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City · 11,055 residents · Mecklenburg County, North Carolina

Pineville , North Carolina

In Pineville, a typical home is worth $395,100 and typical rent is $1,552 a month. Compared with all of Mecklenburg County, typical household income is 20% lower and the share of households that own their home is 6 points lower.

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  • Typical home value

    $395,100

    3% below the county

    37% above North Carolina

    • Pineville
    • Mecklenburg
    • North Carolina

  • Typical rent

    $1,552a month

    5% below the county

    26% above North Carolina

    • Pineville
    • Mecklenburg
    • North Carolina

  • Typical household income

    $69,354a year

    20% below the county

    4% below North Carolina

    • Pineville
    • Mecklenburg
    • North Carolina

  • Households that own their home

    49%

    6 points below the county

    18 points below North Carolina

    • Pineville
    • Mecklenburg
    • North Carolina

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$399,709
0.9% less than 12 months ago
Typical rent
$1,534 a month
1.4% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Pineville is in Mecklenburg County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Mecklenburg County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Pineville apart

What this place has that others do not, from public data, most unusual first.

  1. The typical household income in Pineville is $69,354, 20% less than in Mecklenburg County as a whole ($87,005).

  2. 49% of households in Pineville own their home, against 55% in Mecklenburg County.

  3. Pineville has the 14th largest share of rent-burdened renters of the 136 cities in North Carolina with more than 5,000 people (63%).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Pineville

What homes there are in Pineville, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

No kind of home is the majority in Pineville; the largest group, detached houses, adds up to 40%, less than in Mecklenburg County (55%).

Year built

By age, homes in Pineville look like those in Mecklenburg County: the typical year built is 1999.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,804 a month

Mecklenburg County: $1,893 a month

Without a mortgage

$509 a month

Mecklenburg County: $624 a month

Owners with a mortgage

84%

Mecklenburg County: 74%

Owning costs about the same in Pineville as in Mecklenburg County: with a mortgage, $1,804 a month; without one, $509.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Pineville gained value faster than in Mecklenburg County: 80% against 71%.

The typical rent in Pineville rose 41% since 2015–2019, about the same as in Mecklenburg County (42%).

Housing prices ran ahead of income in Pineville: typical income rose 31%, against +80% for home values and +41% for rent.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasurePinevilleMecklenburg CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate7.5%7.1%5.5%
Homeowner vacancy Unreliable estimate0.7%1.3%0.9%
More than one person per room Unreliable estimate2.5%2.2%3.4%
People per household 2.372.442.442.53
Drive alone 62%59%72%69%
Carpool 6%8%9%9%
Public transit Unreliable estimate2%1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 21%29%16%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Pineville look like those in Mecklenburg County: 2.37 people on average.

To get to work, 62% of workers in Pineville drive alone; in Mecklenburg County, 59%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Pineville?

A typical home costs more than the typical income allows

We start with a typical home in Pineville, worth $395,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 55% of the typical household income in Pineville, which is $69,354 a year. For that payment to be 28% of income, a household would need to earn about $136,630 a year.

The calculator's FHA and conventional loan limits are those of all of Mecklenburg County.

Your numbers

Local data
$

Starts at the typical home value in Pineville. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $13,829 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,188

at 7.18% · 30 years

Loan amount
$387,943
Total interest
$558,159
Paid off in
November 2056

Includes $6,672 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,618 a month

  • Tight

    $1,618 to $2,081 a month

  • Hard

    more than $2,081 a month

    Your payment · 55%

Compared with the typical household income in Pineville ($69,354 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,188
Principal & interest$2,628
Property tax$221
Home insurance$165
FHA mortgage insurance (MIP)$175

You need at least $13,829 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Pineville and Mecklenburg County

Pineville is in Mecklenburg County, North Carolina. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Pineville's own numbers

Typical home value
$395,100
Typical monthly rent
$1,552
Typical yearly household income
$69,354
Households that own their home
49%
Effective property tax rate
0.67%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Mecklenburg County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,785
Price change over 5 years (FHFA)
+60%
Homes in a high flood-risk zone
0.4%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Mecklenburg County.

Everything about Mecklenburg County

Buying

Buying a home in Pineville

A typical home in Pineville is worth $395,100: 3% below the county and 37% above North Carolina. With the typical household income in Pineville ($69,354 a year), a typical home costs 5.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Pineville 5.7 years
  • Mecklenburg 4.7 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Mecklenburg County

According to FHFA’s house price index, home prices in Mecklenburg County rose 129% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Mecklenburg County.

Period County North Carolina U.S.
Last year (2025) +2.5% +2.5% +2.9%
5 years (2020–2025) +60% +60% +47%
10 years (2015–2025) +129% +107% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Pineville next to Mecklenburg County, North Carolina and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Pineville $395,100
  • Mecklenburg $406,800
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Pineville $1,552
  • Mecklenburg $1,627
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Pineville $69,354
  • Mecklenburg $87,005
  • North Carolina $72,388
  • United States $80,734
See the full table
Pineville next to Mecklenburg County and North Carolina
Measure Pineville Mecklenburg County North Carolina U.S.
Typical home value $395,100 $406,800 $288,900 $332,700
Typical monthly rent $1,552 $1,627 $1,228 $1,413
Typical yearly household income $69,354 $87,005 $72,388 $80,734
Households that own their home 49% 55% 67% 65%
Typical yearly property tax $2,633 $2,890 $1,896 $3,119
Effective property tax rate 0.67% 0.71% 0.66% 0.94%
Renters with high rent for their income 63% 49% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Mecklenburg County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Pineville

For a typical $395,100 home in Pineville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Pineville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,188a month

    Least cash to close
    Down payment
    $13,829
    Cash to close
    $25,682
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $175

  • Conventional, 5% down $3,116a month

    Down payment
    $19,755
    Cash to close
    $31,608
    Rate
    7.18%
    Mortgage insurance
    PMI · $188

  • Conventional, 20% down, no PMI $2,526a month

    Down payment
    $79,020
    Cash to close
    $90,873
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,892a month

    Down payment
    $59,265
    Cash to close
    $71,118
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Pineville and for Mecklenburg County.

Property tax

Effective rate in Pineville

0.67%of the home’s value each year

$2,633 a year for the typical owner in Pineville.

  • Pineville 0.67%
  • Mecklenburg 0.71%
  • North Carolina 0.66%

What North Carolina publishes Elderly or Disabled Homestead Exclusion (North Carolina General Assembly (statute))

Exemptions and deadlines in North Carolina

Flood risk in Mecklenburg County

FEMA does not publish these numbers by city: they are for all of Mecklenburg County.

Homes in the high-risk zone
0.4%
1,182
Of those, with NFIP insurance
86%
County North Carolina U.S.
Homes in the high-risk zone 0.4% 2.8% 3.5%
Of those, with NFIP insurance 86% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Pineville

Typical rent in Pineville is $1,552 a month: 5% below the county. In Pineville, 63% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Mecklenburg County, by unit size. To pay the 2-bedroom one ($1,785 a month) without spending more than 30% of your income, you would need to earn $34.33 an hour working full time.

HUD fair market rent for all of Mecklenburg County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,574 $30.27 $62,960
1 bedroom $1,640 $31.54 $65,600
2 bedrooms $1,785 $34.33 $71,400
3 bedrooms $2,179 $41.90 $87,160
4 bedrooms $2,773 $53.33 $110,920

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Pineville

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Pineville is in ZIP code 28134.

For 2 bedrooms it is $2,010: $225 more than the fair market rent for Mecklenburg County ($1,785).

  • 28134 $2,010$2,450

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Pineville when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Pineville

HUD lists 2 buildings with rents for lower incomes in Pineville. These are the largest.

  • The Pines at Carolina Place 12600 Windy Pines Way, Pineville 28134 200 homes, 199 low-income · 1 bd: 36 · 2 bd: 117 · 3 bd: 47 · In service since 1997 · For families
  • The Dorchester 12920 Dorman Rd, Pineville 28134 99 low-income homes · 1 bd: 99 · In service since 1997 · For older adults

See all 167 buildings in Mecklenburg County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Pineville

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 4 HUD-approved agencies with an office in Mecklenburg County; 3 say they serve in Spanish.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Pineville

No down payment, repair or rent-help program on our list is for Pineville or Mecklenburg County. The ones below are statewide in North Carolina: they work in Pineville the same as in the rest of the state.

Which programs do I qualify for? All programs in North Carolina

  • NC Home Advantage Mortgage

    Statewide in North Carolina

    NCHFA fixed-rate mortgage with down payment assistance, for first-time buyers and for people who have owned a home before, in North Carolina. Offered by North Carolina Housing Finance Agency (NCHFA).

    Forgivable

    See the program Official page

  • NC 1st Home Advantage Down Payment

    Statewide in North Carolina

    A fixed amount of NCHFA down payment assistance for first-time buyers and veterans in North Carolina. Offered by North Carolina Housing Finance Agency (NCHFA).

    Type not stated

    See the program Official page

  • Community Partners Loan Pool (CPLP)

    Statewide in North Carolina

    NCHFA interest-free loan with deferred payments of up to 25% of the price (maximum $50,000) for the down payment of low- and moderate-income buyers in North Carolina; you apply through a member organization. Offered by North Carolina Housing Finance Agency (NCHFA).

    Deferred

    See the program Official page

Housing counselors near Pineville

The HUD-approved agencies closest to the center of Pineville, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • DreamKey Partners

    4601 Charlotte Park Dr Ste 350, Charlotte · 6 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (704) 342-0933

  • NSC (naca Counseling Subsidiary) - National Counseling Center

    5855 Executive Center Dr Suite 400, Charlotte · 11 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (606) 230-6222

  • NSC (naca Counseling Subsidiary) - Charlotte, NC

    5500 Executive Center Dr Ste 105, Charlotte · 11 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (704) 536-7676

Every agency in Mecklenburg County All counseling agencies in North Carolina

Help in Spanish near Pineville

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Pineville

In HUD’s record, no housing authority with an office in Mecklenburg County is named for Pineville or Mecklenburg County.

One other authority has an office in Mecklenburg County: see the list Source: HUD

Cities

Other cities in Mecklenburg County

These cities are also in Mecklenburg County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Mecklenburg County Housing in North Carolina

Nearby cities

The cities closest to Pineville, with the typical home value.

Neighboring counties

If Mecklenburg County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Pineville.

All guides
A father, a mother and their daughter smile among the avocado trees by their home in Somis, California.

Questions

Housing questions about Pineville

Short answers with the numbers for Pineville and all of Mecklenburg County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Pineville?

The typical home value in Pineville is $395,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Mecklenburg County it is $406,800.

How much does it cost to rent in Pineville?

Typical rent in Pineville is $1,552 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Mecklenburg County is $1,785.

What is the FHA loan limit in Pineville?

Pineville uses the FHA limit for all of Mecklenburg County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Pineville?

The typical homeowner in Pineville pays $2,633 a year, according to the U.S. Census Bureau. That is 0.67% of the home’s value; in Mecklenburg County, the rate is 0.71%.

Where can I find free help to buy or rent in Pineville?

There are 4 HUD-approved counseling agencies with an office in Mecklenburg County. 3 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).