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County in North Carolina

Macon County, North Carolina

Macon County is a county in North Carolina with 37,941 residents, No. 64 of 100 by population. In Macon County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $251,900. To rent a 2-bedroom apartment at Fair Market Rent ($1,015 a month) without going over 30% of your income, you need to earn about $19.52 an hour.

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  • Typical home price

    $251,900

    −13% vs. North Carolina −24% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Macon
    • North Carolina
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,015 a month

    −30% vs. North Carolina −42% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Macon
    • North Carolina
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Macon
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.43% of value per year

    −35% vs. North Carolina −54% vs. U.S.

    $1,074 a year for the typical owner

    • Macon
    • North Carolina
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$359,927
1.9% more than 12 months ago
Typical rent
$1,450 a month

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

Data from October 2026

In short

What is housing like in Macon County today?

With an FHA loan and the minimum down payment, a typical home would cost about $1,982 a month: 40% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $84,951 a year; the typical income here is $59,061. The typical home value is 13% less than in North Carolina overall. 78% of households own their home, more than in North Carolina (67%). The typical property tax is $1,074 a year (about 0.43% of home value), lower than in North Carolina.

38% of renter households spend 30% or more of their income on housing, less than in North Carolina (49%).

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

Only here

What sets Macon County apart

  1. At 38%, Macon County ranks 4th among the 97 counties in North Carolina with this figure for the smallest share of rent-burdened renters.

  2. Nearby, in Graham County, the typical home value is $170,600: 32% less than in Macon County ($251,900).

  3. Among the neighboring counties, Graham County has the lowest typical rent ($676), 16% below the $803 in Macon County.

  4. From 2020 to 2025, home prices in Macon County rose 71% on FHFA's index, faster than in North Carolina (60%).

  5. At 0.43%, Macon County ranks 7th among the 100 counties in North Carolina for the lowest effective property tax rate.

  6. 15% of households in Macon County have no internet at home, against 7% in North Carolina.

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Macon County

What homes there are in Macon County, 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 77% of homes here, against 65% in North Carolina.

Mobile homes are 15% of homes in Macon County, more than in North Carolina (11%).

Year built

The typical home in Macon County was built in 1987, 4 years before the typical one in North Carolina.

Homes in Macon County are smaller: 58% have 3 bedrooms or more; in North Carolina, 67%.

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

About 86% of owner-occupied homes in Macon County are worth less than the FHA loan limit for this county ($541,287).

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for this county is $1,015; about 69% of rents in Macon County are below it.

With a mortgage

$1,247 a month

North Carolina: $1,631 a month

Without a mortgage

$378 a month

North Carolina: $490 a month

Owners with a mortgage

48%

North Carolina: 61%

The typical cost for an owner with a mortgage in Macon County is $1,247 a month, less than in North Carolina ($1,631); without one, $378.

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

Homes in Macon County gained value more slowly than in North Carolina: 52% since 2015–2019, against 68%.

The typical rent in Macon County stayed about the same over that time: the difference is within the Census margin of error.

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

MeasureMacon CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate7.1%5.5%
Homeowner vacancy Unreliable estimate1.3%0.9%
More than one person per room 1.5%2.2%3.4%
People per household 2.042.442.53
Drive alone 80%72%69%
Carpool 9%9%9%
Public transit Unreliable estimate1%3%
Walk or bike Unreliable estimate2%3%
Work from home 9%16%15%
Other means Unreliable estimate1%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes

Much as in North Carolina, 1.5% of households in Macon County have more than one person per room.

On average, a household in Macon County has 2.04 people, fewer than in North Carolina (2.44).

The car rules in Macon County: 80% of workers drive to work alone, and the typical trip takes 10 to 19 minutes.

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 in Macon County?

A typical home costs more than the typical income allows

We start with a typical home of $251,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income here, which is $59,061 a year. For that payment to be 28% of income, a household would need to earn about $84,951 a year.

Your numbers

Local data
$

Starts at the typical home value in Macon County. 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 $8,817 (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

$1,982

at 7.18% · 30 years

Loan amount
$247,337
Total interest
$355,860
Paid off in
November 2056

Includes $4,254 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,378 a month

  • Tight

    $1,378 to $1,772 a month

  • Hard

    more than $1,772 a month

    Your payment · 40%

Compared with the typical household income in Macon County ($59,061 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,982
Principal & interest$1,676
Property tax$90
Home insurance$105
FHA mortgage insurance (MIP)$111

You need at least $8,817 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.

Buying a home

Buying a home in Macon County

Here you'll see how prices have changed, how Macon County compares with North Carolina and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Macon County rose 115% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here North Carolina United States
In 2025 +2.6% +2.5% +2.9%
5 years (2020–2025) +71% +60% +47%
10 years (2015–2025) +115% +107% +85%
See each year's change

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

Macon County compared with North Carolina and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Macon $251,900
  • North Carolina $288,900
  • United States $332,700
Typical rent a month
  • Macon $803
  • North Carolina $1,228
  • United States $1,413
Typical household income a year
  • Macon $59,061
  • North Carolina $72,388
  • United States $80,734
See the full table
Macon compared with North Carolina and the United States
MeasureHereNorth CarolinaU.S.
Residents37,94110,730,404334,922,499
Typical home value$251,900$288,900$332,700
Typical household income$59,061$72,388$80,734
Typical rent$803$1,228$1,413
Fair Market Rent (2 bedrooms)$1,015$1,441$1,750
Hourly wage to rent a 2-bedroom$19.52$27.71$33.65
Typical property tax$1,074$1,896$3,119
Effective tax rate0.43%0.66%0.94%
Households that own their home78%67%65%
Renters spending 30% or more on rent38%49%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: North Carolina shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Macon County

For a typical $251,900 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,982 $8,817 $247,337 7.18% FHA MIP · $111 $16,374 580
Conventional, 5% down $1,936 $12,595 $239,305 7.18% PMI · $120 $20,152 620*
Conventional, 20% down, no PMI $1,560 $50,380 $201,520 7.18% None $57,937 620*
ITIN, 15% down (example) $1,793 $37,785 $214,115 8.18% None $45,342 Set by the lender
  • 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? Closing costs

Loan limits

FHA loans in Macon County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Macon County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Macon County, the typical owner pays $1,074 a year: about 0.43% of the home's value. That is less than the rest of North Carolina and less than the national average.

  • Macon 0.43%
  • North Carolina 0.66%
  • United States 0.94%

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

Exemptions and deadlines in North Carolina

Is there a flood risk?

According to FEMA, in Macon County 1.6% of homes (407) are in a high-risk flood zone. Of those homes, 27% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Macon County

The natural hazards FEMA measures in Macon County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in Macon County is relatively low.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

The loss FEMA expects each year in Macon County from all natural hazards is $24.4 million, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $10 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $10 million a year
  2. TornadoRelatively low $687,636 a year
  3. EarthquakeRelatively low $498,489 a year
  4. HurricaneRelatively low $295,238 a year
  5. WildfireVery low $40,705 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Macon County is in climate zone 4A of the home energy code (IECC): mixed and humid.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$24.78$17.62 and $36.38
Plumbers, pipefitters and steamfitters$26.86$18.08 and $33.21
Heating, air conditioning and refrigeration mechanics$24.76$17.98 and $34.18
Roofers$22.80$16.91 and $29.50
Carpenters$20.94$14.91 and $28.38
Painters, construction and maintenance$21.24$17.04 and $27.42
Maintenance and repair workers, general$21.42$14.71 and $30.07

An electrician earns about $24.78 an hour in the Western North Carolina nonmetropolitan area, and a plumber, about $26.86.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Macon County

The typical rent in Macon County is $803 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

38% of renter households in Macon County spend 30% or more of their income on housing. 21% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $707 $13.60 $28,280
1 bedroom $851 $16.37 $34,040
2 bedrooms $1,015 $19.52 $40,600
3 bedrooms $1,236 $23.77 $49,440
4 bedrooms $1,335 $25.67 $53,400

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

Free help in Macon County

Programs and counseling in Macon County

We didn't find HUD-approved agencies with an office in this county. These are the 2 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

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

HUD counseling is free or low-cost

North Carolina down payment programs

  1. NC Home Advantage Mortgage

    NCHFA fixed-rate mortgage with down payment assistance, for first-time buyers and for people who have owned a home before, in North Carolina

    No first-time requirement. Run by North Carolina Housing Finance Agency (NCHFA).

    Forgivable Verified November 5, 2026

  2. NC 1st Home Advantage Down Payment

    A fixed amount of NCHFA down payment assistance for first-time buyers and veterans in North Carolina

    First-time buyers only. Run by North Carolina Housing Finance Agency (NCHFA).

    Type not stated Verified November 5, 2026

  3. Community Partners Loan Pool (CPLP)

    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

    The source does not say whether you must be a first-time buyer. Run by North Carolina Housing Finance Agency (NCHFA).

    Deferred Verified November 5, 2026

Which programs do I qualify for? See all North Carolina programs

Help in Spanish in Macon County

1 of the 2 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Mountain Projects, Inc.

    2177 Asheville Rd, Waynesville · 35 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 · 57 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (828) 255-5166
See every agency in North Carolina

Places

Cities in Macon County

This site has no city pages of Macon County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Macon County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Macon County in 2026?

Macon County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Macon County?

Macon County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Macon County?

The typical home value in Macon County is $251,900 (Average 2020–2024, U.S. Census). Across North Carolina it's $288,900.

How much does it cost to rent in Macon County?

Macon County has a typical rent of $803 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,015 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Macon County?

About $19.52 an hour working full time (2,080 hours a year), or $40,600 a year, so the fair market rent of $1,015 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).