Asheville, NC 28801 Real Estate Market Report
ZIP Code: 28801
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Current Mortgage Rate Context
Market-level mortgage rate comparison for this area:
Current 30-year fixed mortgage rates in Asheville, NC, are averaging 6.5%, reflecting a stable market environment for property owners in this area compared to earlier 2026 benchmarks.
Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.
Key Findings
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The primary market-value signal is the median sold price 576,500, which reflects recent closed transaction levels and aligns with a broader price trajectory that is up year-over-year, while the overall market temperature reads as neutral, suggesting balanced price momentum rather than runaway appreciation or sharp decline.
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There is notable pricing friction between the median listing price 675,000 and the median sold price 576,500; combined with a median days on market of 314, this gap and extended time-to-contract may indicate slower sales velocity and that sellers' asking expectations appear above recent transaction levels.
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Liquidity appears relatively constrained in active supply terms while overall transaction pace has moderated; the neutral market temperature and the long median days on market (314) together suggest a balanced yet cautious market where pricing discipline and staged concessions may be required to close deals.
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Rental conditions are softening: the median market rent is 2,008 and the rent year-over-year trend is down, while interest rate pressure is elevated—current mortgage conditions averaging 6.5% act as a headwind to affordability and may further moderate near-term buyer activity.
Notable Properties
The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Sold at market average
Sold at market average
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Sold below market average
Sold below market average
Asheville, NC 28801 Real Estate Market Report
ZIP Code: 28801
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Current Mortgage Rate Context
Market-level mortgage rate comparison for this area:
Current 30-year fixed mortgage rates in Asheville, NC, are averaging 6.5%, reflecting a stable market environment for property owners in this area compared to earlier 2026 benchmarks.
Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.
Key Findings
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median sold price: $500,000 is the primary indicator of realized market value in 28801; recent transaction activity points to ongoing price appreciation consistent with a up price year-over-year trend, suggesting sellers can still achieve premium results on closed deals.
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median listing price: $625,000 sits notably above the median sold price, which may indicate persistent seller price expectations and moderate pricing friction between asking and achieved sale prices rather than a fully frothy market.
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median days on market: 343 is very long and points to slower sales velocity and reduced transaction liquidity; combined with a market temperature described as neutral, this suggests a more balanced negotiating environment and longer timeframes to close for both single-family residences and condominiums.
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median market rent: $1,650 alongside a down rent year-over-year trend and elevated interest rate pressure (current 30-year fixed rates near 6.5%) may weigh on near-term investor returns and reduce purchase affordability, signaling caution for buy-and-hold strategies in the short term.
Notable Properties
The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Sold above market average
Sold above market average
Sold below market average
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Sold below market average
Investment Analysis
Compare rental income potential against ownership costs and benchmark against market averages.
Monthly rental income vs estimated ownership cost
20% down, 6.3% rate, 0.6% tax
Avg nightly rate and occupancy for this ZIP
Data Sources
Real estate market data & public records, and GemHaus® proprietary models.
Report generated: 5/1/2026
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