I got outbid by $40K + Charlotte's most underrated neighborhood

Hello neighbors,

Let me tell you what happened last weekend.

I toured a sweet 3-bed bungalow in Chantilly. Classic front porch, nice updates, walkable to everything. Listed at $520K. I was ready to make a move—until I found out someone offered $560K, all cash, waived appraisal.

Yup, that’s the 2025 Charlotte market for you.

But that’s not the whole story. This week, I’ve got the scoop—from market trends to neighborhood gold to two off-radar investment plays worth a serious look.

Let’s jump in.

Charlotte Market Pulse: A Bit of a Tight Squeeze

• Average home price: $428,747 (up 3.8% YoY)

• Inventory: Up 10.03% from last month.

• What’s moving: Homes under $500K are flying off the shelves.

• Interest rates: Still hovering around 6.5%—but there's a weirdly strong buying momentum despite that.

What’s the vibe? Buyers are more prepared than ever—pre-approved, ready to move quickly, and willing to throw in a bit extra just to get their dream home.

Quick Take: If you’re looking to buy in the next 3-6 months, this is your market. Get in early, and don’t be afraid to make a competitive offer—but know your budget and stick to it. If you overpay, you’ll regret it when prices normalize.

And sellers? This is your moment—especially if you’re in Plaza, Madison Park, or anywhere walkable.

Neighborhood Spotlight: Chantilly

Alright, let’s talk Chantilly. Most people know it by name, but few have taken the time to truly see it. This neighborhood has got character, history, and is slowly starting to turn heads, again.

• Average sales price: $499K to $2.4M (a steal considering the location)

• Vibe: Mid-century charm meets modern updates. Think tree-lined streets, cool bungalows, and homes with enough space to stretch out but not feel isolated.

• Hot spots:

  • Legion Brewing Plaza Midwood for a good beer and friendly service

  • Common Market for craft beer and a laid-back vibe

  • Ocha Time Tea & Creamery for classic and flavored teas, plus rolled ice cream, bubble waffles, and taiyaki fish cakes.

• Why it’s hot right now: It’s a little off the beaten path, which means fewer tourists and less hustle. But it’s close enough to Plaza Midwood and NoDa that you can hop between neighborhoods for food, drinks, and art.

Local Tip: Head east of Monroe Road. You’re still getting great deals and way fewer bidding wars. This part of Chantilly is perfect for first-time homebuyers who want access to the action but not the chaos. Also, the homes east of Pecan Ave move fast. Watch for anything under $600K—gone in days.

Smart Moves This Week: For Buyers

This week, I’m laying out how to win without burning a hole in your wallet:

1. Don’t just follow the comps—outsmart them.
Comping can be useful, but if you're using it to gauge your maximum offer, you’re already behind. Look at days on the market and ask your agent to scope out what’s moving off-market in the neighborhood.

2. Rethink your financing strategy.
I’m hearing a lot of “I’ll just go conventional” from buyers who don’t realize how much wiggle room there is with different loan types. FHA, VA, and even USDA loans can give you a leg up in certain areas. Don’t settle for what’s typical—ask your lender to show you all your options.

3. Focus on what you can change.
You can always repaint, update a bathroom, or install a new backsplash, but you can’t change your location. Keep your eyes open for homes that might need a little TLC but are in a prime spot.

Bonus Move: Add a personal touch when making an offer. Write a letter about why you love the house. It’s old-school, but it works. Trust me.

Deal Radar: 2 Charlotte Listings That Caught My Eye

Homebuyer Pick

8005 Rolling Wheels Rd (Back Creek Church Road)
$539,995 (⬇︎$10K) | 3BD 3BA | 2,903 SF

This updated single residence is perfect for a young family. With three beds, three baths, and a spacious loft, it’s got space to grow. The backyard is big enough to host BBQs but not so big you’ll spend your weekends mowing.

Why it’s a gem: Back Creek Church Road is one of those neighborhoods that’s still under the radar, which means less competition—and at $539K, this home is priced to move.

Investor Play

3753 Capps Hill Dr (Firestone - Garden Park)
$240,000 | 3BD 2BA | 1,077 SF
Estimated Rent: $1,600/month

Investors, take note: Firestone - Garden Park is seeing some traction—and this single-family property is in the right spot. Keep in mind that this property is currently under contract, but the seller is open to entertaining new offers in case the deal falls through. With some cosmetic updates, you can easily push the rent price even higher.

Why it’s smart: The area’s rapidly appreciating, so even if you don’t get premium rent right away, property value is guaranteed to rise. Plus, it’s within a 5-mile drive to uptown Charlotte—great for future renters.

Ronnie’s Riff: The Power of Location Over Perfection

Zillow sees numbers. You see neighborhoods. It doesn’t know about the taco truck on North Tryon or the guy who'll redo your floors for half price and a six-pack.

Look, I get it. You’re looking for the perfect home. But here’s the secret: you’ll never find it. And that’s okay. It’s all about location—finding a neighborhood that feels like you.

I’ve watched buyers get caught up in the small stuff—granite counters, fancy tiles—and forget that neighborhood is everything. The right location? It’s worth more than any fixable flaw in a home.

So, if you're making a move this year, remember: It’s not just about the house. It’s about how the house fits into the life you want to live.

Charlotte’s Market is local, emotional, and full of quirks. And that’s why this newsletter matters.

Until next week,

Thinking of buying, selling, or investing this summer? Hit reply. I’ll give you the unfiltered scoop—no strings attached.

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