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City · 8,098 residents · Henderson County, North Carolina

Fletcher , North Carolina

In Fletcher, a typical home is worth $331,100 and typical rent is $1,484 a month. Compared with all of Henderson County, typical rent is 25% higher, typical household income is 10% higher, and the share of households that own their home is 10 points higher.

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  • Typical home value

    $331,100

    6% below the county

    15% above North Carolina

    • Fletcher
    • Henderson
    • North Carolina

  • Typical rent

    $1,484a month

    25% above the county

    21% above North Carolina

    • Fletcher
    • Henderson
    • North Carolina

  • Typical household income

    $75,272a year

    10% above the county

    4% above North Carolina

    • Fletcher
    • Henderson
    • North Carolina

  • Households that own their home

    85%

    10 points above the county

    19 points above North Carolina

    • Fletcher
    • Henderson
    • North Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$445,723
3.2% less than 12 months ago
Typical rent
$2,110 a month

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

Fletcher is in Henderson 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 Henderson County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Fletcher apart

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

  1. Nearby, in East Flat Rock, the typical rent is $1,015: 32% less than in Fletcher ($1,484).

  2. Nearby, in East Flat Rock, the typical home value is $245,900: 26% less than in Fletcher ($331,100).

  3. The typical rent in Fletcher is $1,484 a month, 25% more than in Henderson County as a whole ($1,187).

  4. According to Zillow, in the 12 months to September 2026 the typical home value in Fletcher fell 3.2%; in North Carolina, it barely changed.

  5. 85% of households in Fletcher own their home, against 75% in Henderson County.

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

The homes here

Housing in Fletcher

What homes there are in Fletcher, 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 are the majority in Fletcher (60%), but less so than in Henderson County (69%).

Year built

Here half of the homes date from 2001 or later; in Henderson County, from 1990 or later.

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

$1,455 a month

Henderson County: $1,608 a month

Without a mortgage

$489 a month

Henderson County: $482 a month

Owners with a mortgage

72%

Henderson County: 54%

In Fletcher, 72% of owners have a mortgage, and their typical cost is $1,455 a month, against $1,608 in Henderson County. Without one it drops to $489.

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

The typical home value in Fletcher rose 54% since 2015–2019, less than in Henderson County (64%).

Since 2015–2019, the typical rent in Fletcher rose 33%, less than in Henderson County (39%).

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

MeasureFletcherHenderson CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate6.7%7.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.3%0.9%
More than one person per room Unreliable estimate1.4%2.2%3.4%
People per household 2.382.292.442.53
Drive alone 79%76%72%69%
Carpool Unreliable estimate11%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 11%10%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Fletcher look like those in Henderson County: 2.38 people on average.

In Fletcher, 79% of workers drive alone to work; in Henderson County, 76%.

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 Fletcher?

A typical home costs more than the typical income allows

We start with a typical home in Fletcher, worth $331,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 42% of the typical household income in Fletcher, which is $75,272 a year. For that payment to be 28% of income, a household would need to earn about $113,552 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Fletcher. 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 $11,589 (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

$2,650

at 7.18% · 30 years

Loan amount
$325,102
Total interest
$467,746
Paid off in
November 2056

Includes $5,591 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,756 a month

  • Tight

    $1,756 to $2,258 a month

  • Hard

    more than $2,258 a month

    Your payment · 42%

Compared with the typical household income in Fletcher ($75,272 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,650
Principal & interest$2,202
Property tax$163
Home insurance$138
FHA mortgage insurance (MIP)$146

You need at least $11,589 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

Fletcher and Henderson County

Fletcher is in Henderson 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).

Fletcher's own numbers

Typical home value
$331,100
Typical monthly rent
$1,484
Typical yearly household income
$75,272
Households that own their home
85%
Effective property tax rate
0.59%

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

Numbers for all of Henderson 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)
+58%
Homes in a high flood-risk zone
1.1%

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 Henderson County.

Everything about Henderson County

Buying

Buying a home in Fletcher

A typical home in Fletcher is worth $331,100: 6% below the county and 15% above North Carolina. With the typical household income in Fletcher ($75,272 a year), a typical home costs 4.4 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.

  • Fletcher 4.4 years
  • Henderson 5.2 years
  • North Carolina 4.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Henderson County

According to FHFA’s house price index, home prices in Henderson County rose 111% in the 10 years through 2025.

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

Period County North Carolina U.S.
Last year (2025) −0.0% +2.5% +2.9%
5 years (2020–2025) +58% +60% +47%
10 years (2015–2025) +111% +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

Fletcher next to Henderson 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
  • Fletcher $331,100
  • Henderson $351,400
  • North Carolina $288,900
  • United States $332,700
Typical monthly rent
  • Fletcher $1,484
  • Henderson $1,187
  • North Carolina $1,228
  • United States $1,413
Typical yearly household income
  • Fletcher $75,272
  • Henderson $68,187
  • North Carolina $72,388
  • United States $80,734
See the full table
Fletcher next to Henderson County and North Carolina
Measure Fletcher Henderson County North Carolina U.S.
Typical home value $331,100 $351,400 $288,900 $332,700
Typical monthly rent $1,484 $1,187 $1,228 $1,413
Typical yearly household income $75,272 $68,187 $72,388 $80,734
Households that own their home 85% 75% 67% 65%
Typical yearly property tax $1,964 $1,810 $1,896 $3,119
Effective property tax rate 0.59% 0.52% 0.66% 0.94%
Renters with high rent for their income 49% 48% 49% 51%

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

For a typical $331,100 home in Fletcher, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Fletcher's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,650a month

    Least cash to close
    Down payment
    $11,589
    Cash to close
    $21,522
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $146

  • Conventional, 5% down $2,589a month

    Down payment
    $16,555
    Cash to close
    $26,488
    Rate
    7.18%
    Mortgage insurance
    PMI · $157

  • Conventional, 20% down, no PMI $2,095a month

    Down payment
    $66,220
    Cash to close
    $76,153
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,401a month

    Down payment
    $49,665
    Cash to close
    $59,598
    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 Fletcher and for Henderson County.

Property tax

Effective rate in Fletcher

0.59%of the home’s value each year

$1,964 a year for the typical owner in Fletcher.

  • Fletcher 0.59%
  • Henderson 0.52%
  • 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 Henderson County

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

Homes in the high-risk zone
1.1%
562
Of those, with NFIP insurance
44%
County North Carolina U.S.
Homes in the high-risk zone 1.1% 2.8% 3.5%
Of those, with NFIP insurance 44% 53% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Fletcher

Typical rent in Fletcher is $1,484 a month: 25% above the county. In Fletcher, 49% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Henderson 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 Henderson 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 Fletcher

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Fletcher is in ZIP code 28732.

For 2 bedrooms it is $1,870: $4 more than the fair market rent for Henderson County ($1,866).

  • 28732 $1,870$2,230

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

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 Henderson County. The nearest ones are below; many serve by phone or online.

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Fletcher

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

The HUD-approved agencies closest to the center of Fletcher, 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 · 11 miles away · Spanish

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

  • Mountain Projects, Inc.

    2177 Asheville Rd, Waynesville · 26 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 · 55 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 Fletcher

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 Fletcher

In HUD’s record, no housing authority with an office in Henderson County is named for Fletcher or Henderson County.

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

Cities

Other cities in Henderson County

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

Everything about Henderson County Housing in North Carolina

Nearby cities

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

Neighboring counties

If Henderson 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 Fletcher.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Fletcher

Short answers with the numbers for Fletcher and all of Henderson 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 Fletcher?

The typical home value in Fletcher is $331,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Henderson County it is $351,400.

How much does it cost to rent in Fletcher?

Typical rent in Fletcher is $1,484 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Henderson County is $1,866.

What is the FHA loan limit in Fletcher?

Fletcher uses the FHA limit for all of Henderson 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 Fletcher?

The typical homeowner in Fletcher pays $1,964 a year, according to the U.S. Census Bureau. That is 0.59% of the home’s value; in Henderson County, the rate is 0.52%.

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

We found no HUD-approved counseling agencies with an office in Henderson 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).