Zillow and Census data, September 2026

Rental property math in Charlotte, NC

A typical Charlotte home is worth $381,392 and a typical single-family rental there gets $2,189 a month, 0.57% of the price. At 80% LTV and an assumed 7.25% rate, rent divided by the full payment is 0.89x. A DSCR loan needs 1.05x, which takes $2,587 of rent, $398 more than typical.

Typical home value: $381,392-0.8% in a year
Single-family rent: $2,189+3.2% in a year
Rent / price, monthly: 0.57%353rd of 574 metros
Property tax rate: 0.60%$2,304 a year on the typical home
DSCR at 80% LTV: 0.89x319th of 574; 1.05x needed
Cash to close: $87,72020% down + 3% costs

The DSCR on the typical Charlotte house

Loan: $381,392 × 80% = $305,114. At 7.25% over 30 years, principal and interest are $2,081 a month. Taxes: $381,392 × 0.60% = $2,304 a year, $192 a month. Insurance, assumed at 0.6% of value: $2,288 a year, $191 a month. Payment (PITIA): $2,464. DSCR: $2,189 ÷ $2,464 = 0.89x.

Rent that clears 1.05x: $2,464 × 1.05 = $2,587.

Even a rate one point lower, 6.25%, only gets the typical house to 0.97x, so in Charlotte the deal has to come from the house, not the rate.

What it would take to reach 1.05x

Find $398 more rent a month: a house that rents above the metro's typical $2,189, or a 2-4 unit property where the units add up to $2,587.
Pay less: at today's typical rent, 80% LTV works on a purchase of about $322,673 or below (15% under the typical price), counting the lower taxes and insurance on a cheaper house.
Borrow less: on the typical house the rent supports a loan of $249,501, about 65% LTV, so you would put $131,891 down instead of $76,278.

How Charlotte compares

Charlotte's rent-to-price ratio ranks 353rd of 574 metros and 21st of 32 North Carolina metros in this data. Over the year to September 2026, rents rose 3.2% while prices fell 0.8%, so the rent-to-price ratio got better. That is in line with the median metro (+3.5%).

Medians across metros in this data, September 2026. "North Carolina" is the 32 metros whose name lists NC first.
	Charlotte, NC	North Carolina	All 574 metros
Typical price	$381,392	$264,425	$287,147
Single-family rent	$2,189	$1,712	$1,771
Rent / price	0.57%	0.61%	0.61%
Rent, 1-year change	+3.2%	+3.3%	+3.5%
Price, 1-year change	-0.8%	+1.1%	+2.2%
Property tax rate	0.60%	0.62%	0.75%
DSCR at 80% LTV	0.89x	0.95x	0.91x
Metros at 1.05x or better	No	8 of 32	126 of 574

Homeowners here pay 0.60% of value in property tax, about the same as the North Carolina average of 0.62%. It is what owner-occupants pay on average, including long-time owners and any owner exemptions, so treat it as a floor for a rental you buy now. Zillow's all-homes rent index, which mixes in apartments, is $1,735 here; single-family houses rent 26% higher.

Nearby metros

Nearest metros in this data by distance between metro centers. Linked metros have their own page.
Metro	Miles	Price	SFR rent	Rent / price	DSCR
Albemarle, NC	32	$302,541	$1,551	0.51%	0.82x
Shelby, NC	44	$210,558	$1,234	0.59%	0.91x
Hickory, NC	58	$266,722	$1,770	0.66%	1.04x
Spartanburg, SC	63	$274,802	$1,739	0.63%	0.98x
Winston, NC	68	$277,512	$1,809	0.65%	1.00x

The nearest metro with a better DSCR is Shelby, NC, 44 miles away (0.91x on a typical price of $210,558); the best of these five is Hickory, NC at 1.04x.

These are metro-wide typicals, not any one property. The lender's appraisal sets the value and market rent for the house you buy, and the lender uses the lower of the lease and that market rent (90% of it on a vacant unit). The rate is a placeholder for the math, not a quote. How the numbers are built.

Sources

Home values: Zillow Research, Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted, metro level, September 2026 (CSV).
Rents: Zillow Research, Zillow Observed Rent Index (ZORI), single-family residences, smoothed, metro level, September 2026 (CSV). The all-homes index that includes apartments is used only for the comparison line (CSV).
Property tax: U.S. Census Bureau, American Community Survey 2024 1-year estimates. The rate is aggregate real estate taxes paid (table B25090, file) divided by aggregate home value (table B25082, file) for owner-occupied homes in the metro area or state.
Distances between metros: U.S. Census Bureau 2024 Gazetteer file for metro areas (ZIP).

Home value and rent data: Zillow, Zillow Home Value Index and Zillow Observed Rent Index. Zillow does not review or endorse this page. Tax and geography data: U.S. Census Bureau. Loan math by Doors Funded. Refreshed when Zillow publishes a new month.