Huntersville vs. Waxhaw: Comparing a $670K and a $723K New Build

One of the questions people relocating to Charlotte ask me more than almost any other is some version of this: should we live north of the city or south of it?

It sounds like a question about houses. It isn't, really. When you compare two homes on opposite sides of Charlotte, you're also choosing a county, a school system, a commute, and a tax bill. The floor plan is just the part you can walk through.

To make that concrete, I toured two brand new homes about 45 minutes apart. In Huntersville, north of the city, the Presley floor plan by Shea Homes at about $670,000. In Waxhaw, south of the city, the Riverton floor plan by Pulte at $723,000. That's a difference of roughly $50,000. The real question is what that money actually buys you.

The Presley by Shea Homes in Huntersville

The Presley is a four-bedroom, four-bath plan with just over 2,700 square feet. The model I toured had a dedicated office on the main level with a full bath nearby, and that space can be converted into a downstairs bedroom suite if you'd rather have one.

What stands out with Shea is the attention to detail. Tile showers run all the way to the ceiling with large-format tile, and the finishes feel like a step above what you often see in spec homes. A lot of clients tell me they want a grand living room or a grand dining room, and this plan delivers both as configured, including a dining room with double-height ceilings.

The kitchen has a lot of cabinetry, a very large quartz island, and the deluxe kitchen package with a built-in convection oven and wall oven. There's a drop zone and a pantry, and the open living area is the kind of space where everyone stays part of the conversation during the holidays. The fireplace can be finished in brick, stone, or woodwork. Out back is a covered lanai. The model's grill and extended patio stones were upgrades, but they show what the lot can become.

One small detail I enjoyed: a built-in wine storage nook tucked under the stairwell off the dining area. I like my wine, and I like a good use of space even more.

Upstairs there's a large laundry room (the sink is optional), a loft, and the secondary bedrooms with step-in closets. Here's the feature that sets this plan apart. Every bedroom has its own bathroom. If you've ever lived through a morning rush with several people waiting on one shower, you understand why that matters.

The primary suite has its own small foyer before you reach the bedroom, which fits a king bed, a dresser, and a chair with room to spare.

When I filmed this in September 2026, Shea was offering a $15,000 incentive for buyers using its preferred lender. I've recently been able to get clients more than that. No promises, but that's what the market was allowing at the time.

The Riverton by Pulte in Waxhaw

The Riverton is a bigger home: five bedrooms, four and a half baths, a two-car garage, and just under 3,500 square feet. That's about 700 square feet more than the Presley for roughly $50,000 more.

You come in to a dedicated dining room and a dedicated office at the front of the house, plus a half bath on the main floor. The living area connects to a large sunroom with a wall of windows and a lot of natural light. The kitchen has more counter space than you'll know what to do with, along with the deluxe kitchen package, a drop-in cooktop, and built-in ovens. If you're the one doing the holiday cooking, you'll feel the difference.

The feature I'd point out to many buyers is the full suite on the main level, tucked off near the garage, with a bedroom, full bath, and walk-in closet. For multi-generational living, that's a big deal. Someone who doesn't want to deal with stairs can have a private space of their own. It also works for a college student home for the summer who wants some independence.

Upstairs there's a loft and generous secondary bedrooms with walk-in closets, one with direct access to a full bath, plus a hall bath and a dedicated laundry room. The primary suite fits a king bed with nightstands on both sides, a chair, and a dresser, and it has a large walk-in closet. The primary bath has dual vanities, tile floors, and a tiled shower with a bench.

The incentive here was different. At the time of filming, Pulte was offering a 5.875% interest rate for buyers who went under contract within about a week. With market rates above 7% then, that's a meaningful drop in the monthly payment.

The Part That Isn't in Either Floor Plan

Here's where the decision usually gets made.

Huntersville is in Mecklenburg County. It's roughly 15 to 30 minutes to Uptown depending on traffic, close to Birkdale Village, and close to Lake Norman and everything that comes with lake life. If your work is north or central, or your weekends revolve around the water, that proximity is worth a lot.

Waxhaw is in Union County, which has lower property taxes. The trade-off is the drive. Getting from Waxhaw to Uptown runs about 25 to 40 minutes depending on traffic. If you work from home or your job is on the south side, that matters less. If you're commuting into the city every day, it matters more than any countertop.

The two homes also sit in different school systems. I'd encourage you to look at the schools assigned to any specific address yourself and decide what matters to your household. Tax rates change as well, so confirm the current numbers with each county before you lean on them.

Notice also that the incentives work differently. A $15,000 credit and a below-market rate are not the same thing, and which one helps you more depends on your cash reserves and how long you plan to keep the loan.

So Which Would I Choose?

Neither answer is wrong. They both have their challenges and their positives. The Presley gives you exceptional finishes, a bathroom for every bedroom, and a shorter path to Uptown and the lake. The Riverton gives you more space, a main-level suite, a sunroom, and a lower tax bill, with a longer drive.

The right choice comes down to how you actually live: where you work, how often you drive into the city, whether anyone in your home needs main-floor living, and what your budget looks like after taxes and incentives.

A Note on Builder Reps

When you visit these communities, the sales reps will be kind and helpful. They also represent the builder, and it's their job to get the best outcome for the builder. You won't get a discount for walking in without your own agent. You'll just be negotiating alone.

Let's Compare Your Options Side by Side

My team and I have been helping people sort through decisions like this in the Charlotte market for over a decade. If you're weighing north against south, or two specific homes, I'm glad to put them side by side with you using your real numbers. When you're ready to have that conversation, reach out.

Frequently asked questions

How do the Presley in Huntersville and the Riverton in Waxhaw compare?

When I toured them in September 2026, the Shea Homes Presley in Huntersville was about $670,000 with four bedrooms, four baths, and just over 2,700 square feet. The Pulte Riverton in Waxhaw was $723,000 with five bedrooms, four and a half baths, and just under 3,500 square feet, about 700 square feet larger.

Which has the shorter commute to Uptown Charlotte, Huntersville or Waxhaw?

Huntersville is generally closer, about 15 to 30 minutes to Uptown depending on traffic. From Waxhaw, plan on roughly 25 to 40 minutes.

Are property taxes lower in Waxhaw than Huntersville?

Waxhaw is in Union County, which has lower property taxes than Mecklenburg County, where Huntersville sits. Confirm current rates with each county before you compare budgets.

What incentives were these builders offering?

At the time of filming, Shea Homes was offering a $15,000 incentive with its preferred lender on the Presley, and Pulte was offering a 5.875% interest rate on the Riverton for buyers who went under contract within about a week, when market rates were above 7%. Incentives change quickly, so ask what's current.