JeffCroweCRE

Housing market/North Carolina/ZIP 28712

ACS 2023 · FY2027 SAFMR

ZIP 28712 Brevard, Transylvania County, North Carolina

Transylvania County, NC · North Carolina. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
19,600
Households
8,915
Median HH income
$61,560
Renter share
31.4%
Median gross rent
$939
Vacancy
16.8%
Pop. change
-2.1%
2BR SAFMR
$1,430
SAFMR / rent
1.523×
2–49 unit stock
1,230
LIHTC proj / units
8 / 288
HUD assisted MF
1 / 40

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 28712 · NC — sent to you.

ZIP 28712 · NC

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ACS rent vs 2BR SAFMR

ZIP 28712 — Brevard, NC HUD Section 8 Payment Standards / SAFMR →
ACS median rent$939
2BR SAFMR$1,430
90% floor$1,287
110% ceiling$1,573

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 28712

  • 1-unit detached7,91274.4%
  • 1-unit attached1731.6%
  • 2–4 units6596.2%
  • 5–49 units5715.4%
  • 50+ units2512.4%
  • Mobile1,07310.1%
TypeUnitsShare
1-unit detached7,91273.8%
1-unit attached1731.6%
2 units (duplex)1181.1%
3–4 units5415.0%
5–9 units2772.6%
10–19 units290.3%
20–49 units2652.5%
50+ units2512.3%
Mobile1,07310.0%

2–4 unit share 6.2% · 5–49 unit share 5.3% · combined 2–49 11.5%.

Units by bedrooms

Studio
398
1BR
626
2BR
3,119
3BR
4,890
4BR
1,252
5+
429

Rent burden

Rent ≥30% of income39.9%
Rent ≥50% of income27.2%
  • ACS median gross rent $939 (all bedrooms, occupied rentals).
  • Median contract rent $744.
  • Renters paying ≥30% of income 39.9%; ≥50% 27.2%.
  • FY2027 2BR SAFMR $1,430 (1.523× ACS median gross rent).

Population

19,600 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -2.1%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 8 projects, 288 units.
  • HUD project-based assisted MF: 1 properties, 40 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 0 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 28712 31.4% of occupied households are renters; vacancy is 16.8%; ACS median gross rent is $939; population changed -2.1% between the 2018 and 2023 ACS vintages; the housing stock includes 659 units in 2–4-unit structures and 571 units in 5–49-unit structures; 8 LIHTC projects totaling 288 units; FY2027 2BR SAFMR is $1,430 versus ACS median gross rent of $939. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

North Carolina research

ZIP 28712 is a Census / HUD profile for Transylvania County, NC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 28712 — Brevard, NC HUD Section 8 Payment Standards / SAFMR·North Carolina ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
28708Transylvania County, NC4.3%—$1,23028718Transylvania County, NC5.3%—$1,39028739Transylvania County, NC21.3%$995$1,66028742Transylvania County, NC13.4%$843$2,00028747Transylvania County, NC6.4%—$1,52028759Transylvania County, NC13.3%$1,611$2,27028766Transylvania County, NC16.3%$1,125$1,66028768Transylvania County, NC15.3%$819$1,66028772Transylvania County, NC28.4%$965$1,33028774Transylvania County, NC12.6%$1,629$1,83028783Transylvania County, NC36.3%$940$1,230

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is North Carolina research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 28712?

ZIP 28712 (Transylvania County, NC) has 19,600 residents, 8,915 households, a renter share of 31.4%, median household income of $61,560, and ACS 2023 median gross rent of $939. Vacancy is 16.8%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 28712?

ACS counts 118 units in 2-unit buildings, 541 in 3–4 unit buildings, 277 in 5–9, 29 in 10–19, and 265 in 20–49. Combined 2–49 unit stock is 1,230 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 28712?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,430. See the full schedule and 90–110% payment-standard band on the ZIP 28712 — Brevard, NC HUD Section 8 Payment Standards / SAFMR.

Does this North Carolina ZIP profile include Georgia listings?

No. ZIP 28712 is Census / HUD research for Transylvania County, NC. Jeff Crowe CRE does not list North Carolina property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.