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Asheville, North Carolina

Realtor Aug 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Demand is unremarkable. Hotness 39/100, supply score 26, homes go under contract 13.4% slower than the US median, at 144% of US prices. See the sale evidence ↓
Tenant economics are strong. Median household income $72K, +9.0% YoY (ZIP); renters hold 41.4% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −0.4% YoY. inventory, +8.1% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $597,325 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

11 ZIPs in this city:28801 28802 28803 28804 28805 28806 28810 28813 28814 28815 28816

Market Hotness

39 / 100Realtor.com competitiveness composite

national · lower = hotter

0–100 · supply + demand

higher = tighter supply

higher = stronger demand

+13.4%

homes sell slower here

144%

of national median · above avg

Median Listing Price

$597K

Population

137,611

53,669

Median Days on Market

Active Listings

959

New Listings

228

Housing Market

The median listing price is down 0.4% YoY while the median home got up 1.6% bigger, so value per square foot is down 1.7%.

Pricing

Median Listing Price

$597K-0.4% YoY

Average Listing Price

$925K+8.6% YoY

Price per Sq Ft

$338.898-1.7% YoY

Median Sq Ft

1,862+1.6% YoY

Inventory

Active Listings

959+8.5% YoY

New Listings

228+3.6% YoY

Total Listings

1,201+8.1% YoY

Buyer Competition

Pending Listings

237+6.3% YoY

Pending Ratio

0.25-2.0% YoY

Median Days on Market

75+5.0% YoY

Price Reduced

25.4%-2.7% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 134,483

134Kunits

Occupied101,85575.7%

Vacant32,62824.3%

2024 Tenure ⓘ

U.S. Census ACS · n = 101,855

102Koccupied

Owner67,41166.2%

Renter34,44433.8%

Renter Share

33.8%-4.9% YoY

Total Housing Units

134,483+1.7% YoY

FY2026 Fair Market Rent

CountyBuncombe County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,227

/month

1 BR

$1,429

/month

2 BR

$1,567

/month

3 BR

$1,905

/month

4 BR

$2,629

/month

FMR trends · Buncombe County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 41.4% of this ZIP's 53,669 occupied households, on a median household income of $72K.

Population & Age

Total Population

137,611-1.3% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 137,611

138Kresidents

Under 1822,68916.5%

Adults 18–6486,28962.7%

65 & Over28,63320.8%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

41.760.0% YoY

Population Under 18

22,689-4.9% YoY

Population 65 & Over

28,633+3.3% YoY

Households & Mobility

Total Households

53,669-2.4% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.48+0.9% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house86.7%

Moved (within US)12.8%

Other0.5%

Veterans

5.5%-10.2% YoY

Income & Poverty

Median Household Income

$72K+9.0% YoY

Per-Capita Income

$46K+7.9% YoY

Mean Household Income

$105K+8.3% YoY

Below Poverty Level

13.8%-1.2% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone67.2%

Public transit1.3%

Worked from home19.4%

Other12.2%

Worked From Home

19.4%+10.3% YoY

Mean Commute

19.48+1.4% YoY

Units & Tenure

Total Housing Units

71,778+1.9% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 71,778

72Kunits

Occupied53,66974.8%

Vacant18,10925.2%

2024 Tenure ⓘ

U.S. Census ACS · n = 53,669

54Khouseholds

Owner31,44658.6%

Renter22,22341.4%

Avg Household Size — Owner

2.61+1.9% YoY

Avg Household Size — Renter

2.29-0.8% YoY

County Demographics

County population is up 0.9% to 274,360: residents under 18 are down 0.4% and those 65 and over are up 3.0%.

Median Age

42.62024

Population

Buncombe County Population

279,210+0.9% YoY

Households

Total Households

101,855-0.8% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.62+1.6% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 274,360

274Kresidents

Under 1848,92517.8%

Adults 18–64167,14460.9%

65 & Over58,29121.2%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

48,925-0.4% YoY

Population 65 & Over

58,291+3.0% YoY

Median Age

42.60+0.5% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house88.7%

Moved (within US)11.0%

Other0.3%

Veterans

6.3%-6.0% YoY

County Economy

County median household income is $74K, 11.8% of residents are below the poverty level, 17.6% work from home.

Income

Median Household Income

$74K+5.5% YoY

Per-Capita Income

$43K+6.1% YoY

Mean Household Income

$106K+6.8% YoY

Poverty

Below Poverty Level

11.8%0.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone70.5%

Public transit0.7%

Worked from home17.6%

Other11.2%

Worked From Home

17.6%+8.6% YoY

Mean Commute

21.10+1.4% YoY

Done with Asheville? Put it next to another market.

State

City

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Asheville, North Carolina

Realtor Aug 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Demand is unremarkable. Hotness 39/100, supply score 26, homes go under contract 13.4% slower than the US median, at 144% of US prices. See the sale evidence ↓
Tenant economics are strong. Median household income $72K, +9.0% YoY (ZIP); renters hold 41.4% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −0.4% YoY. inventory, +8.1% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

11 ZIPs in this city:28801 28802 28803 28804 28805 28806 28810 28813 28814 28815 28816

Market Hotness

39 / 100Realtor.com competitiveness composite

national · lower = hotter

0–100 · supply + demand

higher = tighter supply

higher = stronger demand

+13.4%

homes sell slower here

144%

of national median · above avg

Median Listing Price

$597K

Population

137,611

53,669

Median Days on Market

Active Listings

959

New Listings

228

Housing Market

The median listing price is down 0.4% YoY while the median home got up 1.6% bigger, so value per square foot is down 1.7%.

Pricing

Median Listing Price

$597K-0.4% YoY

Average Listing Price

$925K+8.6% YoY

Price per Sq Ft

$338.898-1.7% YoY

Median Sq Ft

1,862+1.6% YoY

Inventory

Active Listings

959+8.5% YoY

New Listings

228+3.6% YoY

Total Listings

1,201+8.1% YoY

Buyer Competition

Pending Listings

237+6.3% YoY

Pending Ratio

0.25-2.0% YoY

Median Days on Market

75+5.0% YoY

Price Reduced

25.4%-2.7% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 134,483

134Kunits

Occupied101,85575.7%

Vacant32,62824.3%

2024 Tenure ⓘ

U.S. Census ACS · n = 101,855

102Koccupied

Owner67,41166.2%

Renter34,44433.8%

Renter Share

33.8%-4.9% YoY

Total Housing Units

134,483+1.7% YoY

FY2026 Fair Market Rent

CountyBuncombe County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,227

/month

1 BR

$1,429

/month

2 BR

$1,567

/month

3 BR

$1,905

/month

4 BR

$2,629

/month

FMR trends · Buncombe County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 41.4% of this ZIP's 53,669 occupied households, on a median household income of $72K.

Population & Age

Total Population

137,611-1.3% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 137,611

138Kresidents

Under 1822,68916.5%

Adults 18–6486,28962.7%

65 & Over28,63320.8%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

41.760.0% YoY

Population Under 18

22,689-4.9% YoY

Population 65 & Over

28,633+3.3% YoY

Households & Mobility

Total Households

53,669-2.4% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.48+0.9% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house86.7%

Moved (within US)12.8%

Other0.5%

Veterans

5.5%-10.2% YoY

Income & Poverty

Median Household Income

$72K+9.0% YoY

Per-Capita Income

$46K+7.9% YoY

Mean Household Income

$105K+8.3% YoY

Below Poverty Level

13.8%-1.2% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone67.2%

Public transit1.3%

Worked from home19.4%

Other12.2%

Worked From Home

19.4%+10.3% YoY

Mean Commute

19.48+1.4% YoY

Units & Tenure

Total Housing Units

71,778+1.9% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 71,778

72Kunits

Occupied53,66974.8%

Vacant18,10925.2%

2024 Tenure ⓘ

U.S. Census ACS · n = 53,669

54Khouseholds

Owner31,44658.6%

Renter22,22341.4%

Avg Household Size — Owner

2.61+1.9% YoY

Avg Household Size — Renter

2.29-0.8% YoY

County Demographics

County population is up 0.9% to 274,360: residents under 18 are down 0.4% and those 65 and over are up 3.0%.

Median Age

42.62024

Population

Buncombe County Population

279,210+0.9% YoY

Households

Total Households

101,855-0.8% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.62+1.6% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 274,360

274Kresidents

Under 1848,92517.8%

Adults 18–64167,14460.9%

65 & Over58,29121.2%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

48,925-0.4% YoY

Population 65 & Over

58,291+3.0% YoY

Median Age

42.60+0.5% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house88.7%

Moved (within US)11.0%

Other0.3%

Veterans

6.3%-6.0% YoY

County Economy

County median household income is $74K, 11.8% of residents are below the poverty level, 17.6% work from home.

Income

Median Household Income

$74K+5.5% YoY

Per-Capita Income

$43K+6.1% YoY

Mean Household Income

$106K+6.8% YoY

Poverty

Below Poverty Level

11.8%0.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone70.5%

Public transit0.7%

Worked from home17.6%

Other11.2%

Worked From Home

17.6%+8.6% YoY

Mean Commute

21.10+1.4% YoY

Done with Asheville? Put it next to another market.