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City · 7,973 residents · Jackson County, North Carolina

Cullowhee , North Carolina

In Cullowhee, a typical home is worth $382,300 and typical rent is $869 a month. Compared with all of Jackson County, typical household income is 36% lower, the typical home value is 34% higher, and the share of households that own their home is 50 points lower.

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  • Typical home value

    $382,300

    34% above the county

    32% above North Carolina

    • Cullowhee
    • Jackson
    • North Carolina

  • Typical rent

    $869a month

    4% below the county

    29% below North Carolina

    • Cullowhee
    • Jackson
    • North Carolina

  • Typical household income

    $35,929a year

    36% below the county

    50% below North Carolina

    • Cullowhee
    • Jackson
    • North Carolina

  • Households that own their home

    11%

    50 points below the county

    56 points below North Carolina

    • Cullowhee
    • Jackson
    • North Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$413,296
0.8% less than 12 months ago

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

Cullowhee is in Jackson 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 Jackson County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Cullowhee apart

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

  1. Cullowhee has the lowest homeownership rate of the 166 cities in North Carolina with more than 5,000 people: 11%.

  2. Cullowhee has the 3rd lowest typical household income of the 165 cities in North Carolina with more than 5,000 people ($35,929).

  3. The typical home in Cullowhee is worth $382,300, 34% more than in Jackson County as a whole ($284,700).

  4. Nearby, in Waynesville, the typical home value is $281,700: 26% less than in Cullowhee ($382,300).

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

The homes here

Housing in Cullowhee

What homes there are in Cullowhee, 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

Many people here live in apartments: 6 in 10 homes; in Jackson County, 1.

Year built

The typical home in Cullowhee was built in 2004, 14 years after the typical one in Jackson 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

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

Cullowhee does not have the same boundaries as in 2015–2019: that is why there is no change to compare. For reference, in Jackson County the typical home value rose 45%.

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

MeasureCullowheeJackson CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimateUnreliable estimate7.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.3%0.9%
More than one person per room Unreliable estimateUnreliable estimate2.2%3.4%
People per household 1.892.162.442.53
Drive alone 68%79%72%69%
Carpool Unreliable estimate7%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike 14%4%2%3%
Work from home Unreliable estimate8%16%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Cullowhee has 1.89 people, fewer than in Jackson County (2.16).

Many here get to work on foot or by bike: 14%, more than in Jackson County (4%).

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 Cullowhee?

A typical home costs more than the typical income allows

We start with a typical home in Cullowhee, worth $382,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 99% of the typical household income in Cullowhee, which is $35,929 a year. For that payment to be 28% of income, a household would need to earn about $126,742 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Cullowhee. 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 $13,381 (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

$2,957

at 7.18% · 30 years

Loan amount
$375,375
Total interest
$540,077
Paid off in
November 2056

Includes $6,456 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $838 a month

  • Tight

    $838 to $1,078 a month

  • Hard

    more than $1,078 a month

    Your payment · 99%

Compared with the typical household income in Cullowhee ($35,929 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,957
Principal & interest$2,543
Property tax$86
Home insurance$159
FHA mortgage insurance (MIP)$169

You need at least $13,381 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

Cullowhee and Jackson County

Cullowhee is in Jackson 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).

Cullowhee's own numbers

Typical home value
$382,300
Typical monthly rent
$869
Typical yearly household income
$35,929
Households that own their home
11%
Effective property tax rate
0.27%

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

Numbers for all of Jackson County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,039
Price change over 5 years (FHFA)
+75%
Homes in a high flood-risk zone
4.4%

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 Jackson County.

Everything about Jackson County

Buying

Buying a home in Cullowhee

A typical home in Cullowhee is worth $382,300: 34% above the county and 32% above North Carolina. With the typical household income in Cullowhee ($35,929 a year), a typical home costs 10.6 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.

  • Cullowhee 10.6 years
  • Jackson 5.1 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Jackson County

According to FHFA’s house price index, home prices in Jackson County rose 113% in the 10 years through 2025.

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

Period County North Carolina U.S.
Last year (2025) +6.2% +2.5% +2.9%
5 years (2020–2025) +75% +60% +47%
10 years (2015–2025) +113% +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

Cullowhee next to Jackson 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
  • Cullowhee $382,300
  • Jackson $284,700
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Cullowhee $869
  • Jackson $904
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Cullowhee $35,929
  • Jackson $55,815
  • North Carolina $72,388
  • United States $80,734
See the full table
Cullowhee next to Jackson County and North Carolina
Measure Cullowhee Jackson County North Carolina U.S.
Typical home value $382,300 $284,700 $288,900 $332,700
Typical monthly rent $869 $904 $1,228 $1,413
Typical yearly household income $35,929 $55,815 $72,388 $80,734
Households that own their home 11% 61% 67% 65%
Typical yearly property tax $1,051 $976 $1,896 $3,119
Effective property tax rate 0.27% 0.34% 0.66% 0.94%
Renters with high rent for their income 51% 42% 49% 51%

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

For a typical $382,300 home in Cullowhee, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Cullowhee's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,957a month

    Least cash to close
    Down payment
    $13,381
    Cash to close
    $24,850
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $169

  • Conventional, 5% down $2,887a month

    Down payment
    $19,115
    Cash to close
    $30,584
    Rate
    7.18%
    Mortgage insurance
    PMI · $182

  • Conventional, 20% down, no PMI $2,317a month

    Down payment
    $76,460
    Cash to close
    $87,929
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,671a month

    Down payment
    $57,345
    Cash to close
    $68,814
    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 Cullowhee and for Jackson County.

Property tax

Effective rate in Cullowhee

0.27%of the home’s value each year

$1,051 a year for the typical owner in Cullowhee.

  • Cullowhee 0.27%
  • Jackson 0.34%
  • 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 Jackson County

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

Homes in the high-risk zone
4.4%
934
Of those, with NFIP insurance
18%
County North Carolina U.S.
Homes in the high-risk zone 4.4% 2.8% 3.5%
Of those, with NFIP insurance 18% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Cullowhee

Typical rent in Cullowhee is $869 a month: 4% below the county. In Cullowhee, 51% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Jackson County, by unit size. To pay the 2-bedroom one ($1,039 a month) without spending more than 30% of your income, you would need to earn $19.98 an hour working full time.

HUD fair market rent for all of Jackson 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 $916 $17.62 $36,640
1 bedroom $954 $18.35 $38,160
2 bedrooms $1,039 $19.98 $41,560
3 bedrooms $1,360 $26.15 $54,400
4 bedrooms $1,366 $26.27 $54,640

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 Cullowhee

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Cullowhee is in ZIP code 28723.

For 2 bedrooms it is $1,110: $71 more than the fair market rent for Jackson County ($1,039).

  • 28723 $1,110$1,340

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

Free help

Help to buy or rent in Cullowhee

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.

We found no HUD-approved agencies with an office in Jackson County. The nearest ones are below; many serve by phone or online.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Cullowhee

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

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

  • Mountain Projects, Inc.

    2177 Asheville Rd, Waynesville · 18 miles away

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

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

    50 S French Broad Ave, Asheville · 40 miles away · Spanish

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

  • Cleveland County Community Development Corporation

    823 W Warren St, Shelby · 92 miles away

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

All counseling agencies in North Carolina

Help in Spanish near Cullowhee

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 Cullowhee

HUD lists no housing authority with an office in Jackson County. One in a neighboring county or the state’s may serve the area.

All housing agencies in North Carolina Source: HUD

Cities

Nearby cities

The cities closest to Cullowhee, with the typical home value.

Everything about Jackson County Housing in North Carolina

Neighboring counties

If Jackson 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 Cullowhee.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Cullowhee

Short answers with the numbers for Cullowhee and all of Jackson 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 Cullowhee?

The typical home value in Cullowhee is $382,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Jackson County it is $284,700.

How much does it cost to rent in Cullowhee?

Typical rent in Cullowhee is $869 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Jackson County is $1,039.

What is the FHA loan limit in Cullowhee?

Cullowhee uses the FHA limit for all of Jackson 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 Cullowhee?

The typical homeowner in Cullowhee pays $1,051 a year, according to the U.S. Census Bureau. That is 0.27% of the home’s value; in Jackson County, the rate is 0.34%.

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

We found no HUD-approved counseling agencies with an office in Jackson County; the nearest ones are on this page. 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).