After a frenetic three‑year sprint, the Charlotte region is finally catching its breath. Inventory has climbed back to 2018 levels, days on market are stretching, and prices are essentially treading water—all signs of a market re‑balancing rather than crashing. Below, I break down the numbers, what they mean for you, and where I’m seeing opportunity heading into the second half of 2025.
Quick‑Look Numbers
(Charlotte Region – May 2025 vs. May 2024)
Metric | May 2024 | May 2025 | YoY % | Direction |
|---|---|---|---|---|
Closed Sales | 4,158 | 4,018 | –3.4 % | ▼ softer |
Pending Sales | 3,874 | 4,516 | +16.6 % | ▲ demand building |
New Listings | 5,533 | 6,287 | +13.6 % | ▲ seller confidence |
Median Price | $400,000 | $405,000 | +1.3 % |  holding steady |
Average Price | $521,845 | $525,220 | +0.6 % | flat |
Percent of List Received | 97.8 % | 96.6 % | –1.2 pts | ▼ leverage shifting |
Days on Market | 34 | 43 | +26.5 % | ▲ more time |
Months Supply | 2.3 | 3.1 | +35 % | ▲ toward balance |
Inventory | 7,877 | 11,011 | +40 % | ▲ choices back |
30‑year fixed mortgage rates averaged 6.89 % in May (Freddie Mac Primary Mortgage Survey).
What This Means for Buyers
- You have room to breathe – Showings per listing are down, and DOM is up to 43 days, giving you time for a second look.
- Negotiating power is real – On average, sellers accepted 3.4 % below original list. Closing costs and repair credits are back on the table.
- Townhome & condo inventory exploded – Attached inventory jumped 58 %–64 % YOY, easing pressure in the entry‑level segment.
- Rate buydowns have re‑entered the chat – Many builders and sellers are offering 1‑ to 2‑point buydowns to offset 6‑7 % rates.
What This Means for Sellers
- Price for today, not 2022 – Overpricing = weeks on market and price cuts. The sweet spot is right under the last comparable, then negotiate up.
- Condition matters again – Fresh paint, staged rooms, and minor repairs can shave 10+ DOM.
- Strategic timing – List mid‑week; weekend traffic is lower as buyers preview online first.
- Expect concessions – Budget 1 %–2 % for closing costs or rate buydowns to stay competitive.
Neighborhoods on the Move
Area | YOY Median‑Price Change | Why It’s Moving |
+8 % | Light‑rail extension + food‑hall boom | |
+6 % | Spill‑over demand from South End under $500 k | |
+5 % | Hybrid work + affordability draw | |
flat | Luxury new builds offsetting resale softness | |
–17 % | High‑end lake inventory sitting longer |
(source: Canopy MLS sub‑area reports, May 2025)
Charlotte, NC
Mortgage & Rate Outlook
Economists expect the Fed to hold steady through Q3. A 0.25‑pt cut by year‑end could pull 30‑year fixed rates to the 6.25 %–6.50 % band. Lock‑and‑shop programs, permanent rate buydowns (seller‑paid points that lower your rate for the full 30 years), and other seller‑funded credits remain your best hedge.
Seller Concessions in 2025: Roughly 4 in 10 accepted offers now include a seller‑paid permanent rate buydown or closing‑cost credit, typically $5 k–$12 k, enough to knock 0.50–0.75 pts off your 30‑year fixed. That can trim your monthly payment $150–$250 on a $400 k loan and the savings last for the life of the mortgage.
Temporary 2‑1 Buydowns - Proceed with Eyes Open: Some lenders still advertise 2‑1 buydowns that cut your rate 2 pts in year one, 1 pt in year two, then reset to market rate. Great for early cash‑flow relief—only if you’re confident rates (or your income) will let you refinance before the reset. If rates stay high, expect a payment jump of $350–$450/mo on a $400 k loan once the subsidy burns off.
New‑Construction Pulse
- Permits issued YTD: 9,850 single‑family (+7 %), 4,120 multifamily (+12 %).
- Average list for new builds: $495 k (single‑family), $380 k (townhome).
- Builder incentives & price reductions:
- Base‑price trims: National builders cut prices 2 %–5 % on select quick‑move‑in homes to clear standing inventory before Q3.
- Rate buydowns: Up to $15 k toward permanent buydowns—often equal to 1 % off the quoted 30‑yr fixed.
- Closing‑cost credits: $7 k–$10 k in closing help when using in‑house lenders.
- Design‑studio allowances: $5 k–$8 k in upgrades (LVP flooring, quartz counters) on to‑be‑built contracts.
- Inventory flash sales: Weekend events with $10 k price drops on spec homes that have been listed 60+ days.
Newly constructed townhome in Charlotte, NC
FAQs
1. Will prices drop if inventory keeps rising?
Probably not dramatically—higher rates cap demand, but Charlotte’s job inflow props up the floor. Expect sideways-to‑slightly‑up pricing through year‑end.
2. Should I wait for mortgage rates to fall?
Waiting could mean higher prices plus more competition. A permanent buydown + future refi usually beats timing the market.
3. Is it still a seller’s market?
At 3.1 months of supply we’re in balanced‑market territory. Sub‑$400 k homes in walkable areas still lean seller‑friendly.
4. What’s the best bang‑for‑buck renovation before listing?
Fresh interior paint and new lighting—$2 k–$3 k total—often recoups 4–5 × at resale.
5. How long does it take to close right now?
Plan on 87 days from list to close (about 6 weeks on market, 6 weeks to close).
6. How common are seller‑paid rate buydowns?
Roughly 40 % of accepted offers include a seller credit—$5 k–$12 k—to buy down the rate permanently.
7. Are builders offering real discounts or just incentives?
Both: base‑price cuts of 2 %–5 % on quick‑move‑ins plus up to $15 k in buydowns and closing credits.
8. Which price band is moving fastest?
Homes $300 k–$450 k see the most showings—entry‑level buyers are back as inventory grows.
9. What happens if rates stay above 6.5 %?
Expect days‑on‑market to stretch and concessions to rise, but price declines should stay mild (< 3 %).
10. How can first‑time buyers compete?
Get fully underwritten approval, negotiate a buydown, and ask about down‑payment assistance (26 Charlotte programs available).
Why Who You Hire Matters - Agency 101
Real‑estate transactions in North Carolina operate under “agency” rules. Meaning every licensee owes legal duties to someone. Here’s why picking the right pro (and agreement) shapes your bottom line:
Agency Option | Who We Represent | Key Fiduciary Duties | When It’s Best |
Buyer Agency | You (the buyer) |
| When you want a pro negotiating solely for your interests and providing up‑to‑the‑minute market data. |
Seller/Listing Agency | You (the seller) |
| When you need strategic pricing, marketing exposure, and skilled negotiation to maximize net proceeds. |
Dual / Designated Agency | Both parties (with consent) |
| Rarely ideal; only consider if both buyer and seller fully understand the trade‑offs of reduced representation. |
Why hire me?
- Proven strategy: 200+ Charlotte sales since 2015 with an average 101 % list‑to‑sale ratio for sellers, and $8 k average savings for buyers.
- Data > drama: I use Canopy MLS heat‑maps, Homebot equity tracking, and showing logs to price and negotiate, not gut feelings.
- Trusted partner network: I collaborate with a curated team of lenders, inspectors, and contractors to keep your transaction smooth and on‑schedule.
Bottom line: The agent you choose dictates your outcome. When you hire me, you work directly with a full‑time broker who communicates every step, pivots quickly as market conditions change, and never hands you off to a coordinator.
Ready to Act?
- Take my 3‑Minute Charlotte Neighborhood Match Quiz: Get a personalized shortlist of areas (and live listings) emailed the same day.
- Buyers: Grab my 2025 Charlotte Buyer Guide + down‑payment‑resource check, reply “Buyer Guide.”
- Sellers: Book a 15‑min pricing consult and claim my Prep‑to‑Sell checklist.
- Homeowners: Whether you’re ready to sell now or just want to stay on top of your equity, choose your update style —
- Monthly Home Value Digest (Homebot): automated snapshot of your home’s value plus personalized finance insights—see equity growth, refi scenarios, and one‑click access to me whenever you have questions.
- Broker Price Opinion (BPO) by Maureen: Precise estimate of your most likely sale price—factoring in renovations, floor‑plan nuances, and off‑market comps—typically within 1–2 % of final sale value.
- Investors: Request the Single‑Family Rental ROI sheet (cap rates by zip code).
Homebot values may swing 3–5 %. My BPO typically lands within 1–2 % of final sale price.
