Housing market/North Carolina/ZIP 28904
ZIP 28904 Hayesville, Clay County, North Carolina
Clay 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.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 28904 · NC — sent to you.
ZIP 28904 · NC
ACS rent vs 2BR SAFMR
ZIP 28904 — Hayesville, 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 28904
- 1-unit detached5,35481.8%
- 2–4 units2223.4%
- 5–49 units691.1%
- 50+ units1912.9%
- Mobile70610.8%
2–4 unit share 3.4% · 5–49 unit share 1.1% · combined 2–49 4.4%.
Units by bedrooms
Rent burden
- ACS median gross rent $784 (all bedrooms, occupied rentals).
- Median contract rent $637.
- Renters paying ≥30% of income 40.6%; ≥50% 23.1%.
- FY2027 2BR SAFMR $1,070 (1.365× ACS median gross rent).
Population
10,614 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +21.2%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: not published for this ZIP.
- HUD project-based assisted MF: 3 properties, 43 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 28904 21.4% of occupied households are renters; vacancy is 30.1%; ACS median gross rent is $784; population increased +21.2% between the 2018 and 2023 ACS vintages; the housing stock includes 222 units in 2–4-unit structures and 69 units in 5–49-unit structures; FY2027 2BR SAFMR is $1,070 versus ACS median gross rent of $784. 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 28904 is a Census / HUD profile for Clay County, NC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 28904 — Hayesville, 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 28904?
ZIP 28904 (Clay County, NC) has 10,614 residents, 4,589 households, a renter share of 21.4%, median household income of $53,785, and ACS 2023 median gross rent of $784. Vacancy is 30.1%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 28904?
ACS counts 54 units in 2-unit buildings, 168 in 3–4 unit buildings, 42 in 5–9, 0 in 10–19, and 27 in 20–49. Combined 2–49 unit stock is 291 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 28904?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,070. See the full schedule and 90–110% payment-standard band on the ZIP 28904 — Hayesville, NC HUD Section 8 Payment Standards / SAFMR.
Does this North Carolina ZIP profile include Georgia listings?
No. ZIP 28904 is Census / HUD research for Clay 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.