Charlotte, NC vs Raleigh, NC: housing market comparison
Charlotte, NC is the cheaper of the two. The typical Charlotte home is $36,098 less than the typical Raleigh home — 8% below it — on Zillow's Home Value Index for August 2026, the series that still refreshes monthly. At today's 7.03% 30-year fixed rate with 20% down, that works out to $2,096/mo in principal and interest in Charlotte against $2,288/mo in Raleigh, a $193 monthly difference in Charlotte's favour. On supply, Charlotte is the more buyer-friendly market of the two, with 3.6 months of supply against 3.1 months.
Charlotte, NC vs Raleigh, NC at a glance
Charlotte vs Raleigh, metric by metric
Every row carries its own source and period, because the two providers behind this table are no longer on the same clock. Zillow's value and rent indices refresh monthly. Redfin's sale, pace and supply figures are final at May 2026 and will not move again — compare them to each other, not to the Zillow rows.
| Metric | Charlotte, NC | Raleigh, NC |
|---|---|---|
| Typical home value (ZHVI)Zillow · Aug 2026 | $392,573 | $428,671 |
| Value change, 12 monthsZillow · Aug 2026 | -2.3% | -3.0% |
| Median sale priceRedfin · May 2026 | $443,100 | $424,029 |
| Price per square footRedfin · May 2026 | $249/sq ft | $231/sq ft |
| Days on marketRedfin · May 2026 | 46 days | 32 days |
| Months of supplyRedfin · May 2026 | 3.6 months | 3.1 months |
| Active inventoryRedfin · May 2026 | 4,006 listings | 1,632 listings |
| Sale-to-list ratioRedfin · May 2026 | 99.0% | 98.9% |
| Typical asking rent (ZORI)Zillow · Aug 2026 | $1,744/mo | $1,577/mo |
| Market condition | Balanced market | Balanced market |
What each metric means when you are choosing between two cities
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home is worth right now, whether or not it sold. Because it covers all homes rather than only the ones that traded, it is the fairest single number to set two cities against each other — a city where three mansions happened to close last month does not look artificially expensive.
- Median sale price
- What actually closed. Half of sales were above this, half below. Useful because it is a real transaction record, but it swings with the mix of homes that sold, which is exactly the distortion ZHVI removes. Ours is Redfin's, frozen at May 2026.
- Price per square foot
- The size-adjusted price, and the row that most often reverses the headline. A cheaper city with much smaller typical homes can cost more per square foot than the expensive one — which changes what your budget actually buys.
- Days on market
- Median time from listing to accepted offer. In a comparison it tells you how differently you have to behave in each city: a 20-day market needs financing in hand before you tour, a 70-day market gives you time to inspect, compare and negotiate.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favours sellers, over 6 favours buyers, 3 to 6 is balanced. The city with more supply is where your offer has more room in it.
- Active inventory
- The raw count of homes for sale. Read it next to population, not on its own — 2,000 listings is abundant choice in a small metro and thin in a large one.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding over asking is normal there; below 100% means the typical buyer got a discount off the list price.
- Typical asking rent (ZORI)
- Zillow's index of asking rents on new leases. Paired with the home value it produces the price-to-rent ratio below, which is the cleanest way to compare the cost of staying flexible in two different cities.
What does each city actually cost per month?
Priced off each city's typical home value at the current 7.03% 30-year fixed rate. These are principal and interest only. Property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top of every figure here, and they are the single biggest reason a cross-state comparison can invert: the same payment in two states can carry very different annual tax and insurance bills.
| Scenario | Charlotte, NC | Raleigh, NC |
|---|---|---|
| Price the math runs on | $392,573 | $428,671 |
| Cash at close, 20% down | $78,515 | $85,734 |
| Monthly P&I, 20% down | $2,096/mo | $2,288/mo |
| Cash at close, 5% down | $19,629 | $21,434 |
| Monthly P&I, 5% down | $2,489/mo | $2,718/mo |
| Income needed at 28% of gross | $89,819/yr | $98,078/yr |
Zillow, August 2026 and Zillow, August 2026 for the prices · Freddie Mac via FRED, September 2026 for the rate
Does the local income support the local price?
The payment only tells you half the story. The other half is whether the local economy produces the income to carry it. A typical Charlotte, NC home costs 5.0x the median household income there; in Raleigh, NC it is 5.2x. Roughly 3x was the postwar U.S. norm and 5x or higher is strained, so Raleigh is the more stretched of the two on this measure — which usually shows up as a larger required down payment and more reliance on dual incomes rather than as a lower price.
Run it with your own numbers: affordability calculator · mortgage calculator
Deciding between Charlotte and Raleigh?
Tell us which one you are leaning toward and when you want to move. We send the market brief for both: the price ranges that actually clear, how long homes sit, what the payment looks like at this week's rate, and what to fix on your credit before you apply.
Rent or buy: Charlotte vs Raleigh
The price-to-rent ratio divides the typical home value by a year of typical asking rent. It is the one measure that puts two cities with completely different price levels on the same scale. Charlotte, NC runs 18.8x — a $392,573 home against $1,744 a month in rent — and Raleigh, NC runs 22.6x on $428,671 against $1,577 a month. The lower number is the stronger case for owning, which makes Charlotte the better buy-side economics of the two.
| Measure | Charlotte, NC | Raleigh, NC |
|---|---|---|
| Typical asking rent | $1,744/mo | $1,577/mo |
| Price-to-rent ratio | 18.8x | 22.6x |
| Rent vs 20%-down P&I | $352 more to own | $711 more to own |
Read the ratios against the standard breakpoints: below 15x, buying tends to beat renting on monthly cost over a typical hold; above 20x, renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap; in between, buying and renting land close enough together that the decision turns on how long you stay and your down payment.
Zillow, August 2026 for both value and rent in both cities
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Population and income: the context behind the prices
American Community Survey five-year estimates. These are here for one reason: a price is only meaningful next to the income that has to carry it and the size of the market it sits in. This is a description of economic data, not of the people who live in either city.
| Measure | Charlotte, NC | Raleigh, NC |
|---|---|---|
| Median household incomeCensus · 2023 | $78,438/yr | $82,424/yr |
| PopulationCensus · 2023 | 886,283 | 470,763 |
| Owner-occupied homesCensus · 2023 | 51.5% | 51.2% |
| Home price as a multiple of incomeCensus · 2023 | 5.0x | 5.2x |
| Public schools in our datasetNCES | 175 schools | 100 schools |
Median household income is $82,424 in Raleigh, NC against $78,438 in Charlotte, NC. The pricier city also earns more, which is the normal pattern — the question is whether the income gap is proportional to the price gap, and the price-to-income multiples above answer it directly. On size, Charlotte, NC has 886,283 residents and Raleigh, NC has 470,763. Read the inventory row in the table above against these figures rather than on its own — the same listing count means very different odds of finding what you want in a market that is 1.9 times the size of the other. Owner-occupancy runs 51.5% in Charlotte and 51.2% in Raleigh. That share sets how much of the local housing stock ever reaches the for-sale market at all: a heavily rented market puts a larger part of its inventory permanently out of a buyer's reach.
School counts are the number of public schools the National Center for Education Statistics lists inside each city, and nothing more — a coverage count, not a quality ranking, and not a proxy for anything else.
Which city wins depends on what you are buying for
There is no single answer to Charlotte vs Raleigh. Three different buyers read the same table three different ways, so here is each of them, reasoned from the numbers above and nothing else.
If you are buying your first home
Your binding constraint is cash at close and the payment, in that order. At 5% down the entry cheque is $19,629 in Charlotte and $21,434 in Raleigh, a difference of $1,805 before closing costs — and the payment that follows is $2,489 against $2,718 a month. Charlotte is the lower barrier on both. The price-to-income multiples (5.0x in Charlotte, 5.2x in Raleigh) matter more to you than to anyone else on this page, because a stretched multiple is what turns into a declined application: Raleigh is where you are more likely to need a co-borrower, a larger down payment, or a target price below the city's typical home. On pace, Charlotte is the slower market at 46 days versus 32 — more time to get an inspection, compare two options, and avoid waiving contingencies you should not waive on a first purchase.
If you are buying to rent it out
Your number is the price-to-rent ratio, and it points at Charlotte: 18.8x in Charlotte, NC against 22.6x in Raleigh, NC. Inverted, that is a gross rent yield of 5.3% and 4.4% respectively — before taxes, insurance, vacancy, management and maintenance, all of which come out of it. On appreciation, values fell 2.3% in Charlotte and fell 3.0% in Raleigh over the last 12 months, so Charlotte carried the stronger recent trend. Yield and appreciation usually trade against each other — the market with the better cash flow is rarely the one with the faster value growth, and which one you want depends on your hold period. Charlotte carries the deeper supply at 3.6 months, which is where an acquisition price below the median is realistically negotiable. Owner-occupancy of 51.5% in Charlotte versus 51.2% in Raleigh is a rough read on how established the rental market already is in each.
If you are relocating from one to the other
Moving from Raleigh, NC to Charlotte, NC frees roughly $36,098 of purchase price at the typical-home level, or about $193 a month at the same down payment and rate. Moving the other way costs you the same amount. Check the move against pay, not just price: median household income is $78,438 in Charlotte, NC and $82,424 in Raleigh, NC. A relocation that cuts your housing cost by 20% and your salary by 25% has not made you better off, and the price-to-income multiples above are the fastest way to see whether the two markets are priced consistently against local pay. Both cities are in NC, so state income tax and state insurance regulation are the same on either side of this decision. That makes the price and payment gap above unusually close to the real difference in cost — county and municipal property tax rates are the main remaining variable. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Charlotte vs Raleigh: common questions
Is Charlotte or Raleigh cheaper?
Charlotte is cheaper. On Zillow's Home Value Index for August 2026, the typical Charlotte, NC home is $36,098 less than the typical Raleigh, NC home — 8% below it. That series still refreshes monthly.
What monthly payment should I expect in Charlotte vs Raleigh?
At the current 7.03% 30-year fixed rate with 20% down, principal and interest run about $2,096 a month on a typical Charlotte, NC home and $2,288 on a typical Raleigh, NC home — a difference of $193 a month, or $2,313 a year, in Charlotte's favour. These are principal and interest only; property tax, insurance, HOA dues and mortgage insurance are on top and differ by state.
Which market gives a buyer more negotiating room, Charlotte or Raleigh?
Charlotte, on the supply data. Charlotte, NC carried 3.6 months of supply against Raleigh, NC's 3.1 months, and homes sat a median of 46 days in Charlotte versus 32 days in Raleigh. More supply and longer marketing times are what actually produce price cuts, repair credits and closing-cost concessions. Both figures are Redfin's final published month, May 2026, so treat them as the last confirmed reading rather than today's condition.
Is it better to rent or buy in Charlotte and Raleigh?
On the price-to-rent ratio — home value divided by a year of typical asking rent — Charlotte, NC sits at 18.8x and Raleigh, NC at 22.6x. The lower number favours ownership, so Charlotte is the one where buying makes the stronger case on monthly cost. Under 15x, buying tends to beat renting on monthly cost over a typical hold. Over 20x, renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap.
Which city's prices are moving faster?
Over the last 12 months the typical home value fell 2.3% in Charlotte, NC and fell 3.0% in Raleigh, NC (Zillow, August 2026). Charlotte is the faster-moving of the two. Direction matters more than level on a multi-year hold: a cheaper city appreciating faster closes the price gap over time, and a pricier one that has stalled stops compounding against you.
Where does the data on this page come from and how current is it?
Three sources on three different clocks. Zillow's Home Value Index and Observed Rent Index still refresh every month and are current through August 2026 — that is why every headline number on this page leads with Zillow. Redfin's median sale price, price per square foot, days on market, months of supply and inventory are labelled "through May 2026" because redfin stopped publishing public market trackers in June 2026; latest available period is May 2026. Income and population are U.S. Census American Community Survey five-year estimates (2023 vintage), and the mortgage rate is Freddie Mac's weekly survey via FRED, read September 2026.
Go deeper on either market
Related comparisons
Charlotte vs Raleigh is filed under in-state rivals on the comparison index. Both cities sit in the same state, so property tax regimes, insurance markets, title practice and state income tax are held constant. Whatever price gap you see is a housing-market gap, not a tax gap — which makes these the cleanest comparisons on the site.
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