East Forest, Charlotte, NC—28212
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — East Forest, Charlotte, NC
As of Oct '25, the median home price in East Forest, Charlotte, NC is $318,000, with a year-over-year change of -2.2%. This indicates that home prices in East Forest, Charlotte, NC are decreasing. According to Zillow, the 1-year price projection is 1.5%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $318,000 | -2.2% |
| Single Family | $327,000 | -1.8% |
| Condos | $171,000 | -7.6% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $134,000 | -9.5% |
2 Bed | $188,000 | -6.9% |
3 Bed | $319,000 | -2.1% |
4 Bed | $374,000 | -1.8% |
| 5 Bed | $437,000 | -1.4% |
% of Housing Stock
Rental Trends — East Forest, Charlotte, NC
As of July '25, Rentcast reports the average rent in East Forest, Charlotte, NC is $1,530, with a year-over-year rent change of -14.5%. Per bedroom, the median rent as of July '25 in East Forest, Charlotte, NC is studios: $1,080, 1-bedrooms: $1,120, 2-bedrooms: $1,520, 3-bedrooms: $1,920, 4-bedrooms: $2,210. The most common rental property sizes in East Forest, Charlotte, NC are 2-bedroom and 1-bedroom, accounting for 45.4% and 31.1% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,440 | $1,530 |
| Studio Rent | $915 | $1,080 |
| 1 Bed Rent | $1,130 | $1,120 |
| 2 Bed Rent | $1,500 | $1,520 |
| 3 Bed Rent | $1,900 | $1,920 |
| 4 Bed Rent | $2,190 | $2,210 |
% of Rental Stock
Property Listings — East Forest, Charlotte, NC
As of Oct '25, Realtor.com reports that the median days on market for a home in East Forest, Charlotte, NC is 60. This is a increase of 38.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 32.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $342,000 | 6.0% |
Listing Count | 106 | 25.0% |
| Listings as % of Homes | 0.4% | 25.0% |
Days on Market | 60 | 38.0% |
Demographics — East Forest, Charlotte, NC
As of the latest ACS Survey released in 2023, East Forest, Charlotte, NC has a population of 42,600, which has decreased by -6.7% over the past 5 years. East Forest, Charlotte, NC is a popular place for families, as children make up 27.6% of the population. The area has a poorly educated workforce, with 24.2% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 16.0% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 42,600 | -6.7% |
% Under 18 | 27.6% | 0.4% |
% Seniors | 8.6% | 7.5% |
% WFH | 16.0% | 332.4% |
% w/ College Degree | 24.2% | 12.0% |
As of the latest ACS Survey released in 2023, East Forest, Charlotte, NC is a predominantly black area, with 38.8% of the population identifying as black. The black population has shrunk by 8.1% in the last 5 years. The second most common race or ethnicity in East Forest, Charlotte, NC is hispanic, making up 32.3% of the population. Foreign-born residents account for 28.6% of the population in East Forest, Charlotte, NC, and this percentage has decreased by 4.3% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 18.2% | 0.0% |
% Black | 38.8% | -8.1% |
% Hispanic | 32.3% | 17.0% |
% Asian | 7.7% | -12.5% |
% Foreign Born | 28.6% | -4.3% |
Mortgage and Risk — East Forest, Charlotte, NC
According to HUD data as of 2023, there were 338 mortgage originations in East Forest, Charlotte, NC, of which 81.0% of loans were conventional mortgages. The average loan-to-value was 66.0%, with 33.0% above 90% LTV (very high). This implies large mortgage risk in East Forest, Charlotte, NC. Investor activity is low, as 4.0% of loans were by investors. 16.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 338 |
% Conventional Loans | 81.0% |
% Government Loans | 19.0% |
% Investor Loans | 4.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 16.0% |
Loan Activity
Rentals and Section 8 — East Forest, Charlotte, NC
As of 2024, the percent of homes in East Forest, Charlotte, NC under the Section 8 program is 3.0%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In East Forest, Charlotte, NC, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 327 |
Total Units Section 8 | 290 |
% Rentals under Section 8 | 3.0% |
% Occupied Section 8 | 68.6% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $490 | $1,130 | $1,620 |
| 2 Bedroom | $290 | $1,500 | $1,790 |
| 3 Bedroom | $310 | $1,900 | $2,210 |
| 4 Bedroom | $610 | $2,190 | $2,800 |
Affordability — East Forest, Charlotte, NC
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 6 |
| Median Home Price | $318,000 |
| Median Household Income | $51,500 |