College Town Property Management Tips
When you think of college towns around Charlotte, NC, Queens University is often at the top of mind, but for investors looking for the most bang for their buck, Davidson and University City are rapidly gaining recognition.
Both markets offer steady rental demand, unique tenant profiles, and promising long-term upside; however, they couldn’t be more different in terms of feel, price point, and investment strategy.
So, how do you decide which one deserves your investment dollars? Let’s break down the data, lifestyle, and opportunity to help you determine which college town aligns best with your goals.
Davidson Overview
Along the shores of Lake Norman, Davidson is an exemplary town that coincidentally hosts one of the nation’s premier liberal arts colleges: Davidson College. Although its student body is relatively modest, comprising approximately 1,950 students, the college has a substantial impact on the town’s identity.
Most students live on campus, so it’s not your typical off-campus rental market. In Davidson, renters are typically professors, professionals, relocating families, or retirees seeking walkability and a high quality of life. This is ideal for investors seeking stability, high-quality tenants, and long-term appreciation.
As of mid-2025, the median home price hovers just under $600,000. While this is down slightly from a brief spike earlier in the year, it still positions Davidson as one of the more expensive towns in the Charlotte metro.
Properties in this area tend to appreciate well over time, thanks to a limited supply and consistent demand. The town strictly manages new development, which helps preserve its charm but also drives up property values. If you’re looking for a long-term investment that grows in value, Davidson delivers.
What About Rent?
With an average rent of around $2,388 per month, roughly 14% above the national average, investors can expect solid returns, especially in walkable, well-maintained homes. With relatively few rental properties available, landlords face little competition when listing a high-quality unit.
That said, Davidson isn’t a volume game. The majority of residents own their homes, resulting in a smaller and more selective pool of renters. But for investors who value steady, long-term tenants over rapid turnover, that’s a feature, not a flaw.
We have heard investors say these are a few of their favorite things about Davidson:
- Higher rents paired with limited competition create strong rental pricing power
- Longer lease terms from families and professionals mean less turnover
- Strong appreciation potential and market stability support long-term growth
- Lower rental saturation means your property stands out, especially in desirable areas near downtown
University City
Now let’s shift to the northeast side of Charlotte, where the landscape looks quite different. Welcome to University City, home to UNC Charlotte and over 31,000 students. With a population nearly 16x that of Davidson College, UNC Charlotte fuels a rental market that includes students, faculty, young professionals, and local families.
This area is constantly evolving. The recent expansion of the LYNX Blue Line light rail into University City has significantly improved accessibility to Uptown Charlotte, making it even more appealing for commuters, students, and renters without access to a car.
One of the biggest draws of the UNC Charlotte area is affordability. The median home price in University City is around $370,000, nearly $ 230,000 less than in Davidson. This lower barrier to entry means investors can get in with less capital, and often enjoy higher rent-to-price ratios.
Rental rates in the area average around $1,575 per month, depending on the property type and location. While that’s less than Davidson, the lower acquisition cost often translates to better cap rates and stronger monthly cash flow, especially for single-family homes or small multi-unit properties rented to students or roommates.
Know Your Tenants
Unlike Davidson, where most renters are families or professionals, University City caters heavily to students and young adults. That means more frequent turnover, but also consistent demand. Every fall, thousands of new students flood the market looking for clean, safe, affordable housing.
Smart investors time their marketing accordingly and offer properties that meet the needs of students, such as strong Wi-Fi, modern kitchens, and proximity to campus or public transportation. With the right setup and a proactive manager, you can maintain a steady lease year-round, even in a seasonal market.
So, Where Should I Invest?
Like any fast-growing market, University City offers both potential and challenges. UNC Charlotte drives steady rental demand, leading to strong competition from large student apartments with many amenities. To succeed, make your property stand out with smart pricing, clean finishes, and thoughtful features. Student rentals often have higher turnover, so budgeting for repairs and seasonal vacancies is very important.
That said, the upside is compelling. The area continues to evolve, with new developments, transit access, and employer hubs turning University City into one of Charlotte’s most opportunity-rich submarkets.
If you’re leaning toward a market that offers cash flow potential, affordability, and constant rental demand, University City checks all the right boxes.
Keep the following things in mind:
- Heavy competition means you’ll need to offer a quality product at a competitive price
- Student tenants bring higher turnover and more wear — plan accordingly
- Rapid growth continues to improve the area’s appeal and long-term value
- Lower purchase prices can mean stronger cash-on-cash returns for investors
- Consistent demand refreshes every school year, keeping units occupied
Bonus: Rock Hill & Winthrop University
Just 25 miles south of Charlotte, Rock Hill, SC, is an affordable, high-potential rental property market. Anchored by Winthrop University with over 6,000 students, the city benefits from steady renters, local economic activity, and university stability.
Winthrop contributes more than $200 million annually to York County’s economy and supports thousands of local jobs, especially in housing, retail, and services.
What makes Rock Hill especially appealing is its price point. As of August 2025, average rent is around $1,570/month, while home prices remain significantly lower than in Davidson or University City. That means investors can enjoy strong rent-to-price ratios and positive monthly cash flow, even with lower upfront costs.
Need A Partner?
No matter which market speaks to you, one thing is certain: having the right local partner makes all the difference.
At Henderson Property Management, we’ve helped investors succeed in both Davidson and University City for over 35 years. We understand the quirks of each market, from high-end leasing in Lake Norman to back-to-school move-ins at UNC Charlotte.
Reach out for a free rental analysis or property management proposal, and let’s turn your college-town investment into a smart, stress-free success.
