Housing market/North Carolina/ZIP 28804
ZIP 28804 Asheville, North Carolina
Asheville, NC MSA · North Carolina. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 28804 · NC — sent to you.
ZIP 28804 · NC
ACS rent vs 2BR SAFMR
ZIP 28804 — Asheville, NC HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 28804
- 1-unit detached8,22670.2%
- 1-unit attached2772.4%
- 2–4 units1,0388.9%
- 5–49 units1,32911.3%
- 50+ units2532.2%
- Mobile5935.1%
2–4 unit share 8.9% · 5–49 unit share 11.3% · combined 2–49 20.2%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,399 (all bedrooms, occupied rentals).
- Median contract rent $1,274.
- Renters paying ≥30% of income 52.4%; ≥50% 21.0%.
- FY2027 2BR SAFMR $2,140 (1.530× ACS median gross rent).
Population
25,141 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +13.3%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 4 projects, 161 units.
- HUD project-based assisted MF: not published for this ZIP.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 1,018 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 28804 31.3% of occupied households are renters; vacancy is 19.7%; ACS median gross rent is $1,399; population increased +13.3% between the 2018 and 2023 ACS vintages; the housing stock includes 1,038 units in 2–4-unit structures and 1,329 units in 5–49-unit structures; 4 LIHTC projects totaling 161 units; FY2027 2BR SAFMR is $2,140 versus ACS median gross rent of $1,399. 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 28804 is a Census / HUD profile for Asheville, NC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 28804 — Asheville, NC HUD Section 8 Payment Standards / SAFMR·North Carolina ZIP directory
Nearby ZIPs in this FMR area
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 28804?
ZIP 28804 (Asheville, NC MSA) has 25,141 residents, 9,411 households, a renter share of 31.3%, median household income of $79,709, and ACS 2023 median gross rent of $1,399. Vacancy is 19.7%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 28804?
ACS counts 418 units in 2-unit buildings, 620 in 3–4 unit buildings, 489 in 5–9, 443 in 10–19, and 397 in 20–49. Combined 2–49 unit stock is 2,367 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 28804?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,140. See the full schedule and 90–110% payment-standard band on the ZIP 28804 — Asheville, NC HUD Section 8 Payment Standards / SAFMR.
Does this North Carolina ZIP profile include Georgia listings?
No. ZIP 28804 is Census / HUD research for Asheville, NC MSA. 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.