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County in North Carolina

Watauga County, North Carolina

Watauga County, in North Carolina, has 55,123 residents: No. 48 of 100 by population. Watauga County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $358,900. HUD's Fair Market Rent for a 2-bedroom apartment is $1,311 a month; to pay it without spending more than 30% of your income, you need to earn about $25.21 an hour.

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  • Typical home price

    $358,900

    +24% vs. North Carolina +8% vs. U.S.

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

    • Watauga
    • North Carolina
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,311 a month

    −9% vs. North Carolina −25% vs. U.S.

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

    • Watauga
    • 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.

    • Watauga
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.39% of value per year

    −41% vs. North Carolina −59% vs. U.S.

    $1,386 a year for the typical owner

    • Watauga
    • North Carolina
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$507,749
1.2% more than 12 months ago
Typical rent
$2,198 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 Watauga County today?

The monthly payment on a typical home with FHA would be about $2,812, that is, 65% of the typical household income in Watauga County. For that payment to be 28% of income, a household would need to earn about $120,523 a year; the typical income here is $51,693. Homes here are worth 24% more than the average across North Carolina. The typical property tax is $1,386 a year (about 0.39% of home value), lower than in North Carolina.

Renting is more of a stretch than in North Carolina: 66% of renters put 30% or more of their income toward housing, against 49% statewide. There are 1 agency with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Watauga County apart

  1. Of the 97 counties in North Carolina with this figure, Watauga County has the largest share of rent-burdened renters: 66%.

  2. Watauga County has the 3rd lowest effective property tax rate of the 100 counties in North Carolina (0.39%).

  3. Watauga County has the highest typical rent in its area: $1,127, more than any of its 6 neighboring counties; next is Burke County ($884).

  4. Watauga County has the highest typical home value in its area: $358,900, more than any of its 6 neighboring counties; next is Avery County ($265,800).

  5. From 2020 to 2025, home prices in Watauga County rose 80% on FHFA's index, faster than in North Carolina (60%).

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

The homes here

Housing in Watauga County

What homes there are in Watauga 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

In Watauga County, 6 in 10 homes are single-family detached houses, about the same as in North Carolina.

Year built

By age, homes in Watauga County look like those in North Carolina: the typical year built is 1988.

In Watauga County, 11% of homes have 1 bedroom or none (studios); 60% have 3 bedrooms or more, against 67% in North Carolina.

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 74% of owner-occupied homes in Watauga County are worth less than the FHA loan limit for this county ($541,287).

Monthly rent with utilities

With a mortgage

$1,668 a month

North Carolina: $1,631 a month

Without a mortgage

$449 a month

North Carolina: $490 a month

Owners with a mortgage

51%

North Carolina: 61%

Owning costs about the same in Watauga County as in North Carolina: with a mortgage, $1,668 a month; without one, $449.

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 Watauga County gained value more slowly than in North Carolina: 51% since 2015–2019, against 68%.

The typical rent in Watauga County rose 30% over the same time; in North Carolina, it rose 35%.

The typical household income in Watauga County rose 9%: less than home values (+51%) and rent (+30%).

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

MeasureWatauga CountyNorth CarolinaUnited States
Rental vacancy Unreliable estimate7.1%5.5%
Homeowner vacancy Unreliable estimate1.3%0.9%
More than one person per room Unreliable estimate2.2%3.4%
People per household 2.292.442.53
Drive alone 73%72%69%
Carpool 10%9%9%
Public transit Unreliable estimate1%3%
Walk or bike 5%2%3%
Work from home 10%16%15%
Other means Unreliable estimate1%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes

Households in Watauga County are smaller: 2.29 people on average; in North Carolina, 2.44.

More people walk or bike to work in Watauga County: 5%, against 2% in North Carolina.

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 Watauga County?

A typical home costs more than the typical income allows

We start with a typical home of $358,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 65% of the typical household income here, which is $51,693 a year. For that payment to be 28% of income, a household would need to earn about $120,523 a year.

Your numbers

Local data
$

Starts at the typical home value in Watauga 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 $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

$2,812

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 $1,206 a month

  • Tight

    $1,206 to $1,551 a month

  • Hard

    more than $1,551 a month

    Your payment · 65%

Compared with the typical household income in Watauga County ($51,693 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,812
Principal & interest$2,387
Property tax$117
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.

Buying a home

Buying a home in Watauga County

Here you'll see how prices have changed, how Watauga 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 Watauga County rose 121% 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 +3.0% +2.5% +2.9%
5 years (2020–2025) +80% +60% +47%
10 years (2015–2025) +121% +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

Watauga 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
  • Watauga $358,900
  • North Carolina $288,900
  • United States $332,700
Typical rent a month
  • Watauga $1,127
  • North Carolina $1,228
  • United States $1,413
Typical household income a year
  • Watauga $51,693
  • North Carolina $72,388
  • United States $80,734
See the full table
Watauga compared with North Carolina and the United States
MeasureHereNorth CarolinaU.S.
Residents55,12310,730,404334,922,499
Typical home value$358,900$288,900$332,700
Typical household income$51,693$72,388$80,734
Typical rent$1,127$1,228$1,413
Fair Market Rent (2 bedrooms)$1,311$1,441$1,750
Hourly wage to rent a 2-bedroom$25.21$27.71$33.65
Typical property tax$1,386$1,896$3,119
Effective tax rate0.39%0.66%0.94%
Households that own their home62%67%65%
Renters spending 30% or more on rent66%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 Watauga County

For a typical $358,900 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 $2,812 $12,562 $352,399 7.18% FHA MIP · $159 $23,329 580
Conventional, 5% down $2,746 $17,945 $340,955 7.18% PMI · $170 $28,712 620*
Conventional, 20% down, no PMI $2,211 $71,780 $287,120 7.18% None $82,547 620*
ITIN, 15% down (example) $2,543 $53,835 $305,065 8.18% None $64,602 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 Watauga 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 Watauga 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 Watauga County, the typical owner pays $1,386 a year: about 0.39% of the home's value. That is less than the rest of North Carolina and less than the national average.

  • Watauga 0.39%
  • 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 Watauga County 2.7% of homes (673) are in a high-risk flood zone. Of those homes, 44% 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 Watauga County

The natural hazards FEMA measures in Watauga 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)

FEMA rates the natural hazard risk in Watauga County as relatively low.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $26 million in losses a year in Watauga County, across buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $16.3 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $16.3 million a year
  2. TornadoRelatively low $782,491 a year
  3. EarthquakeRelatively low $521,833 a year
  4. HurricaneRelatively low $196,625 a year
  5. WildfireVery low $18,375 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

Watauga County is in climate zone 5A of the home energy code (IECC): cold.

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

    • 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)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. 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)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. 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)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. 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

In the Western North Carolina nonmetropolitan area, half of electricians earn more than $24.78 an hour and half earn less; for a plumber, the typical figure is $26.86.

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

Need help paying for a repair?

Renting

Renting in Watauga County

The typical rent in Watauga County is $1,127 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

66% of renter households in Watauga County spend 30% or more of their income on housing. 47% 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 $916 $17.62 $36,640
1 bedroom $1,124 $21.62 $44,960
2 bedrooms $1,311 $25.21 $52,440
3 bedrooms $1,737 $33.40 $69,480
4 bedrooms $2,191 $42.13 $87,640

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

Free help in Watauga County

Programs and counseling in Watauga County

We didn't find HUD-approved agencies with an office in this county. This is the nearest one; 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 father and mother walk their son by the hand down the sidewalk.

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 Watauga County

1 of the 1 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.

  • Northwestern Regional Housing Authority Public housing and Section 8 vouchers (828) 264-6683

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.

  • Western Piedmont Council of Governments

    1880 2nd Ave NW, Hickory · 40 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 3 more
    (828) 322-9191
See every agency in North Carolina

Places

Cities in Watauga County

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

See all 1 cities of Watauga County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Watauga 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 Watauga County in 2026?

Watauga 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 Watauga County?

Watauga 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 Watauga County?

The typical home value in Watauga County is $358,900 (Average 2020–2024, U.S. Census). Across North Carolina it's $288,900.

How much does it cost to rent in Watauga County?

Watauga County has a typical rent of $1,127 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,311 (Fiscal year 2027).

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

About $25.21 an hour working full time (2,080 hours a year), or $52,440 a year, so the fair market rent of $1,311 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).