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Housing market/North Carolina/ZIP 28104

ACS 2023 · FY2027 SAFMR

ZIP 28104 Matthews, North Carolina

Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area · North Carolina. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
36,232
Households
12,245
Median HH income
$129,775
Renter share
7.0%
Median gross rent
$1,705
Vacancy
4.0%
Pop. change
+16.6%
2BR SAFMR
$2,150
SAFMR / rent
1.261×
2–49 unit stock
165
LIHTC proj / units
—
HUD assisted MF
—

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 28104 · NC — sent to you.

ZIP 28104 · NC

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ACS rent vs 2BR SAFMR

ZIP 28104 — Matthews, NC HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,705
2BR SAFMR$2,150
90% floor$1,935
110% ceiling$2,365

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 28104

  • 1-unit detached11,73192.0%
  • 1-unit attached6605.2%
  • 2–4 units1060.8%
  • 5–49 units590.5%
  • 50+ units630.5%
  • Mobile1321.0%
TypeUnitsShare
1-unit detached11,73192.0%
1-unit attached6605.2%
2 units (duplex)1060.8%
3–4 units00.0%
5–9 units300.2%
10–19 units10.0%
20–49 units280.2%
50+ units630.5%
Mobile1321.0%

2–4 unit share 0.8% · 5–49 unit share 0.5% · combined 2–49 1.3%.

Units by bedrooms

Studio
8
1BR
38
2BR
669
3BR
4,719
4BR
4,405
5+
2,912

Rent burden

Rent ≥30% of income46.3%
Rent ≥50% of income24.1%
  • ACS median gross rent $1,705 (all bedrooms, occupied rentals).
  • Median contract rent $1,572.
  • Renters paying ≥30% of income 46.3%; ≥50% 24.1%.
  • FY2027 2BR SAFMR $2,150 (1.261× ACS median gross rent).

Population

36,232 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +16.6%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: not published for this ZIP.
  • HUD project-based assisted MF: not published for this ZIP.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 382 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 28104 7.0% of occupied households are renters; vacancy is 4.0%; ACS median gross rent is $1,705; population increased +16.6% between the 2018 and 2023 ACS vintages; the housing stock includes 106 units in 2–4-unit structures and 59 units in 5–49-unit structures; FY2027 2BR SAFMR is $2,150 versus ACS median gross rent of $1,705. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

North Carolina research

ZIP 28104 is a Census / HUD profile for Charlotte-Concord-Gastonia, NC-SC, NC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 28104 — Matthews, NC HUD Section 8 Payment Standards / SAFMR·North Carolina ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
28012Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area31.5%$1,288$1,60028016Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area31.1%$880$1,07028025Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area29.2%$1,223$1,52028026Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area——$1,63028027Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area34.2%$1,433$1,79028031Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area27.9%$1,587$2,00028032Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area24.3%$1,016$1,29028035Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area——$1,89028052Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area47.2%$1,058$1,30028053Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area——$1,35028054Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area53.2%$1,150$1,52028055Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area——$1,350

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is North Carolina research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 28104?

ZIP 28104 (Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area) has 36,232 residents, 12,245 households, a renter share of 7.0%, median household income of $129,775, and ACS 2023 median gross rent of $1,705. Vacancy is 4.0%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 28104?

ACS counts 106 units in 2-unit buildings, 0 in 3–4 unit buildings, 30 in 5–9, 1 in 10–19, and 28 in 20–49. Combined 2–49 unit stock is 165 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 28104?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,150. See the full schedule and 90–110% payment-standard band on the ZIP 28104 — Matthews, NC HUD Section 8 Payment Standards / SAFMR.

Does this North Carolina ZIP profile include Georgia listings?

No. ZIP 28104 is Census / HUD research for Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area. Jeff Crowe CRE does not list North Carolina property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.