Charlotte attracts buyers nationwide with its strong banking industry, thriving tech scene, and scenic lakes. With over a thousand houses for sale in Charlotte, NC, you have plenty of options. But you must get preapproved, check neighborhoods, and attend open houses.
With Houzeo, Charlotte’s best home buying website, managing your home search is simple. You can look through the latest listings in Charlotte, save your favorites, schedule showings, and submit offers, all at your fingertips.
👉 Download the Houzeo mobile app to simplify your Charlotte home search.
At a Glance:
- Determine whether you’re purchasing a primary home, a vacation getaway, or a rental property, and choose Charlotte neighborhoods that match your goals.
- Set aside 30–45 days for mortgage pre-approval. Aim for a credit score of 620+ to stay competitive in Charlotte’s fast-moving market.
- Explore FHA, VA, or USDA loans, and apply for North Carolina programs like NC Home Advantage Mortgage or Community Partners Loan Pool.
- Use platforms like Houzeo to filter homes by city, price, or must-have features like walkability, proximity to light rail, or lake access.
- Schedule inspections for the roof, HVAC, and plumbing. In older neighborhoods, pay extra attention to foundations and electrical systems.
- Expect 2%–5% in closing costs. After purchase, file for North Carolina’s Homestead Exemption to reduce your property taxes.
7 Steps to Buy a Home in Charlotte 🏞️
Buying a home in Charlotte, NC, doesn’t have to be complicated. Whether you’re just starting your search or are already browsing homes for sale in Ballantyne, these 7 simple steps will help you move forward with confidence:
Step 1: Decide Your Homebuying Purpose
Whether you’re looking for a getaway or seeking an investment, knowing why you’re buying real estate in Charlotte is essential. It sets your expectations and helps you make smarter choices. Here’s what you should keep in mind:
- Primary Residence vs. Investment: Choose places that fit your lifestyle, whether it’s an urban area like South End or a quiet suburb like Matthews. For investment properties, consider homes for sale in Plaza Midwood, where tourism drives rental demand.
- Short-Term or Long-Term: If you plan to live in the house for only a few years, focus on neighborhoods with strong resale value, like SouthPark or Steele Creek. Also, check out homes for sale in Concord or Gastonia, where the housing market continues to grow.
- Space Requirements: If you’re looking for larger lots or big backyards, consider suburban areas like Waxhaw. But if you prefer something easier to manage, condos in Uptown or South End can be a smart option. However, they often have smaller lots and HOA fees.
Calculate the cost of living in Charlotte to get a detailed breakdown of expenses like housing, utilities, transportation, and more. 🏡
Step 2: Explore Financing Options
Before making a purchase, it’s important to understand the financing options available for you to make an informed decision. Here’s what you need to do:
1. Prepare Financially
- Check Your Credit Score: Lenders will check your credit score to determine if you’re eligible for a loan. Aim for a score of 500+ for an FHA loan and 620+ for a conventional loan.
- Calculate Your Debt-to-Income (DTI) Ratio: Lenders often use your DTI ratio to assess how much home you can afford. Keep your DTI below 36%, especially if you want a home in an expensive region like Dilworth or SouthPark.
- Set Your Budget: Ensure your budget includes property taxes and homeowners’ insurance. If you’re considering a lakefront property, factor in flood insurance and maintenance costs.
👉 Use a North Carolina mortgage calculator to estimate how much property you can afford in the Tar Heel State.
2. Explore Loans and Assistance Programs
Down payments in Charlotte usually range between 10% and 20%, but often vary based on the financing option you choose. You can also look for suitable Down Payment Assistance Programs (DPAs) to help you cover part or all of your down payment.
| Program | Description |
| FHA Loans | Require just 3.5% down; ideal if you’re a first time home buyer. |
| VA & USDA Loans | Offer 0% down with lower interest rates. Perfect for veterans or those purchasing homes in rural areas. |
| NC Home Advantage Mortgage | Provides up to $15,000 in down payment assistance for eligible buyers; forgivable after 10 years if you stay in the home. |
| Community Partners Loan Pool (CPLP) | Offers up to $50,000 in down payment assistance as a deferred, interest-free loan for qualified buyers. |
| NC 1st Home Advantage Down Payment | Gives up to $15,000 in assistance to first-time buyers or military veterans purchasing a primary residence. |
Step 3: Get Pre-Approved for a Mortgage
The Charlotte housing market is competitive, so get a mortgage pre-approval to show sellers you’re a serious buyer. In fact, 86% of sellers prefer buyers who are pre-approved. It also helps you negotiate better, and reduces delays in the transaction.
Shop around to find the best Charlotte mortgage lenders—compare their programs, rates and terms. Once you’ve narrowed down your options, get pre-approved by submitting documents like proof of income, credit history, bank statements, and your ID proof.
Step 4: Dive Into the Charlotte Market
Whether you’re looking at houses for sale in Dilworth or anywhere else in Charlotte, here’s how to buy smart:
- Online Listings: If you’re wondering how to buy a house, starting with online listings is a good first step. Use platforms like Houzeo to search homes for sale by price, zip code, and more. You can also filter for must-haves like a backyard, waterfront view, etc.
- FSBO (For Sale By Owner) Homes: Explore FSBO listings, as they often offer more flexibility in price negotiations. This is because sellers aren’t paying 5% to 6% in agent fees.
Kinston is the nicest and cheapest place to live in North Carolina. With its safe neighborhoods and job opportunities, the number of homes for sale in Kinston is on the rise.
Step 5: Make a Competitive Offer
In Charlotte’s competitive housing market, homes tend to sell fast. Focus on real estate comps for a more accurate picture. Here’s a checklist to help you craft a strong offer:
- Seller’s Name and Address: Don’t forget the basics—include the seller’s legal name and property address.
- Price and Terms: Offer a price based on Fair Market Value (FMV) and comparable sales. In high-demand areas like Dilworth, you might need to offer above the asking price to stand out.
- Down Payment: These typically range from 3% to 20%. In competitive markets like Myers Park or Ballantyne, a larger down payment can strengthen your offer.
- Earnest Money: Boost your earnest money deposit to show you’re serious, especially in hotspots like Uptown or NoDa, where homes can go fast.
- Contingencies: Include protections like home inspection, financing, and storm mitigation contingencies, especially near Lake Norman or Lake Wylie.
- Concessions: Request the seller to cover some closing costs. It’s common to negotiate repairs after the inspection, such as roof issues, HVAC problems, or plumbing leaks.
- Deadline for Seller’s Response: Set a 24- to 72-hour deadline to encourage a prompt reply. This helps prevent delays and keeps you on track for North Carolina’s average 44-day closing timeline.
- Closing Costs: Expect closing costs around 2% to 5% of the home’s price, including title insurance, property taxes, and lender fees.
Step 6: Conduct Inspections and Appraisals
A standard home inspection in North Carolina should cover:
- HVAC System: Ensure the air conditioning can handle Charlotte’s hot, humid summers and the occasional cold snap in winter.
- Plumbing: Check for leaks, corrosion, and water pressure issues, especially in homes built before the 1980s. They may have outdated pipes, more prone to wear and tear.
- Electrical System: Verify everything is up to code and can withstand storm-related power surges. In older houses, check for outdated panels that may not support modern appliances or could pose safety risks.
- Roof Condition: Look for missing shingles, storm damage, or signs of age-related wear. Charlotte isn’t hurricane-prone, but heavy rain, hail, and summer thunderstorms can still cause roof damage.
- Foundation and Structure: Look for cracks, moisture, or settlement issues, especially in areas with clay-rich soil, like East Charlotte and University City.
If you’re browsing homes for sale in Charlotte or elsewhere, ensure that you get a wind mitigation inspection for any risk or damage. Also, if you have a condo over 30 years old and higher than two stories, make sure you get a Milestone Inspection for structural safety.
Once the inspection is complete, your lender will order a home appraisal to confirm the property’s market value. This step ensures the loan amount aligns with what the home is actually worth. It can impact final loan approval, especially if the appraisal comes in low.
Step 7: Close on Your Charlotte Home
Almost there! Closing usually takes 30–45 days, from signing the contract to getting the keys in your hand. Here’s what you can expect:
- Final Walkthrough: Make sure all repairs have been completed, and the home is in the agreed-upon condition.
- Buyer Closing Costs: Expect to pay 2%–5% of the home price. This includes title fees and lender charges, plus prepaid taxes or insurance.
Once you sign the dotted line and transfer the escrow—congratulations, you’re officially a homeowner. Grab those keys and cue your happy dance! 🎉
What Should You Do After Closing?
Welcome home! Now it’s time to handle a few must-dos to protect your investment:
- File for Homestead Exemption: If the home is your primary residence, apply for North Carolina’s Homestead Exemption to reduce your property taxes.
- Set Up Utilities: Get water, electric, internet, and trash service connected, typically through Duke Energy, Charlotte Water, and Spectrum. And don’t forget pest control, especially in humid, where bugs are active year-round.
- Get Insurance: Homeowners insurance is required if you’re financing, and flood insurance may be needed for lakeside properties. Rates are generally moderate, but make sure to check local flood zone requirements.
- Home Maintenance Plan: Schedule AC tune-ups at least twice a year, clear gutters regularly, and inspect roofs for storm damage or algae build-up. Consider wind mitigation upgrades to reduce insurance costs.
How to Buy a House in Charlotte Without a Realtor?
Start by researching neighborhoods and browsing listings on trusted sites like Houzeo. Then, schedule showings directly with sellers or their agents. You can also hire a real estate attorney to review contracts and handle legal details.
Next, get pre-approved for a mortgage, make an offer, schedule inspections, and negotiate repairs. With the necessary due diligence, you can buy a house without a Realtor.
Should You Buy a House in Charlotte?
Absolutely! Buying a house in Charlotte offers incredible opportunities for homeowners, whether you’re buying for investment, residence, or vacation. Moreover, with more homes being sold below the list price, now’s the best time to buy a house in North Carolina.
Whether you’re drawn to Charlotte’s booming banking and tech industries or its charming, historic neighborhoods, there’s a spot to match every lifestyle and budget. So if you’re on the hunt, check out our list of the best places to live in North Carolina!
