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City · 5,580 residents · Gaston County, North Carolina

Bessemer City , North Carolina

In Bessemer City, a typical home is worth $206,100 and typical rent is $1,053 a month. Compared with all of Gaston County, the typical home value is 23% lower and typical household income is 11% lower.

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  • Typical home value

    $206,100

    23% below the county

    29% below North Carolina

    • Bessemer City
    • Gaston
    • North Carolina

  • Typical rent

    $1,053a month

    9% below the county

    14% below North Carolina

    • Bessemer City
    • Gaston
    • North Carolina

  • Typical household income

    $60,300a year

    11% below the county

    17% below North Carolina

    • Bessemer City
    • Gaston
    • North Carolina

  • Households that own their home

    66%

    1 points below the county

    1 points below North Carolina

    • Bessemer City
    • Gaston
    • North Carolina

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$237,483
0.5% more than 12 months ago
Typical rent
$1,415 a month
8.3% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Bessemer City is in Gaston County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Gaston County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Bessemer City apart

What this place has that others do not, from public data, most unusual first.

  1. The typical home in Bessemer City is worth $206,100, 23% less than in Gaston County as a whole ($266,000).

  2. Nearby, in Dallas, the typical rent is $872: 17% less than in Bessemer City ($1,053).

  3. 16% of households in Bessemer City have no internet at home (9% in Gaston County).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Bessemer City

What homes there are in Bessemer City, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 83% of homes here, against 73% in Gaston County.

Year built

Homes in Bessemer City are older: the typical year built is 1968; in Gaston County, 1982.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,222 a month

Gaston County: $1,493 a month

Without a mortgage

$486 a month

Gaston County: $471 a month

Owners with a mortgage

57%

Gaston County: 63%

In Bessemer City, 57% of owners have a mortgage, and their typical cost is $1,222 a month, against $1,493 in Gaston County. Without one it drops to $486.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Bessemer City gained value faster than in Gaston County: 89% against 85%.

The typical rent in Bessemer City rose 36% since 2015–2019, about the same as in Gaston County (39%).

While home values in Bessemer City changed +89% and rent +36%, the typical household income rose 48%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBessemer CityGaston CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate4.8%7.1%5.5%
Homeowner vacancy Unreliable estimate0.9%1.3%0.9%
More than one person per room Unreliable estimate2.6%2.2%3.4%
People per household 2.672.482.442.53
Drive alone 76%77%72%69%
Carpool Unreliable estimate9%9%9%
Public transit Unreliable estimate0%1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 7%12%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.67 on average, against 2.48 in Gaston County.

To get to work, 76% of workers in Bessemer City drive alone; in Gaston County, 77%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Bessemer City?

A typical home is tight for the typical income

We start with a typical home in Bessemer City, worth $206,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Bessemer City, which is $60,300 a year. For that payment to be 28% of income, a household would need to earn about $71,861 a year.

The calculator's FHA and conventional loan limits are those of all of Gaston County.

Your numbers

Local data
$

Starts at the typical home value in Bessemer City. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $7,214 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,677

at 7.18% · 30 years

Loan amount
$202,367
Total interest
$291,158
Paid off in
November 2056

Includes $3,481 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,407 a month

  • Tight

    $1,407 to $1,809 a month

    Your payment · 33%

  • Hard

    more than $1,809 a month

Compared with the typical household income in Bessemer City ($60,300 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,677
Principal & interest$1,371
Property tax$129
Home insurance$86
FHA mortgage insurance (MIP)$91

You need at least $7,214 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Bessemer City and Gaston County

Bessemer City is in Gaston County, North Carolina. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Bessemer City's own numbers

Typical home value
$206,100
Typical monthly rent
$1,053
Typical yearly household income
$60,300
Households that own their home
66%
Effective property tax rate
0.75%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Gaston County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,785
Price change over 5 years (FHFA)
+65%
Homes in a high flood-risk zone
0.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Gaston County.

Everything about Gaston County

Buying

Buying a home in Bessemer City

A typical home in Bessemer City is worth $206,100: 23% below the county and 29% below North Carolina. With the typical household income in Bessemer City ($60,300 a year), a typical home costs 3.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Bessemer City 3.4 years
  • Gaston 3.9 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Gaston County

According to FHFA’s house price index, home prices in Gaston County rose 132% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Gaston County.

Period County North Carolina U.S.
Last year (2025) +1.9% +2.5% +2.9%
5 years (2020–2025) +65% +60% +47%
10 years (2015–2025) +132% +107% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Bessemer City next to Gaston County, North Carolina and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Bessemer City $206,100
  • Gaston $266,000
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Bessemer City $1,053
  • Gaston $1,153
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Bessemer City $60,300
  • Gaston $67,478
  • North Carolina $72,388
  • United States $80,734
See the full table
Bessemer City next to Gaston County and North Carolina
Measure Bessemer City Gaston County North Carolina U.S.
Typical home value $206,100 $266,000 $288,900 $332,700
Typical monthly rent $1,053 $1,153 $1,228 $1,413
Typical yearly household income $60,300 $67,478 $72,388 $80,734
Households that own their home 66% 67% 67% 65%
Typical yearly property tax $1,539 $1,982 $1,896 $3,119
Effective property tax rate 0.75% 0.75% 0.66% 0.94%
Renters with high rent for their income 58% 51% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Gaston County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Bessemer City

For a typical $206,100 home in Bessemer City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Bessemer City's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,677a month

    Least cash to close
    Down payment
    $7,214
    Cash to close
    $13,397
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $91

  • Conventional, 5% down $1,639a month

    Down payment
    $10,305
    Cash to close
    $16,488
    Rate
    7.18%
    Mortgage insurance
    PMI · $98

  • Conventional, 20% down, no PMI $1,332a month

    Down payment
    $41,220
    Cash to close
    $47,403
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,522a month

    Down payment
    $30,915
    Cash to close
    $37,098
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Bessemer City and for Gaston County.

Property tax

Effective rate in Bessemer City

0.75%of the home’s value each year

$1,539 a year for the typical owner in Bessemer City.

  • Bessemer City 0.75%
  • Gaston 0.75%
  • North Carolina 0.66%

What North Carolina publishes Elderly or Disabled Homestead Exclusion (North Carolina General Assembly (statute))

Exemptions and deadlines in North Carolina

Flood risk in Gaston County

FEMA does not publish these numbers by city: they are for all of Gaston County.

Homes in the high-risk zone
0.5%
410
Of those, with NFIP insurance
46%
County North Carolina U.S.
Homes in the high-risk zone 0.5% 2.8% 3.5%
Of those, with NFIP insurance 46% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Bessemer City

Typical rent in Bessemer City is $1,053 a month: 9% below the county. In Bessemer City, 58% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Gaston County, by unit size. To pay the 2-bedroom one ($1,785 a month) without spending more than 30% of your income, you would need to earn $34.33 an hour working full time.

HUD fair market rent for all of Gaston County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,574 $30.27 $62,960
1 bedroom $1,640 $31.54 $65,600
2 bedrooms $1,785 $34.33 $71,400
3 bedrooms $2,179 $41.90 $87,160
4 bedrooms $2,773 $53.33 $110,920

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Bessemer City

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Bessemer City is in ZIP code 28016.

For 2 bedrooms it is $1,070: $715 less than the fair market rent for Gaston County ($1,785).

  • 28016 $1,070$1,310

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Bessemer City when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Bessemer City

HUD lists 4 buildings with rents for lower incomes in Bessemer City. These are the largest.

  • Historic Osage Mill 201 S 12th St, Bessemer City 28016 143 low-income homes · For families
  • Northgate Apts 101 Northgate Ln, Bessemer City 28016 34 low-income homes · 2 bd: 18 · 3 bd: 16 · In service since 1995 · For families
  • Central School Apartments 401 E Washington Ave, Bessemer City 28016 33 low-income homes · 1 bd: 13 · 2 bd: 16 · 3 bd: 4 · In service since 2008 · For people with disabilities, families, people experiencing homelessness
  • Northgate Phase II Apts 1000 Heather Ct, Bessemer City 28016 24 low-income homes · 2 bd: 12 · 3 bd: 12 · In service since 1998 · For families

See all 59 buildings in Gaston County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Bessemer City

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Gaston County; none says it serves in Spanish.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Bessemer City

No down payment, repair or rent-help program on our list is for Bessemer City or Gaston County. The ones below are statewide in North Carolina: they work in Bessemer City the same as in the rest of the state.

Which programs do I qualify for? All programs in North Carolina

  • NC Home Advantage Mortgage

    Statewide in North Carolina

    NCHFA fixed-rate mortgage with down payment assistance, for first-time buyers and for people who have owned a home before, in North Carolina. Offered by North Carolina Housing Finance Agency (NCHFA).

    Forgivable

    See the program Official page

  • NC 1st Home Advantage Down Payment

    Statewide in North Carolina

    A fixed amount of NCHFA down payment assistance for first-time buyers and veterans in North Carolina. Offered by North Carolina Housing Finance Agency (NCHFA).

    Type not stated

    See the program Official page

  • Community Partners Loan Pool (CPLP)

    Statewide in North Carolina

    NCHFA interest-free loan with deferred payments of up to 25% of the price (maximum $50,000) for the down payment of low- and moderate-income buyers in North Carolina; you apply through a member organization. Offered by North Carolina Housing Finance Agency (NCHFA).

    Deferred

    See the program Official page

Housing counselors near Bessemer City

The HUD-approved agencies closest to the center of Bessemer City, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • City of Gastonia

    150 S York St, Gastonia · 6 miles away

    • Pre-purchase counseling
    • Homebuyer education workshops
    (704) 866-6756

  • Cleveland County Community Development Corporation

    823 W Warren St, Shelby · 15 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 11 more
    (704) 480-7701

  • DreamKey Partners

    4601 Charlotte Park Dr Ste 350, Charlotte · 23 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (704) 342-0933

Every agency in Gaston County All counseling agencies in North Carolina

Help in Spanish near Bessemer City

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Bessemer City

In HUD’s record, no housing authority with an office in Gaston County is named for Bessemer City or Gaston County.

2 other authorities have an office in Gaston County: see the list Source: HUD

Cities

Other cities in Gaston County

These cities are also in Gaston County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Gaston County Housing in North Carolina

Nearby cities

The cities closest to Bessemer City, with the typical home value.

Neighboring counties

If Gaston County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Bessemer City.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Bessemer City

Short answers with the numbers for Bessemer City and all of Gaston County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Bessemer City?

The typical home value in Bessemer City is $206,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Gaston County it is $266,000.

How much does it cost to rent in Bessemer City?

Typical rent in Bessemer City is $1,053 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Gaston County is $1,785.

What is the FHA loan limit in Bessemer City?

Bessemer City uses the FHA limit for all of Gaston County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Bessemer City?

The typical homeowner in Bessemer City pays $1,539 a year, according to the U.S. Census Bureau. That is 0.75% of the home’s value; in Gaston County, the rate is 0.75%.

Where can I find free help to buy or rent in Bessemer City?

There is 1 HUD-approved counseling agency with an office in Gaston County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).