Highland Creek is one of the largest master-planned communities in North Carolina, with more than 4,400 homes and an estimated 14,000-plus residents on the northeast edge of Charlotte. It crosses the Mecklenburg-Cabarrus county line, so part of it is in the City of Charlotte and part is in Concord. Buyers come for mature, tree-lined streets, four community pools, a public golf course, an active social calendar and quick access to I-485, University City and Concord Mills.
I'm Paul Mattos, a mortgage broker with CarolinaHomeFinancing.com serving buyers in North Carolina and South Carolina. Here's what to know about living in Highland Creek: home types, HOA, the real cost of owning on each side of the county line, schools, commuting and your mortgage options.
Updated November 2026.
The Quick Answer
Where it is: northeast Charlotte along I-485 between Prosperity Church Road and Eastfield Road, next to University City and the western edge of Concord, about 15 miles from uptown.
Size: more than 4,400 homes, built mostly from the 1990s through the 2010s, according to the Highland Creek Community Association.
Prices: Redfin reported a median sale price of about $420,000 for Highland Creek in August 2026, down about 6% from a year earlier.
Two counties, two tax rates: Mecklenburg County homes inside Charlotte pay about 78.6 cents per $100 of value for FY2026-27. Cabarrus County homes inside Concord pay about 99.6 cents.
Home types: single-family homes from starter to executive size, golf course homes, townhomes and condos.
Common loans: conventional, FHA (the 2026 FHA limit here is $541,287 for a single-family home), VA, and NC Housing Finance Agency down payment assistance for eligible buyers.
About Highland Creek
Highland Creek is run by the Highland Creek Community Association, which manages two main clubhouses, a fitness center, four pools at Christenbury Park, Clarke Creek Park, Prosperity Park and the Sports Club, tennis and pickleball courts, playgrounds, pocket parks and walking trails. The association has an activities director and runs a year-round calendar, including the Highland Creek 5K, summer camps, swim lessons and a neighborhood swim team.
Highland Creek Golf Club is an 18-hole public course with a clubhouse, practice facility and event space. It's run separately from the HOA, so your assessment doesn't include golf. Fun local detail: many streets carry names from Tolkien's Middle-earth, like Numenore Drive and Elendil Lane.
Everyday shopping is close by along Prosperity Church Road, Eastfield Road and Ridge Road, including Prosperity Village. Concord Mills, Christenbury Village and the Charlotte Motor Speedway corridor are a short drive northeast.
For more, see my Charlotte, NC Mortgage Guide or all of my Charlotte Area Guides. If you're relocating, see the Moving to Charlotte mortgage and cost of living guide.
Paul's Take on Highland Creek
Highland Creek is a great fit if you want a bit of everything without giving up convenience. You're right on I-485, so uptown, University City and Concord are easy, and Lake Norman is a quick drive west when you want a day on the water. You get the established-neighborhood feel and amenities of a big community while still being close to the city.
My best advice: drive the area before you make an offer. Highland Creek is big, and the sections feel different from one another. Drive it on a weekday at rush hour and again on a Saturday, check the route to I-485 and to wherever you'll be working, and look at which side of the county line the home is on. A half hour behind the wheel will tell you more than any listing.
Homes in Highland Creek
Single-Family Homes
Most of Highland Creek is single-family homes in brick, siding and stone, ranging from starter-size homes in the earliest sections to larger two-story homes built later. Because most homes are 15 to 30 years old, plan for a careful inspection of the roof, HVAC, water heater and windows, and budget for updates.
Golf Course and Executive Homes
Larger homes, some well over 4,000 square feet, line parts of the golf course and the later sections. These sit at the top of Highland Creek's price range. A few may need a jumbo loan if the loan amount is above the 2026 conforming limit of $832,750.
Townhomes and Condos
Attached homes are clustered near the main roads and amenities. They're often the most affordable way into Highland Creek and may have a separate sub-association that covers exterior and lawn care. Condo financing depends on the project meeting lender guidelines, so check early.
You can see section boundaries on the association's community maps.
Mecklenburg Side vs. Cabarrus Side
The county line runs through Highland Creek, and it matters more than most buyers expect:
Mecklenburg County side: City of Charlotte services, Charlotte Water, Charlotte-Mecklenburg Schools, and a combined tax rate of about 78.6 cents per $100 for FY2026-27 (Mecklenburg County 49.27 plus City of Charlotte about 29.3).
Cabarrus County side: City of Concord services and utilities, Cabarrus County Schools, and a combined tax rate of about 99.6 cents per $100 for FY2026-27 (Cabarrus County 57.6 plus City of Concord 42).
Two similar homes a few streets apart can have different tax bills, utilities and school systems. Check the county on the tax record for every home you look at.
The Cost to Own in Highland Creek
Property Tax Estimates
These estimates use a home with a tax value of $420,000, close to the recent median sale price:
Mecklenburg side (Charlotte): about $3,300 a year in county and city property tax.
Cabarrus side (Concord): about $4,180 a year in county and city property tax.
Your actual bill depends on the home's assessed value, which may differ from the price you pay. Mecklenburg County is in the middle of a revaluation, and new values are expected in early 2027, so taxes on that side could change. Try my mortgage calculator to see how taxes affect a payment, then schedule a consultation and I'll run your actual numbers for a specific home.
HOA Dues
Every home pays the master Highland Creek association assessment, which covers the pools, clubhouses, parks and common areas. Some sections and townhome communities have an additional sub-association with its own dues, and some of those include lawn care or exterior maintenance. Ask for the current master and sub-association dues, any special assessments and the transfer fees before you make an offer. HOA dues count in your debt-to-income ratio.
Utilities and Insurance
Power: Duke Energy.
Water and sewer: Charlotte Water on the Mecklenburg side and the City of Concord on the Cabarrus side.
Flood zones: Clarke Creek, Mallard Creek and other streams run through and near the community. Most homes aren't in a flood zone, but check the FEMA flood map for any home near a creek or pond, since flood insurance can be required.
See escrow explained for first-time homebuyers for how taxes and insurance are built into your payment.
Schools in Highland Creek
The Highland Creek Community Association lists Highland Creek Elementary, Ridge Road Middle and Mallard Creek High for Charlotte-Mecklenburg Schools. Homes on the Cabarrus side are served by Cabarrus County Schools. Assignments depend on the exact address and can change, so verify the current assignment directly with the district before you make an offer.
Jobs and Commuting From Highland Creek
Highland Creek sits next to one of Charlotte's biggest job centers. University City has about 80,000 employees, according to University City Partners, including UNC Charlotte, Atrium Health University City and employers in University Research Park. Centene's East Coast headquarters in University Research Park had hired about 1,000 people as of early 2026, with thousands more jobs expected.
University Research Park and UNC Charlotte: a short drive south.
Uptown Charlotte: about 15 miles by I-485 and I-77, or I-85.
Concord Mills and Charlotte Motor Speedway: a short drive northeast.
Huntersville and Lake Norman: west by I-485.
Charlotte Douglas Airport: across town by I-485 or I-85.
I-485 and Prosperity Church Road can back up at rush hour and on weekends near Concord Mills, so test the drive from the specific home at the times you'll actually commute.
Mortgage Options That Fit Highland Creek
Conventional loans: the most common choice here, from first-time buyers to move-up buyers. Eligible buyers may put as little as 3% or 5% down. See my conventional home loans page.
FHA loans: a fit for many townhomes and starter homes in the original sections. The 2026 FHA limit for Mecklenburg and Cabarrus counties is $541,287 for a single-family home. See my FHA home loans page.
VA loans: eligible veterans and service members may buy with no down payment. See my VA home loans page.
Jumbo loans: only for the largest golf course and executive homes, when the loan is above $832,750. See my jumbo loans page.
Buying before you sell: many Highland Creek buyers are moving up within the community or from nearby. See can I buy a house before selling mine?
Down Payment Assistance
NC 1st Home Advantage Down Payment: $15,000 for eligible first-time buyers and veterans, as a deferred second mortgage that's forgiven over years 11 through 15. Price and income limits apply.
NC Home Advantage Mortgage: up to 3% down payment assistance with FHA, VA, USDA or conventional loans. You don't have to be a first-time buyer.
HouseCharlotte: the City of Charlotte's program for eligible first-time buyers on the Mecklenburg side. It has a $365,000 maximum sales price, so in Highland Creek it mainly fits townhomes and condos.
Program terms change, so confirm current limits before you count on them. See my first-time homebuyer programs page.
Highland Creek vs. Nearby Areas
University City: more condos, townhomes and light rail access just south. See my University City Mortgage Guide.
Concord: more new construction and a range of prices across Cabarrus County. See my Concord, NC Mortgage Guide.
Harrisburg: suburban neighborhoods and Cabarrus County schools to the southeast. See my Harrisburg, NC Mortgage Guide.
Huntersville: suburban living near Lake Norman to the west. See my Huntersville, NC Mortgage Guide.
Frequently Asked Questions
Is Highland Creek in Charlotte or Concord?
Both. Most of Highland Creek is in the City of Charlotte in Mecklenburg County, and part is in the City of Concord in Cabarrus County.
How many homes are in Highland Creek?
More than 4,400, according to the Highland Creek Community Association.
What are property taxes in Highland Creek?
For FY2026-27, about 78.6 cents per $100 of value on the Mecklenburg side and about 99.6 cents on the Cabarrus side. On a $420,000 tax value, that's roughly $3,300 a year in Charlotte or $4,180 in Concord.
Does Highland Creek have an HOA?
Yes. Every home pays the master association, which covers the pools, clubhouses and common areas. Some sections and townhome communities also have a sub-association.
Is the golf course part of the HOA?
No. Highland Creek Golf Club is a public course run separately from the association.
Can I use an FHA loan in Highland Creek?
Yes, for homes within the 2026 FHA limit of $541,287 for a single-family home. Condos must also meet FHA project requirements.
Work With a Local Mortgage Broker
Whether you're buying your first townhome, moving up within Highland Creek or relocating for a job in University City, I can help you compare options and build a plan around your goals. Schedule a consultation, start your application or read client reviews.
Paul Mattos
Mortgage Broker | CarolinaHomeFinancing.com
NMLS# 2339069 | Licensed in NC and SC
Call or text: 980-221-4959
This article provides general educational information and is not a commitment to lend or a rate quote. Home prices, tax rates, HOA dues, loan limits, assistance programs and school assignments change and should be verified for the specific address. Financing is subject to credit, income, assets, appraisal, title and underwriting requirements. Not all applicants will qualify. Full licensing information appears at the bottom of this page.
