1Overview
Market Overview
Real data. Local insights. Smarter decisions.
Use this real-time market snapshot to understand where Steele Creek stands today—and what it could mean for your purchase plan.
Data is updated monthly.
Active Price Cuts
Active listings with recorded price cuts.
Price Cuts
Price reductions affect a substantial minority of listings: 33% of active listings. These sellers have adjusted prior asking prices, showing pricing pressure on part of the listed market.
Homes for Sale by Asking Price
Share of homes for sale in each asking-price range.
Where Listings Are Available
Single-Family accounts for 3 homes in the displayed data.
Active IDX Broker / Canopy MLS inventory · September 14, 2026
Private Pool Homes for Sale in Steele Creek — area-wide median $444K: Appreciation in Steele Creek: How Building Age, Renovation Trends, and Future Development Shape Value
Steele Creek’s property appreciation has outpaced many Charlotte suburbs, driven by a dynamic mix of new construction and strategic renovations. Over the past five years, median home values in 28273 have climbed by 38%, with the current median sale price hovering near $395,000. This robust growth is not just a product of market momentum—it’s also a reflection of the area’s evolving housing stock.
Buyers are drawn to Steele Creek’s blend of modern amenities and established neighborhoods, creating a competitive environment for both new builds and updated resales. The area’s future development pipeline is also noteworthy: over 1,200 new residential units are approved or under construction within a three-mile radius, signaling continued investment and confidence in local demand. This influx of new housing is expected to keep appreciation rates healthy, though it may also introduce more price segmentation by micro-pocket. For those considering long-term value, Steele Creek’s combination of fresh inventory and ongoing revitalization offers a compelling case for sustained appreciation.
Looking deeper, the building age mix and renovation share play a pivotal role in value creation. Homes built before 2000 make up 41% of the current inventory, but these properties often command a premium if they’ve been recently updated—renovated pre-2000 homes in Steele Creek sold for an average of $222 per square foot in 2023, compared to $198 per square foot for unrenovated peers. Meanwhile, the average days on market (DOM) for renovated homes is just 17 days, versus 29 days for those needing updates. This clear preference for move-in-ready properties underscores the strategic advantage of targeted renovations in this ZIP code.
Additionally, the future development pipeline is poised to further influence appreciation trajectories. With over 400 multifamily units and several mixed-use projects slated for completion by 2026, the neighborhood is likely to see increased density and new retail anchors. These projects not only enhance local amenities but also attract a broader buyer pool, reinforcing upward price pressure in the most desirable pockets. For investors and homeowners alike, monitoring permit activity and renovation trends remains essential to understanding where appreciation is likely to be strongest in the coming years.
Important Information, Independent Verification & No-Advice Disclaimer
Information on this website is provided solely for general informational and educational purposes as an overview of housing and real estate markets. Content is compiled, aggregated, correlated, and summarized from multiple online and third-party sources and may include automated or AI-assisted content. Information may be inaccurate, incomplete, outdated, or inconsistent.
To the fullest extent permitted by applicable law, information is provided “as is” and “as available,” without express or implied representations or warranties regarding accuracy, completeness, timeliness, reliability, or suitability for any particular purpose. Prices, availability, statistics, estimates, and projections may change without notice. No property value, appreciation, income, investment return, or other financial result is guaranteed.
This website does not provide personalized financial, investment, legal, tax, lending, or appraisal advice. Helen Harp Realty is not a financial-planning or investment-advisory firm, and its general website content is not a recommendation that any particular property, transaction, or strategy is suitable for you.
Do not rely on this website as the sole basis for a purchase, sale, financing, or investment decision. Before acting, independently verify all material information with multiple reliable sources, including applicable government agencies and official records, and the relevant property owner, listing broker, homeowners’ association, lender, insurer, or service provider. Confirm matters such as property condition, square footage, taxes, zoning, permitted uses, school assignments, fees, assessments, insurance, financing, and current availability. Consult appropriately licensed professionals regarding your circumstances.
Merely accessing this website or reading its content does not establish a brokerage, agency, advisory, or fiduciary relationship. Any separately established brokerage or agency relationship remains governed by applicable law and the parties’ agreements.
To the fullest extent permitted by applicable law, Helen Harp Realty and the website’s operators disclaim liability for losses arising from errors, omissions, or reliance on general website information. Nothing in this disclaimer limits duties owed under an established brokerage or agency relationship, excuses misrepresentation or failure to disclose material facts, or waives any right, duty, or liability that cannot lawfully be waived.
2Neighborhoods
Neighborhood Comparison
Steele Creek vs. Nearby
Where Steele Creek sits among the neighborhoods in 28273 — depth of supply and scarcity.
Neighborhood Inventory
Southbridge has the highest displayed value, 20 homes; The Crossing has the lowest, 7 homes. The gap is 13 homes.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
Tightest Inventory
All 6 displayed categories are tied at 1 homes.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
Current Market Snapshot: Steele Creek, NC 28273 by the Numbers
Steele Creek’s real estate market in 28273 is marked by strong demand, steady appreciation, and a healthy mix of new and established homes. The median sale price is $395,000, reflecting a 7.2% year-over-year increase. Inventory remains tight, with just 1.7 months of supply and homes averaging 21 days on the market. Renovated and new construction properties are especially sought after, making up a combined 45% of recent sales and contributing to the area’s competitive landscape.
| Neighborhood | ZIP | Median Sale Price | YOY Appreciation | Avg Days on Market | Inventory (Months) | Renovated Home % | New Construction % | Owner-Occupancy Rate |
|---|---|---|---|---|---|---|---|---|
| Steele Creek | 28273 | $395,000 | 7.2% | 21 | 1.7 | 18% | 27% | 68% |
Important Information, Independent Verification & No-Advice Disclaimer
Information on this website is provided solely for general informational and educational purposes as an overview of housing and real estate markets. Content is compiled, aggregated, correlated, and summarized from multiple online and third-party sources and may include automated or AI-assisted content. Information may be inaccurate, incomplete, outdated, or inconsistent.
To the fullest extent permitted by applicable law, information is provided “as is” and “as available,” without express or implied representations or warranties regarding accuracy, completeness, timeliness, reliability, or suitability for any particular purpose. Prices, availability, statistics, estimates, and projections may change without notice. No property value, appreciation, income, investment return, or other financial result is guaranteed.
This website does not provide personalized financial, investment, legal, tax, lending, or appraisal advice. Helen Harp Realty is not a financial-planning or investment-advisory firm, and its general website content is not a recommendation that any particular property, transaction, or strategy is suitable for you.
Do not rely on this website as the sole basis for a purchase, sale, financing, or investment decision. Before acting, independently verify all material information with multiple reliable sources, including applicable government agencies and official records, and the relevant property owner, listing broker, homeowners’ association, lender, insurer, or service provider. Confirm matters such as property condition, square footage, taxes, zoning, permitted uses, school assignments, fees, assessments, insurance, financing, and current availability. Consult appropriately licensed professionals regarding your circumstances.
Merely accessing this website or reading its content does not establish a brokerage, agency, advisory, or fiduciary relationship. Any separately established brokerage or agency relationship remains governed by applicable law and the parties’ agreements.
To the fullest extent permitted by applicable law, Helen Harp Realty and the website’s operators disclaim liability for losses arising from errors, omissions, or reliance on general website information. Nothing in this disclaimer limits duties owed under an established brokerage or agency relationship, excuses misrepresentation or failure to disclose material facts, or waives any right, duty, or liability that cannot lawfully be waived.
3Affordability
Affordability
Can You Afford Steele Creek?
What your budget can actually reach in Steele Creek right now.
Homes by Price Range
$300K–$500K has the highest displayed value, 2 homes; Under $300K, $750K–$1M, $1M–$1.5M and 1 others share the lowest, 0 homes. The gap is 2 homes.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
What Your Budget Reaches
A $750K budget, A $1M budget, Any budget share the highest displayed value, 3 homes; A $300K budget has the lowest, 0 homes. The gap is 3 homes.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
Proximity, Commute, and “Errand Time”: Steele Creek’s Connected Lifestyle
If you’re allergic to long commutes, Steele Creek’s location is a major perk. Uptown Charlotte is just 18 minutes away via I-485 or South Tryon, and the airport is a quick 12-minute drive—ideal for frequent travelers or spontaneous weekend trips. Retail, dining, and daily errands are a breeze, with RiverGate Shopping Center, Topgolf, and multiple grocery stores all within a 10-minute radius. Plus, McDowell Nature Preserve and Lake Wylie are practically next door, making it easy to swap screen time for green time.
Transit options are decent, with CATS bus routes connecting to the Blue Line light rail, though most residents still rely on their cars for daily commutes. Highway ramps are close, but rush hour can turn Steele Creek Road into a slow crawl, especially near the I-485 interchange. On the upside, “errand time” is short—most essentials are within a 3-mile drive, and weekend brunch spots are plentiful. For remote workers or hybrid commuters, gigabit internet from multiple providers means you’re always connected, whether you’re Zooming from home or streaming at the park.
Important Information, Independent Verification & No-Advice Disclaimer
Information on this website is provided solely for general informational and educational purposes as an overview of housing and real estate markets. Content is compiled, aggregated, correlated, and summarized from multiple online and third-party sources and may include automated or AI-assisted content. Information may be inaccurate, incomplete, outdated, or inconsistent.
To the fullest extent permitted by applicable law, information is provided “as is” and “as available,” without express or implied representations or warranties regarding accuracy, completeness, timeliness, reliability, or suitability for any particular purpose. Prices, availability, statistics, estimates, and projections may change without notice. No property value, appreciation, income, investment return, or other financial result is guaranteed.
This website does not provide personalized financial, investment, legal, tax, lending, or appraisal advice. Helen Harp Realty is not a financial-planning or investment-advisory firm, and its general website content is not a recommendation that any particular property, transaction, or strategy is suitable for you.
Do not rely on this website as the sole basis for a purchase, sale, financing, or investment decision. Before acting, independently verify all material information with multiple reliable sources, including applicable government agencies and official records, and the relevant property owner, listing broker, homeowners’ association, lender, insurer, or service provider. Confirm matters such as property condition, square footage, taxes, zoning, permitted uses, school assignments, fees, assessments, insurance, financing, and current availability. Consult appropriately licensed professionals regarding your circumstances.
Merely accessing this website or reading its content does not establish a brokerage, agency, advisory, or fiduciary relationship. Any separately established brokerage or agency relationship remains governed by applicable law and the parties’ agreements.
To the fullest extent permitted by applicable law, Helen Harp Realty and the website’s operators disclaim liability for losses arising from errors, omissions, or reliance on general website information. Nothing in this disclaimer limits duties owed under an established brokerage or agency relationship, excuses misrepresentation or failure to disclose material facts, or waives any right, duty, or liability that cannot lawfully be waived.
4Schools
Why Steele Creek keeps drawing buyers.
Steele Creek is a fast-growing southwest Charlotte community in ZIP 28273, about ten miles from Uptown along Steele Creek Road and South Tryon Street. Its newer housing stock, generous lots, and warm Carolina summers make it a natural fit for buyers who want a private pool and room to spread out. Easy I-485 access, Lake Wylie close by, and a short hop to Charlotte Douglas keep the location practical for commuters and travelers alike.
Local spots to eat, sip, and gather.
Dining and gathering places near Steele Creek.
- RiverGate Shopping Center - Retail and dining hub; a broad mix of sit-down restaurants and casual spots off South Tryon Street near I-485.
- Berewick Town Center - Neighborhood commercial node; cafes and eateries anchoring the Berewick area just north of the community.
Important Information, Independent Verification & No-Advice Disclaimer
Information on this website is provided solely for general informational and educational purposes as an overview of housing and real estate markets. Content is compiled, aggregated, correlated, and summarized from multiple online and third-party sources and may include automated or AI-assisted content. Information may be inaccurate, incomplete, outdated, or inconsistent.
To the fullest extent permitted by applicable law, information is provided “as is” and “as available,” without express or implied representations or warranties regarding accuracy, completeness, timeliness, reliability, or suitability for any particular purpose. Prices, availability, statistics, estimates, and projections may change without notice. No property value, appreciation, income, investment return, or other financial result is guaranteed.
This website does not provide personalized financial, investment, legal, tax, lending, or appraisal advice. Helen Harp Realty is not a financial-planning or investment-advisory firm, and its general website content is not a recommendation that any particular property, transaction, or strategy is suitable for you.
Do not rely on this website as the sole basis for a purchase, sale, financing, or investment decision. Before acting, independently verify all material information with multiple reliable sources, including applicable government agencies and official records, and the relevant property owner, listing broker, homeowners’ association, lender, insurer, or service provider. Confirm matters such as property condition, square footage, taxes, zoning, permitted uses, school assignments, fees, assessments, insurance, financing, and current availability. Consult appropriately licensed professionals regarding your circumstances.
Merely accessing this website or reading its content does not establish a brokerage, agency, advisory, or fiduciary relationship. Any separately established brokerage or agency relationship remains governed by applicable law and the parties’ agreements.
To the fullest extent permitted by applicable law, Helen Harp Realty and the website’s operators disclaim liability for losses arising from errors, omissions, or reliance on general website information. Nothing in this disclaimer limits duties owed under an established brokerage or agency relationship, excuses misrepresentation or failure to disclose material facts, or waives any right, duty, or liability that cannot lawfully be waived.
5Market Outlook
Market Outlook
Steele Creek Market Outlook
Current signals for Steele Creek: the supply mix by type and how much pricing power has shifted to buyers.
Inventory Baseline
Single-Family accounts for 3 homes in the displayed data.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
Price-Reduction Signal
Active listings with a recorded price reduction.
cut
Price reductions affect a substantial minority of listings: 33% of active listings. These sellers have adjusted prior asking prices, showing pricing pressure on part of the listed market.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
Market data and listing metrics are powered by IDX Broker using available Canopy MLS listing data. Market outlook signals are informational and are not predictions or guarantees of future price movement.
Entertainment and opportunities to socialize.
The picks below are in and around Steele Creek.
- Topgolf Charlotte — Sports & social club; This spot is more than just golf—think rooftop views, lively music, and a crowd that’s always ready for fun. 8024 Savoy Corporate Dr 28273
- AvidXchange Music Factory — Live music venue; From indie bands to big-name acts, this is where Charlotte’s nightlife pulses after dark. 1000 NC Music Factory Blvd Charlotte, 28206 28273
Groceries and retail close by.
Everyday shopping serving Steele Creek.
- Publix at Berewick - Full-service grocery; fresh departments and a pharmacy for weekly runs near the community.
- RiverGate power center - Big-box retail; national stores, a Target, and services along South Tryon Street minutes from home.
- Steele Creek Road corridor - Everyday retail; grocers, pharmacies, and quick-service shops line the main road through the community.
Important Information, Independent Verification & No-Advice Disclaimer
Information on this website is provided solely for general informational and educational purposes as an overview of housing and real estate markets. Content is compiled, aggregated, correlated, and summarized from multiple online and third-party sources and may include automated or AI-assisted content. Information may be inaccurate, incomplete, outdated, or inconsistent.
To the fullest extent permitted by applicable law, information is provided “as is” and “as available,” without express or implied representations or warranties regarding accuracy, completeness, timeliness, reliability, or suitability for any particular purpose. Prices, availability, statistics, estimates, and projections may change without notice. No property value, appreciation, income, investment return, or other financial result is guaranteed.
This website does not provide personalized financial, investment, legal, tax, lending, or appraisal advice. Helen Harp Realty is not a financial-planning or investment-advisory firm, and its general website content is not a recommendation that any particular property, transaction, or strategy is suitable for you.
Do not rely on this website as the sole basis for a purchase, sale, financing, or investment decision. Before acting, independently verify all material information with multiple reliable sources, including applicable government agencies and official records, and the relevant property owner, listing broker, homeowners’ association, lender, insurer, or service provider. Confirm matters such as property condition, square footage, taxes, zoning, permitted uses, school assignments, fees, assessments, insurance, financing, and current availability. Consult appropriately licensed professionals regarding your circumstances.
Merely accessing this website or reading its content does not establish a brokerage, agency, advisory, or fiduciary relationship. Any separately established brokerage or agency relationship remains governed by applicable law and the parties’ agreements.
To the fullest extent permitted by applicable law, Helen Harp Realty and the website’s operators disclaim liability for losses arising from errors, omissions, or reliance on general website information. Nothing in this disclaimer limits duties owed under an established brokerage or agency relationship, excuses misrepresentation or failure to disclose material facts, or waives any right, duty, or liability that cannot lawfully be waived.
6Buyer Strategy
Buyer Strategy
How Do You Win in Steele Creek?
Where Steele Creek and its neighbors fall on buyer-opportunity vs seller-leverage.
Areas With More Listings
Current values for the displayed comparison.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
Areas With Fewer Listings
Current values for the displayed comparison.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
Market data and listing metrics are powered by IDX Broker using available Canopy MLS listing data. Strategy scores are intended for planning context only, not as guarantees of buyer or seller outcomes.
Doctors, dentistry, and routine care providers who keep daily health simple.
The picks below are in and around Steele Creek.
- Novant Health Steelecroft Primary Care — primary care. 13425 Hoover Creek Blvd28273
- Carolina Kids Pediatrics — pediatrics/clinic. 13425 Hoover Creek Blvd28273
- Steele Creek Dental — dentistry. 10922 S Tryon St28273
A community with deep roots.
Steele Creek is one of Mecklenburg County's oldest settled areas. Historic-landmark records trace Steele Creek Presbyterian Church to the county's earliest Presbyterian settlement, formally organized in 1760. For generations the area stayed rural and agricultural on the southwest edge of Charlotte, then grew rapidly as South Tryon Street, I-485, and airport-adjacent development pushed south. Today it blends that long history with some of the city's newest neighborhoods inside ZIP 28273.
Nearby hospitals and emergency care.
Care access from Steele Creek.
- Atrium Health Pineville - Full-service hospital and 24-hour ER; a manageable drive southeast of the community. 10628 Park Rd Pineville, 28134 28273
- Steele Creek corridor urgent care - Walk-in and freestanding options; routine and after-hours care is expanding along Steele Creek Road and South Tryon Street.
Police coverage.
Policing for Steele Creek is handled by the Charlotte-Mecklenburg Police Department through the division serving this southwest corner of the city inside ZIP 28273. As the area has grown, the division has stayed a steady point of contact for residents and the many active HOAs across newer subdivisions. Verify the assigned division for a specific address through CMPD's public division listings; use 911 for emergencies and 311 for non-urgent matters.
Important Information, Independent Verification & No-Advice Disclaimer
Information on this website is provided solely for general informational and educational purposes as an overview of housing and real estate markets. Content is compiled, aggregated, correlated, and summarized from multiple online and third-party sources and may include automated or AI-assisted content. Information may be inaccurate, incomplete, outdated, or inconsistent.
To the fullest extent permitted by applicable law, information is provided “as is” and “as available,” without express or implied representations or warranties regarding accuracy, completeness, timeliness, reliability, or suitability for any particular purpose. Prices, availability, statistics, estimates, and projections may change without notice. No property value, appreciation, income, investment return, or other financial result is guaranteed.
This website does not provide personalized financial, investment, legal, tax, lending, or appraisal advice. Helen Harp Realty is not a financial-planning or investment-advisory firm, and its general website content is not a recommendation that any particular property, transaction, or strategy is suitable for you.
Do not rely on this website as the sole basis for a purchase, sale, financing, or investment decision. Before acting, independently verify all material information with multiple reliable sources, including applicable government agencies and official records, and the relevant property owner, listing broker, homeowners’ association, lender, insurer, or service provider. Confirm matters such as property condition, square footage, taxes, zoning, permitted uses, school assignments, fees, assessments, insurance, financing, and current availability. Consult appropriately licensed professionals regarding your circumstances.
Merely accessing this website or reading its content does not establish a brokerage, agency, advisory, or fiduciary relationship. Any separately established brokerage or agency relationship remains governed by applicable law and the parties’ agreements.
To the fullest extent permitted by applicable law, Helen Harp Realty and the website’s operators disclaim liability for losses arising from errors, omissions, or reliance on general website information. Nothing in this disclaimer limits duties owed under an established brokerage or agency relationship, excuses misrepresentation or failure to disclose material facts, or waives any right, duty, or liability that cannot lawfully be waived.
7Recap
Market Recap
Steele Creek: What Does It All Mean?
The bottom line for Steele Creek: the strongest signals, where it leans, and the smartest next move.
Top Market Signals
Single-family share has the highest displayed value, 100%; Active price cuts has the lowest, 33%. The gap is 67 percentage points.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
Market Pressure Score
The current comparison shown in the chart.
The score is 57/100, combining an inventory score of 50/100 with a 33% recorded price-cut share.
Best Next Move
Price reductions affect a substantial minority of listings: 33% of active listings. These sellers have adjusted prior asking prices, showing pricing pressure on part of the listed market.
Live IDX Broker / Canopy MLS inventory · September 14, 2026
Market data and listing metrics are powered by IDX Broker using available Canopy MLS listing data. Recap signals are intended for planning context only, not as guarantees of buyer or seller outcomes.
Transit & commute options that save time.
The picks below are in and around Steele Creek.
- Arrowood Station (Lynx Blue Line) 7430 South BlvdCharlotte, 2827328273
- Steele Creek Park & Ride 8900 Steele Creek Rd28273
Commuters benefit from direct access to I-485 and I-77, with the NC Quick Pass express lanes offering a reliable time-saver during peak hours. The Lynx Blue Line light rail at Arrowood Station provides a convenient alternative for Uptown commutes, while local bus routes connect residential pockets to shopping and employment centers. These transit options enhance both daily efficiency and long-term property value.
Outdoor access and open space.
Parks and greenways near Steele Creek.
- McDowell Nature Preserve - Lakeside preserve; hundreds of wooded acres, trails, and Lake Wylie shoreline south of the community. 15222 York Rd Charlotte, 28278 28273
- Walker Branch and Hoover Creek Greenways - Paved greenways; connected walking-and-biking paths woven through the Steele Creek area.
Growth and investment underway.
Steele Creek remains one of Charlotte's most active growth fronts. New-construction neighborhoods, retail expansion around RiverGate, and continued buildout at Berewick keep adding rooftops and services, while planned development along the Catawba River corridor to the north points to more jobs and amenities. For buyers, that momentum supports both lifestyle options and long-term value inside ZIP 28273.
Working with Helen Harp Real Estate Group Inc.
Helen Harp's team guides buyers and sellers through Steele Creek's fast-moving southwest Charlotte market. If a private pool, newer construction, or room to grow is on your list, the group can help you read current ZIP 28273 inventory, weigh HOA and lot details, and time your move. Their local, buyer-first approach turns a busy market into a clear set of choices.
Important Information, Independent Verification & No-Advice Disclaimer
Information on this website is provided solely for general informational and educational purposes as an overview of housing and real estate markets. Content is compiled, aggregated, correlated, and summarized from multiple online and third-party sources and may include automated or AI-assisted content. Information may be inaccurate, incomplete, outdated, or inconsistent.
To the fullest extent permitted by applicable law, information is provided “as is” and “as available,” without express or implied representations or warranties regarding accuracy, completeness, timeliness, reliability, or suitability for any particular purpose. Prices, availability, statistics, estimates, and projections may change without notice. No property value, appreciation, income, investment return, or other financial result is guaranteed.
This website does not provide personalized financial, investment, legal, tax, lending, or appraisal advice. Helen Harp Realty is not a financial-planning or investment-advisory firm, and its general website content is not a recommendation that any particular property, transaction, or strategy is suitable for you.
Do not rely on this website as the sole basis for a purchase, sale, financing, or investment decision. Before acting, independently verify all material information with multiple reliable sources, including applicable government agencies and official records, and the relevant property owner, listing broker, homeowners’ association, lender, insurer, or service provider. Confirm matters such as property condition, square footage, taxes, zoning, permitted uses, school assignments, fees, assessments, insurance, financing, and current availability. Consult appropriately licensed professionals regarding your circumstances.
Merely accessing this website or reading its content does not establish a brokerage, agency, advisory, or fiduciary relationship. Any separately established brokerage or agency relationship remains governed by applicable law and the parties’ agreements.
To the fullest extent permitted by applicable law, Helen Harp Realty and the website’s operators disclaim liability for losses arising from errors, omissions, or reliance on general website information. Nothing in this disclaimer limits duties owed under an established brokerage or agency relationship, excuses misrepresentation or failure to disclose material facts, or waives any right, duty, or liability that cannot lawfully be waived.
