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Housing market/North Carolina/ZIP 28212

ACS 2023 · FY2027 SAFMR

ZIP 28212 Charlotte, 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
42,628
Households
16,030
Median HH income
$51,530
Renter share
63.0%
Median gross rent
$1,274
Vacancy
8.0%
Pop. change
-6.7%
2BR SAFMR
$1,750
SAFMR / rent
1.374×
2–49 unit stock
8,276
LIHTC proj / units
4 / 507
HUD assisted MF
6 / 150

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 28212 · NC — sent to you.

ZIP 28212 · NC

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ACS rent vs 2BR SAFMR

ZIP 28212 — Charlotte, NC HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,274
2BR SAFMR$1,750
90% floor$1,575
110% ceiling$1,925

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

Housing stock

ACS 2023 units-in-structure · ZCTA 28212

  • 1-unit detached6,99240.3%
  • 1-unit attached1,1296.5%
  • 2–4 units9495.5%
  • 5–49 units7,32742.2%
  • 50+ units9125.3%
  • Mobile590.3%
TypeUnitsShare
1-unit detached6,99240.1%
1-unit attached1,1296.5%
2 units (duplex)640.4%
3–4 units8855.1%
5–9 units2,42513.9%
10–19 units2,89716.6%
20–49 units2,00511.5%
50+ units9125.2%
Mobile590.3%

2–4 unit share 5.4% · 5–49 unit share 42.1% · combined 2–49 47.5%.

Units by bedrooms

Studio
462
1BR
3,513
2BR
5,909
3BR
5,670
4BR
1,699
5+
164

Rent burden

Rent ≥30% of income57.2%
Rent ≥50% of income24.3%
  • ACS median gross rent $1,274 (all bedrooms, occupied rentals).
  • Median contract rent $1,116.
  • Renters paying ≥30% of income 57.2%; ≥50% 24.3%.
  • FY2027 2BR SAFMR $1,750 (1.374× ACS median gross rent).

Population

42,628 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -6.7%.

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

Assisted inventory

  • LIHTC: 4 projects, 507 units.
  • HUD project-based assisted MF: 6 properties, 150 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 3,651 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 28212 63.0% of occupied households are renters; vacancy is 8.0%; ACS median gross rent is $1,274; population changed -6.7% between the 2018 and 2023 ACS vintages; the housing stock includes 949 units in 2–4-unit structures and 7,327 units in 5–49-unit structures; 4 LIHTC projects totaling 507 units; FY2027 2BR SAFMR is $1,750 versus ACS median gross rent of $1,274. 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 28212 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 28212 — Charlotte, 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 28212?

ZIP 28212 (Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area) has 42,628 residents, 16,030 households, a renter share of 63.0%, median household income of $51,530, and ACS 2023 median gross rent of $1,274. Vacancy is 8.0%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 28212?

ACS counts 64 units in 2-unit buildings, 885 in 3–4 unit buildings, 2,425 in 5–9, 2,897 in 10–19, and 2,005 in 20–49. Combined 2–49 unit stock is 8,276 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 28212?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,750. See the full schedule and 90–110% payment-standard band on the ZIP 28212 — Charlotte, NC HUD Section 8 Payment Standards / SAFMR.

Does this North Carolina ZIP profile include Georgia listings?

No. ZIP 28212 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.