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Housing market/North Carolina/ZIP 28209

ACS 2023 · FY2027 SAFMR

ZIP 28209 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
23,945
Households
12,299
Median HH income
$97,762
Renter share
49.4%
Median gross rent
$1,606
Vacancy
8.3%
Pop. change
+5.5%
2BR SAFMR
$1,930
SAFMR / rent
1.202×
2–49 unit stock
3,225
LIHTC proj / units
6 / 653
HUD assisted MF
—

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 28209 · NC — sent to you.

ZIP 28209 · NC

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ACS rent vs 2BR SAFMR

ZIP 28209 — Charlotte, NC HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,606
2BR SAFMR$1,930
90% floor$1,737
110% ceiling$2,123

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

Housing stock

ACS 2023 units-in-structure · ZCTA 28209

  • 1-unit detached5,04937.7%
  • 1-unit attached1,3069.7%
  • 2–4 units8026.0%
  • 5–49 units2,42318.1%
  • 50+ units3,77328.1%
  • Mobile570.4%
TypeUnitsShare
1-unit detached5,04937.7%
1-unit attached1,3069.7%
2 units (duplex)1611.2%
3–4 units6414.8%
5–9 units9306.9%
10–19 units8506.3%
20–49 units6434.8%
50+ units3,77328.1%
Mobile570.4%

2–4 unit share 6.0% · 5–49 unit share 18.1% · combined 2–49 24.0%.

Units by bedrooms

Studio
671
1BR
3,235
2BR
3,441
3BR
4,114
4BR
1,455
5+
494

Rent burden

Rent ≥30% of income41.4%
Rent ≥50% of income19.6%
  • ACS median gross rent $1,606 (all bedrooms, occupied rentals).
  • Median contract rent $1,491.
  • Renters paying ≥30% of income 41.4%; ≥50% 19.6%.
  • FY2027 2BR SAFMR $1,930 (1.202× ACS median gross rent).

Population

23,945 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +5.5%.

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

Assisted inventory

  • LIHTC: 6 projects, 653 units.
  • 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 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 28209 49.4% of occupied households are renters; vacancy is 8.3%; ACS median gross rent is $1,606; population increased +5.5% between the 2018 and 2023 ACS vintages; the housing stock includes 802 units in 2–4-unit structures and 2,423 units in 5–49-unit structures; 6 LIHTC projects totaling 653 units; FY2027 2BR SAFMR is $1,930 versus ACS median gross rent of $1,606. 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 28209 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 28209 — 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 28209?

ZIP 28209 (Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area) has 23,945 residents, 12,299 households, a renter share of 49.4%, median household income of $97,762, and ACS 2023 median gross rent of $1,606. Vacancy is 8.3%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 28209?

ACS counts 161 units in 2-unit buildings, 641 in 3–4 unit buildings, 930 in 5–9, 850 in 10–19, and 643 in 20–49. Combined 2–49 unit stock is 3,225 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 28209?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,930. See the full schedule and 90–110% payment-standard band on the ZIP 28209 — Charlotte, NC HUD Section 8 Payment Standards / SAFMR.

Does this North Carolina ZIP profile include Georgia listings?

No. ZIP 28209 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.