Are you seeing more For Sale signs around Asheville and wondering what it means for your plans? You are not alone. Inventory has climbed across Buncombe County while mortgage rates have eased a bit, creating a different pace and feel than the last few years. In this guide, you will learn how supply and interest rates are interacting right now, what it means for your buying power or sale strategy, and how to move with confidence. Let’s dive in.
2025 Buncombe market snapshot
Buncombe County shifted toward a more balanced market in 2025. Months of supply rose into the mid to high single digits, with readings around 5.9 months in May, 6.2 in June, and 6.4 in July, driven by a jump in new listings and overall inventory. Closed sales were softer in several months, days on market lengthened, and buyers gained leverage in negotiations. These trends are documented in recent Canopy MLS reports on the Asheville area’s market shift and summer performance (Canopy MLS, July 2, 2025; Canopy MLS, Sept. 17, 2025).
Months of supply explained
Months of supply compares the current number of homes for sale to the current sales pace. As a quick guide, under 4 months is typically a seller’s market, 4 to 6 months is balanced, and above 6 months leans toward buyers. With Buncombe hovering near or above 6 months in several 2025 readings, you have more time to shop, negotiate, and include contingencies than you did in the ultra‑tight years.
Prices and pace today
Median sale prices have moved month to month rather than in one clear direction. For example, medians hovered near the low to mid 500s in early summer, while days on market trended higher than a year earlier. That mix points to selective softening in some tiers and quick sales for well‑priced, move‑in‑ready homes.
Why inventory rose
New listings surged
A double‑digit rise in new listings during spring and summer 2025 expanded active inventory. More choice at the county level gave buyers options and reduced the urgency that defined the 2021 to 2023 period (Canopy MLS, July 2, 2025).
Construction and permits
Building permits are another supply channel. The Buncombe County building‑permit series is a standard way to track how much new housing is in the pipeline, although it takes time for permits to become finished homes (FRED permit series). Local permitting fees and timelines also affect delivery speed, and recent reporting noted changes that can influence costs and timing (Tribune Papers).
Tourism and short-term rentals
Tourism and short‑term rentals shape supply in parts of the county. In some neighborhoods, short‑term rentals can pull homes out of the long‑term for‑sale pool, which keeps certain price tiers tighter even when the county average eases. Local watchdog reporting has covered how tourism dynamics connect to housing availability (Asheville Watchdog).
Mortgage rates and buying power
What today’s rates mean
As of October 2025, national 30‑year fixed mortgage rates averaged in the mid‑6% range. Freddie Mac’s weekly survey reported roughly 6.27% on October 16 after a similar reading the week prior. Fed signals also pointed to potential additional small cuts in late 2025, which markets are watching closely (Freddie Mac via GlobeNewswire; Reuters Fed outlook).
A quick payment example
Rate moves change what you can comfortably afford.
- Purchase price: $500,000 with 20% down (loan $400,000)
- At 6.27%: about $2,468 per month for principal and interest
- At 7.00%: about $2,661 per month (about $193 more)
- At 5.50%: about $2,271 per month (about $197 less) Even a 50 to 75 basis point change can shift your budget in a meaningful way.
If you are buying
You have more choice and time to evaluate homes countywide. Still, submarkets behave differently, and competitively priced homes can move fast.
- Get pre‑approved and track rates with your lender so you can lock when it fits your plan.
- Use neighborhood‑level data to set expectations on days on market and typical concessions.
- Consider total monthly cost, including taxes, HOA, insurance, and likely repairs.
- If new construction is on your radar, ask about builder incentives and quick‑move‑in options.
If you are selling
With more listings on the market, first impressions and price strategy carry extra weight.
- Price to current comps, not last year’s highs. Well‑priced, well‑presented homes still sell quickly.
- Invest in presentation. Light updates, thoughtful staging, and pro photos help your home stand out.
- Stay flexible on terms. Closing timelines, repair credits, or rate‑buydown contributions can widen your buyer pool.
- If you plan to buy next, keep an eye on your replacement mortgage. As rates ease, more potential sellers may list, which could add to competition.
Near-term scenarios
- Continued rebalancing: Elevated inventory and slightly lower rates support a more balanced market with room to negotiate. Well‑priced homes see stable activity (Canopy MLS, Sept. 17, 2025).
- Faster rate cuts: If mortgage rates fall sooner, buying power rises and could quickly absorb supply in the most desirable segments (Reuters Fed outlook).
- Local constraints: In specific neighborhoods, tourism, land limits, and build timelines may keep certain tiers tight even as the county average loosens (Asheville Watchdog).
How we can help
Buncombe County is not a one‑size‑fits‑all market. Population growth, tourism, and varied housing stock create micro‑markets with different rhythms. The county’s certified population estimate was about 279,533 as of July 1, 2024, which underscores steady demand for homes across price points (NC OSBM).
At B. Allen Real Estate, you get boutique, hands‑on guidance tailored to Asheville and Weaverville neighborhoods. If you are buying, we set up VIP alerts and concierge searches, and we leverage builder relationships to surface early or new‑construction opportunities. If you are selling, we position your home with premium presentation, pricing strategy, and wide MLS distribution.
Ready to talk strategy for your move in Buncombe County? Reach out to B. Allen Real Estate for a clear, local plan.
FAQs
Is Buncombe County a buyer’s market right now?
- Countywide months of supply rose near or above 6 months in several mid‑2025 readings, which leans balanced to buyer‑friendly overall, but conditions vary by neighborhood and price tier (Canopy MLS, July 2, 2025).
How do lower mortgage rates affect Buncombe home prices?
- Lower rates increase buying power and can lift demand, but the effect depends on inventory; if supply stays elevated, price growth may remain modest even as activity improves (Freddie Mac via GlobeNewswire).
Should I wait to sell until rates drop more?
- It depends on your goals and replacement loan; well‑priced homes still sell in today’s market, and a local net‑proceeds review at different rate scenarios can clarify timing (Canopy MLS, July 2, 2025).
Are short-term rentals limiting inventory in Asheville?
- Short‑term rentals can reduce for‑sale supply in certain areas by shifting homes to vacation use, which can keep some tiers competitive even when county averages ease (Asheville Watchdog).
What can I do to make my listing stand out now?
- Price to current comps and invest in presentation; in a higher‑inventory market, staged, move‑in‑ready homes and flexible terms attract stronger offers (Canopy MLS, Sept. 17, 2025).
