28086 — Cleveland County, North Carolina Market Snapshot
Housing market data for zip code 28086 in Cleveland County, North Carolina. Updated monthly with median prices, days on market, and more.
Market Sales Data
74 sales in 2026 (year to date)
Median Sale Price
$296,500
Days to Sell
96
Homes Sold
74
Inventory
107
Sale-to-List
97.0%
New Listings
93
Price/SqFt
$185
Pending Sales
83
Conforming Loan Available
Most homebuyers in 28086 can comfortably use conventional financing. The median home price of $296,500 is well below the 2026 conforming loan limit of $832,750, meaning buyers can put as little as 3-5% down without hitting jumbo loan territory.
Market Insights
Market Temperature
With homes sitting for 96 days on average, 28086 favors buyers. There may be opportunities to negotiate below asking price or request seller concessions for closing costs or rate buydowns.
Sale-to-List Ratio
The average home in 28086 sells for 3.0% below asking price (97.0% sale-to-list), suggesting buyers have negotiating leverage in the current market.
Conforming Loan Feasibility
Most homebuyers in 28086 can comfortably use conventional financing. The median home price of $296,500 is well below the 2026 conforming loan limit of $832,750, meaning buyers can put as little as 3-5% down without hitting jumbo loan territory.
Loan limits in 28086 are set at the county level.
2026 Loan Limits — Cleveland County
| Property Units | Conforming Limit | FHA Limit |
|---|---|---|
| 1 Unit | $832,750 | $541,287 |
| 2 Units | $1,066,250 | $693,050 |
| 3 Units | $1,288,800 | $837,700 |
| 4 Units | $1,601,750 | $1,041,125 |
Affordability Snapshot — Zip 28086
To purchase the median home at $296,500 with 5% down at today's rate of 6.75%, the estimated monthly payment is approximately $2,422.
Monthly Payment
$2,422
Income Required
$103,787
Principal & Interest
$1,827/mo
Down Payment (5%)
$14,825
Based on 30-year fixed at 6.75%, 1.8% property tax, $1,800/yr insurance, 28% DTI guideline.
Mortgage Calculator
Estimate your monthly payment for a home in 28086.
Estimated Monthly Payment
$1,985
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