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City · 8,513 residents · Buncombe County, North Carolina

Black Mountain , North Carolina

In Black Mountain, a typical home is worth $358,900 and typical rent is $1,652 a month. Compared with all of Buncombe County, typical rent is 21% higher and the typical home value is 8% lower.

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  • Typical home value

    $358,900

    8% below the county

    24% above North Carolina

    • Black Mountain
    • Buncombe
    • North Carolina

  • Typical rent

    $1,652a month

    21% above the county

    35% above North Carolina

    • Black Mountain
    • Buncombe
    • North Carolina

  • Typical household income

    $77,042a year

    4% above the county

    6% above North Carolina

    • Black Mountain
    • Buncombe
    • North Carolina

  • Households that own their home

    67%

    1 points above the county

    About the same as North Carolina

    • Black Mountain
    • Buncombe
    • North Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$450,698
3.8% less than 12 months ago
Typical rent
$1,873 a month

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

Black Mountain is in Buncombe 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 Buncombe County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Black Mountain apart

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

  1. Nearby, in Marion, the typical home value is $163,500: 54% less than in Black Mountain ($358,900).

  2. Nearby, in Marion, the typical rent is $762: 54% less than in Black Mountain ($1,652).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Black Mountain fell 3.8%; in North Carolina, it barely changed.

  4. The typical rent in Black Mountain is $1,652 a month, 21% more than in Buncombe County as a whole ($1,362).

  5. Black Mountain has the 13th largest share of rent-burdened renters of the 136 cities in North Carolina with more than 5,000 people (64%).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Black Mountain

What homes there are in Black Mountain, 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 74% of homes here, against 64% in Buncombe County.

Year built

The typical home in Black Mountain was built in 1986, 5 years before the typical one in Buncombe County.

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

$1,619 a month

Buncombe County: $1,785 a month

Without a mortgage

$511 a month

Buncombe County: $505 a month

Owners with a mortgage

56%

Buncombe County: 57%

Owning costs less in Black Mountain: with a mortgage, the typical cost is $1,619 a month; in Buncombe County, $1,785. Without one, $511.

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

From 2015–2019 to 2020–2024, the typical home value in Black Mountain rose 58%; in Buncombe County, it rose 65%.

The typical rent in Black Mountain rose 109% over the same time; in Buncombe County, it rose 40%.

Housing prices ran ahead of income in Black Mountain: typical income rose 53%, against +58% for home values and +109% for rent.

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

MeasureBlack MountainBuncombe CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate18.2%7.1%5.5%
Homeowner vacancy 14.3%14.8%1.3%0.9%
More than one person per room Unreliable estimate2.0%2.2%3.4%
People per household 2.312.622.442.53
Drive alone 70%71%72%69%
Carpool Unreliable estimate8%9%9%
Public transit Unreliable estimate1%1%3%
Walk or bike 4%2%2%3%
Work from home 20%18%16%15%
Other means Unreliable estimate2%1%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Black Mountain are smaller: 2.31 people on average; in Buncombe County, 2.62.

To get to work, 70% of workers in Black Mountain drive alone; in Buncombe County, 71%.

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 Black Mountain?

A typical home costs more than the typical income allows

We start with a typical home in Black Mountain, worth $358,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 45% of the typical household income in Black Mountain, which is $77,042 a year. For that payment to be 28% of income, a household would need to earn about $124,112 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Black Mountain. 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 $12,562 (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

$2,896

at 7.18% · 30 years

Loan amount
$352,399
Total interest
$507,019
Paid off in
November 2056

Includes $6,061 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,798 a month

  • Tight

    $1,798 to $2,311 a month

  • Hard

    more than $2,311 a month

    Your payment · 45%

Compared with the typical household income in Black Mountain ($77,042 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,896
Principal & interest$2,387
Property tax$200
Home insurance$150
FHA mortgage insurance (MIP)$159

You need at least $12,562 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

Black Mountain and Buncombe County

Black Mountain is in Buncombe 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).

Black Mountain's own numbers

Typical home value
$358,900
Typical monthly rent
$1,652
Typical yearly household income
$77,042
Households that own their home
67%
Effective property tax rate
0.67%

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

Numbers for all of Buncombe County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,866
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
1.2%

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 Buncombe County.

Everything about Buncombe County

Buying

Buying a home in Black Mountain

A typical home in Black Mountain is worth $358,900: 8% below the county and 24% above North Carolina. With the typical household income in Black Mountain ($77,042 a year), a typical home costs 4.7 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.

  • Black Mountain 4.7 years
  • Buncombe 5.3 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Buncombe County

According to FHFA’s house price index, home prices in Buncombe County rose 105% in the 10 years through 2025.

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

Period County North Carolina U.S.
Last year (2025) +1.2% +2.5% +2.9%
5 years (2020–2025) +54% +60% +47%
10 years (2015–2025) +105% +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

Black Mountain next to Buncombe 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
  • Black Mountain $358,900
  • Buncombe $391,800
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Black Mountain $1,652
  • Buncombe $1,362
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Black Mountain $77,042
  • Buncombe $74,436
  • North Carolina $72,388
  • United States $80,734
See the full table
Black Mountain next to Buncombe County and North Carolina
Measure Black Mountain Buncombe County North Carolina U.S.
Typical home value $358,900 $391,800 $288,900 $332,700
Typical monthly rent $1,652 $1,362 $1,228 $1,413
Typical yearly household income $77,042 $74,436 $72,388 $80,734
Households that own their home 67% 66% 67% 65%
Typical yearly property tax $2,421 $2,222 $1,896 $3,119
Effective property tax rate 0.67% 0.57% 0.66% 0.94%
Renters with high rent for their income 64% 54% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Buncombe 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 Black Mountain

For a typical $358,900 home in Black Mountain, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Black Mountain's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,896a month

    Least cash to close
    Down payment
    $12,562
    Cash to close
    $23,329
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $159

  • Conventional, 5% down $2,830a month

    Down payment
    $17,945
    Cash to close
    $28,712
    Rate
    7.18%
    Mortgage insurance
    PMI · $170

  • Conventional, 20% down, no PMI $2,295a month

    Down payment
    $71,780
    Cash to close
    $82,547
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,627a month

    Down payment
    $53,835
    Cash to close
    $64,602
    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 Black Mountain and for Buncombe County.

Property tax

Effective rate in Black Mountain

0.67%of the home’s value each year

$2,421 a year for the typical owner in Black Mountain.

  • Black Mountain 0.67%
  • Buncombe 0.57%
  • 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 Buncombe County

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

Homes in the high-risk zone
1.2%
1,283
Of those, with NFIP insurance
41%
County North Carolina U.S.
Homes in the high-risk zone 1.2% 2.8% 3.5%
Of those, with NFIP insurance 41% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Black Mountain

Typical rent in Black Mountain is $1,652 a month: 21% above the county. In Black Mountain, 64% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Buncombe County, by unit size. To pay the 2-bedroom one ($1,866 a month) without spending more than 30% of your income, you would need to earn $35.88 an hour working full time.

HUD fair market rent for all of Buncombe 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 $1,482 $28.50 $59,280
1 bedroom $1,714 $32.96 $68,560
2 bedrooms $1,866 $35.88 $74,640
3 bedrooms $2,223 $42.75 $88,920
4 bedrooms $3,109 $59.79 $124,360

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 Black Mountain

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Black Mountain is in ZIP code 28711.

For 2 bedrooms it is $1,810: $56 less than the fair market rent for Buncombe County ($1,866).

  • 28711 $1,810$2,150

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Black Mountain 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 Black Mountain

HUD lists one building with rents for lower incomes in Black Mountain.

  • Blue Ridge Apartments 108 N Blue Ridge Rd, Black Mountain 28711 78 homes, 77 low-income · 1 bd: 72 · 2 bd: 6 · In service since 2015 · For families

See all 50 buildings in Buncombe County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Black Mountain

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 Buncombe County; 1 says it serves in Spanish.

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Black Mountain

No down payment, repair or rent-help program on our list is for Black Mountain or Buncombe County. The ones below are statewide in North Carolina: they work in Black Mountain 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 Black Mountain

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

  • Consumer Credit Counseling Service of Wnc, Inc. - DBA - Ontrack Financial Education & Counseling

    50 S French Broad Ave, Asheville · 13 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (828) 255-5166

  • Mountain Projects, Inc.

    2177 Asheville Rd, Waynesville · 37 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (828) 452-1447

  • Cleveland County Community Development Corporation

    823 W Warren St, Shelby · 49 miles away

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

Every agency in Buncombe County All counseling agencies in North Carolina

Help in Spanish near Black Mountain

1 of the 3 agencies on this list says it serves 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 Black Mountain

In HUD’s record, no housing authority with an office in Buncombe County is named for Black Mountain or Buncombe County.

One other authority has an office in Buncombe County: see the list Source: HUD

Cities

Other cities in Buncombe County

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

Everything about Buncombe County Housing in North Carolina

Nearby cities

The cities closest to Black Mountain, with the typical home value.

Neighboring counties

If Buncombe 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 Black Mountain.

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about Black Mountain

Short answers with the numbers for Black Mountain and all of Buncombe 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 Black Mountain?

The typical home value in Black Mountain is $358,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Buncombe County it is $391,800.

How much does it cost to rent in Black Mountain?

Typical rent in Black Mountain is $1,652 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Buncombe County is $1,866.

What is the FHA loan limit in Black Mountain?

Black Mountain uses the FHA limit for all of Buncombe 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 Black Mountain?

The typical homeowner in Black Mountain pays $2,421 a year, according to the U.S. Census Bureau. That is 0.67% of the home’s value; in Buncombe County, the rate is 0.57%.

Where can I find free help to buy or rent in Black Mountain?

There is 1 HUD-approved counseling agency with an office in Buncombe County. 1 says it serves in Spanish. 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).