Asheville, NC 28806 Real Estate Market Report

ZIP Code: 28806
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.

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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.

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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.

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Rental Market

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Property Taxes

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Liquidity & Velocity

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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 the 28806 area are averaging 6.4%, reflecting the prevailing market environment for property owners in this region.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. median sold price 375,000 is the primary indicator of recent transaction values in 28806 and suggests current market value is modestly below asking expectations given the median listing price 359,999, which may indicate pricing friction between seller expectations and realized sale outcomes.

2. median days on market 323 points to materially slower sales velocity compared with typical market turnover and, combined with increasing active supply in the sample, suggests downward pressure on pricing and longer negotiation windows.

3. median price per square foot 282 and median market rent 1,985 together indicate relative price/rent levels that may be less attractive for aggressive investor arbitrage; consider selective acquisitions in submarkets with demonstrated rent stability since the rent year-over-year trend is down.

4. Market context signals are mixed: the price year-over-year trend is down while the market temperature is neutral, and interest rate pressure is described as moderate with current 30-year fixed mortgage rates averaging 6.4%, which may keep some buyers sidelined and prolong time-to-contract.

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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.

Asheville, NC 28806 Real Estate Market Report

ZIP Code: 28806
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.

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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.

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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.

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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.

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Property Taxes

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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.

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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 the 28806 area are averaging 6.4%, reflecting the prevailing market environment for property owners in this region.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The neighborhood's primary market indicator is the median sold price of $330,000, which points to recent transaction values and should be treated as the representative recent sale benchmark; given the gap with the median listing price of $399,000, sellers appear to be pricing above realized transaction levels, which may indicate pricing friction between asking and achieved prices.

2. The market shows slower liquidity as evidenced by a median days on market of 318, suggesting extended time to close transactions and softening sales velocity despite a neutral market temperature; this longer turnover window may favor buyers in negotiations.

3. Price direction and rental trends are both negative: price year-over-year trend: down and rent year-over-year trend: down, which together signal cooling fundamentals for both capital and income potential in the near term and warrant caution for short-term investors.

4. Financing and cost context is a moderating factor—interest rate pressure: moderate with local 30-year fixed mortgage rates averaging 6.4%—which may limit buyer purchasing power and contribute to the observed gap between listing and sold prices; under these conditions, pricing concessions and flexible terms are likely to accelerate transactions.

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Notable Properties

The following 7 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.