Lake Norman Real Estate
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Everything you need to know about beautiful Lake Norman, NC including waterfront properties, relocation resources, local news, photos and my latest blog post…

Lake  Norman Real Estate’s February 2019 Market Report

Lake Norman real estate market report

*All data is from the Carolina Multiple Listing Service.

With two months in the books, our Lake Norman’s real estate market has posted strong sales in 2019 and there are some very positive indicators for March and April.  Continue reading


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Lake Norman Real Estate Market Reports

Lake Norman Real Estate’s February 2019 Market Report

Lake Norman real estate market report

All data is from the Carolina Multiple Listing Service.

With two months in the books, our Lake Norman’s real estate market has posted strong sales in 2019 and there are some very positive indicators for March and April.  This follows on the heels of a very a rough end to 2018. Our February sales were up 4% compared to last year. At 118 sales, February was also up 18% compared to last month and was the highest February since 2005. Talk about a radical upswing since December! My numbers below should provide some deeper insight into where we are headed as well as details regarding this month’s sales.

Here are what I feel to be the biggest takeaways from February’s Lake Norman real estate sales data:

  • Our Lake Norman home sales so far in 2019 are 3.3% above the same period in 2018. That said, average prices are lower across the board and 75% of our sales in February were under $600,000
  • Our inventory of active listings is even lower than last year’s. (26 fewer than last year). Every single month for several years we have seen a decline in active listings. It is hard to quantify but there is no doubt that our low inventory has had a negative impact on our Lake Norman’s home sales.
  • Our newest contracts (UCS) are UP 12% and pending sales (UCNS) are up 19% which further substantiates that our Lake Norman real estate market is strong and stable going into late winter and early spring.
  • Waterfront homes remain in a buyer’s market and the under contract numbers indicate sales in this niche will be weak for at least the next few months.
  • Is new construction taking on an increasing share of our market?  They are now 39% of our new contracts!
  • Right now more homes are selling and in must fewer days but our average prices are well below last year’s.

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Lake Norman Real Estate's March 2019 Desktop Calendar

Download this month’s Lake Norman calendar here

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Lake Norman Real Estate’s March 2019 Calendar is Here!

Just the facts about Lake Norman, Property Tax Rates

Lake Norman property tax rates by county and city

 Lake Norman Propery Real EstateTax

 Lake Norman’s low property taxes are one of the attractions for home buyers considering a relocation to our beautiful area.  However, because Lake Norman falls in 4 different counties and ten towns for prospective home buyers it can be a bit of a challenge trying to get a sense of what their property taxes will be in any given location.

A special note!  I just updated the numbers below to our 2018 tax rates.  All properties were just reassessed for 2019 as they are every 8 years in North Carolina.  The last reassessment was 2011 and the next will be 2027. The new assessed values are just coming out and some properties have risen more than others so make sure to find out the new assessed value of a property of interest to you! These new assessed values will be used in our upcoming 2018-2019 tax bills.

Below are links to all of the county website pages that provide all of the information you will need.  In addition, here are a few helpful hints: Continue reading


 Lake Norman Real Estate's February 2019 Calendar

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Lake Norman photos

Lake Norman Real Estate’s February 2019 Calendar

lake norman real estate

Lake Norman Real Estate’s 4th Quarter 2018 Market Report by Price Range

Lake Norman experienced a dramatic slowdown in our 4th quarter but that doesn’t mean there weren’t “hot” niches.  The best way to understand our hot and cold niches is by analyzing our sales by price range which is why I create this chart each quarter.

If you are a home buyer or seller in the Lake Norman area it matters most what is happening in YOUR price-range. Yes, it is important to know about the global, national, and Charlotte area economy and real estate market but real estate is hyper-local so it is most meaningful for you to learn about the Lake Norman real estate market and within that, your specific niche. For instance, if you are looking to buy or sell in the $900,000 price range, you are going to have an entirely different experience than someone in the $800,000’s. And, if you considering a broader range of prices, this chart can help you develop a more effective strategy by narrowing your search based upon actual strengths and weaknesses within our Lake Norman price ranges.

The single most important number in this chart is the last column which provides that month’s of supply for each price range.  Keeping in mind that economists use 6-months supply as a balanced market and anything below that as a seller’s market and above 6 months as a buyer’s market, you can quickly determine this past quarter’s strengths and weaknesses.  Overall, at 5.77 months of supply of active listings, Lake Norman ended the year in a balanced market.

Lake Norman’s 4th Quarter 2018 Home Sales By Price Range

Lake Norman real estate home sales by price range 4th quarter 2018

*Compiled from the Carolina Multiple Listing Service’s data.  Note that the numbers in this chart are generated by a technology expert I hired and not by me. The mapped perimeter of our Lake Norman area that he used for this chart’s numbers is slightly different from mine.

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lake norman real estate, Lake Norman Real Estate Market Reports

Lake Norman Market Trend Graphs in Real Time!

In November I launched a new feature on my Lake Norman Real Estate site.  I now have a real-time automatically updated graph of the number of active listings and homes sold in all of Lake Norman by month for the past three years.  These easy to read graphs provide simple but great insight into today’s trends in an historical context.  To get the latest number just click on Lake Norman Market Trends. .

Here are this month’s graphs:

Lake Norman homes sold for past 3 years graph by month


*Note that the sales numbers aren’t updated until the 20th of each month.

Above is the graph of single family homes sold in Lake Norman for the past 6 months.  You can clearly see our record-breaking months from May – August and then our nose dive in September with a slight uptick in October, down in November and December.   I discussed this in detail in the Lake Norman Real Estate Market Report December 2018.


Lake Norman real estate graph of homes sold trends


Above is the active listing graph.  As you can see our inventory of active listings was significantly lower from June – September compared to prior years and as of today are actually about even with the past 2 Decembers.  Keep in mind that those years we also had very low inventory of homes for sale!

I will update this post monthly for you!

Lake Norman News, Events and Celebrations

Lake Norman water levels are high again! Updated Jan. 5th 2018

lake norman water levels when high

Duke Energy just released the warning below with an update and caution due to yet another storm that arrived today. Due to our unusually high amounts of rain and snow, our Lake Norman water levels have been unusually high this past month.  100′ is full pond so at 98.6 we have some wiggle room but based upon the Duke Energy warning below, we can expect increasing lake water levels for the next few days at least. To get an idea of what it looks like when Lake Norman is a “full pond”  I took this photo a few years ago when it was at full pond and as  you can see even the dock is slightly under water!

Here is the official update from Duke Energy from today, January 5th.

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