits rebates to transaction parties; disclose to lender before closing and show on closing statement. Advertised rebates must be subject to lender approval.

Source: NCREC: compensation issues and buyer rebates (2020-03-20)

Methodology

How we measure, and what it isn't

Past change, not a forecast. These figures describe the past from public data; they don't tell you where prices go next.