HomeNorth CarolinaBuncombe County
Buncombe County, North Carolina: commercial real estate data.
Buncombe County, North Carolina had an estimated 279,210 residents on July 1, 2024, up 3.6 percent since the 2020 census base of 269,425, across 657 square miles. County output reached $21.26 bn in 2024, 9,863 establishments operate here, and the SBA record carries 333 7(a) approvals worth $218.5 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Buncombe County
How many people live in Buncombe County
- Population, American Community Survey 2020-2024274,360
- Households101,855
- Average household size2.69
- Median household income$74,436
- Median age42.6
- Median gross rent$1,362 per month
- Median owner-occupied home value$391,800
- Home value to household income5.3 times
- Annual rent as a share of median income22.0 percent
- Adults 25 and over with a bachelor degree or higher45.9 percent
- Adults 25 and over with a graduate degree19.0 percent
- Adults 25 and over204,952
- Population under 1848,925
- Share under 1817.8 percent
- Population 65 and over58,291
- Share 65 and over21.2 percent
- Working age population, 18 to 64167,144
- Civilian labor force136,517
- Unemployment rate4.3 percent
- Labor force participation, adults 18 and over60.6 percent
- Rank by population among North Carolina counties7th of 100
- Rank by population among US county-equivalents, Puerto Rico included262nd of 3,222
Buncombe County is the 7th largest of 100 North Carolina counties by population. A median home costs 5.3 times median household income, which is severely unaffordable by national standards. Residents 65 and over outnumber those under 18, at 21.2 percent against 17.8 percent, which points demand at health care, services and single story product rather than schools.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Buncombe County
Is Buncombe County's population growing?
- Population, July 1, 2024279,210
- Census 2020 base population269,425
- Population change since the 2020 census base3.63 percent
- Population change, 2023 to 20242,421
- Births, 20242,421
- Deaths, 20242,903
- Natural change, 2024-482
- Net domestic migration, 20241,606
- Net international migration, 20241,282
- Total net migration, 20242,888
- Cumulative net domestic migration, 2021 to 20248,628
- Rank by growth among US county-equivalents751st of 3,144
The county has grown 3.63 percent since the 2020 census base. Deaths exceeded births in 2024 and the population still grew, so all of the growth came from people moving in. A market held up by migration is more sensitive to a change in relative cost than one growing from household formation.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Buncombe County
Where are people moving to Buncombe County from?
- Tax returns filed by households arriving10,341
- People arriving, from those returns15,843
- Tax returns filed by households leaving8,981
- Net household movement1,360
- Adjusted gross income arriving$1.01 bn
- Net adjusted gross income movement$362.5 m
- Average income of an arriving household$97,832
- Average income of a leaving household$72,282
- Largest single originHenderson County (809 households)
- Largest single destinationHenderson County (1,141 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Henderson County | 809 | 1,394 | $54.1 m |
| Haywood County | 304 | 489 | $16.0 m |
| Mecklenburg County | 292 | 390 | $26.5 m |
| Wake County | 233 | 345 | $22.5 m |
| Madison County | 198 | 337 | $11.8 m |
| Los Angeles County | 117 | 188 | $15.7 m |
| McDowell County | 116 | 188 | $4.8 m |
| Broward County | 112 | 178 | $22.7 m |
Households arriving report $25,550 more average income than households leaving, so the migration is raising local spending power rather than just moving it around. The largest single source of arrivals is Henderson County, which is the catchment a retail or multifamily study should look at first.
US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Buncombe County
What is the Buncombe County economy?
- County GDP, 2024$21.26 bn
- County GDP, 2023$20.11 bn
- GDP change, 2023 to 20245.7 percent
- GDP change over five years43.5 percent
- Rank by GDP among the North Carolina areas BEA publishes7th of 100
- Rank by GDP among the US county areas BEA publishes244th of 3,127
- GDP per resident$77,497
Output grew 5.7 percent in the latest year and 43.5 percent over five, which is the trend line a lender will read behind any single year figure.
US Bureau of Economic Analysis, Regional, table CAGDP2, CAGDP2, through 2024.
Buncombe County
Employment by industry in Buncombe County
- Covered employment, annual average136,495
- Establishments reporting13,107
- Average annual pay$58,785
- Average weekly wage$1,130
- Health care and social assistance, employment23,432
- Health care and social assistance, average annual pay$66,490
- Accommodation and food services, employment17,364
- Accommodation and food services, average annual pay$31,006
- Retail trade, employment17,265
- Retail trade, average annual pay$36,955
- Manufacturing, employment12,790
- Manufacturing, average annual pay$66,643
- Professional, scientific and technical services, employment6,949
- Administrative and support and waste management services, employment6,834
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 23,432 | 1,593 | $66,490 |
| Accommodation and food services | 17,364 | 1,036 | $31,006 |
| Retail trade | 17,265 | 1,389 | $36,955 |
| Manufacturing | 12,790 | 400 | $66,643 |
| Professional, scientific and technical services | 6,949 | 2,175 | $84,341 |
| Administrative and support and waste management services | 6,834 | 862 | $51,779 |
| Construction | 6,765 | 1,173 | $68,609 |
| Other services, except public administration | 5,756 | 1,121 | $44,112 |
Health care and social assistance is the largest private sector at 23,432 jobs, 17.2 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Buncombe County
How many businesses are in Buncombe County?
- Establishments, all industries9,863
- Employment at those establishments127,409
- Annual payroll$6.59 bn
- Establishments per 1,000 residents35.9
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against. County Business Patterns counts private establishments with paid employees in March 2023, while the Quarterly Census of Employment and Wages above counts every unemployment-insured employer, public ones included, as a 2024 annual average, so the two establishment and employment counts differ.
US Census Bureau, County Business Patterns, 2023.
Buncombe County
Building permits in Buncombe County
- Housing units authorized by permit, 20243,613
- Declared construction value permitted$948.6 m
- Single family units authorized1,379
- Multifamily units authorized2,234
- Multifamily share of units61.8 percent
- Average declared value per unit$262,547
- Units authorized per 1,000 households35.5
Multifamily is 61.8 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Buncombe County
SBA loans in Buncombe County (7(a) and 504)
- 7(a) approvals recorded333
- 7(a) gross approval dollars$218.5 m
- Average 7(a) approval$656,109
- Median 7(a) approval$250,000
- 10th percentile approval$31,880
- 90th percentile approval$1,806,200
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)3,936
- Jobs per approval11.8
- Distinct 7(a) lenders active74
- Distinct industries receiving approvals147
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer18.3 percent
- Loans on real estate terms61
- Loans on working capital terms, 120 months or shorter244
- Franchise loans55
- Franchise share of approvals16.5 percent
- Leading industry by approval countFull-Service Restaurants (25)
- Most active lenderMountain Bizcapital, Inc. (42)
- 504 approvals recorded81
- 504 gross approval dollars$73.3 m
- Average 504 approval$904,691
- Median 504 approval$438,000
- Distinct CDCs active4
- 504 jobs per approval10.9
- 504 jobs per million dollars approved12.0
- Most active CDCBusiness Expansion Funding Corporation (45)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$291.8 m
The average approval of $656,109 sits well above the median of $250,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 18.3 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30. US Small Business Administration, 504 FOIA release, FY2010 to FY2026 year to date, as of 2026-06-30.
Buncombe County
SBA loan default and charge-off rates in Buncombe County
Do SBA loans in Buncombe County get paid back?
- Loans with a final outcome recorded57
- Paid in full53
- Charged off4
- Charge-off rate on resolved loans7.0 percent
- Status: Paid in full53
- Status: Exempt from disclosure223
- Status: Cancelled30
- Status: Charged off4
- Status: Committed, not yet disbursed23
Of the 57 loans that have reached a final outcome, 7.0 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
Compare against the national and state SBA charge-off rates, computed the same way over resolved loans only.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Buncombe County
SBA lending by place in Buncombe County
- Borrower cities with recorded lending13
- Asheville, approvals225
- Arden, approvals33
- Candler, approvals20
- Black Mountain, approvals17
- Weaverville, approvals13
- Fairview, approvals9
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Asheville | 225 | $139,855,700 |
| Arden | 33 | $27,926,600 |
| Candler | 20 | $14,873,200 |
| Black Mountain | 17 | $13,113,300 |
| Weaverville | 13 | $9,199,900 |
| Fairview | 9 | $7,285,000 |
| Leicester | 5 | $1,721,500 |
| Fletcher | 4 | $3,500,000 |
| 5 other borrower cities | 7 | $1,009,200 |
Asheville accounts for 225 approvals against 33 in Arden. County level figures average over that gap, which is why a site decision is made at the submarket rather than the county.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Buncombe County
How large is Buncombe County?
- Land area657 sq mi
- Rank by land area among North Carolina counties19th of 100
- Width, east to west40.2 mi
- Height, north to south27.3 mi
- Geographies sharing a boundary6
- Residents per square mile of land418
- Establishments per square mile15.01
US Census Bureau county boundary geometry, TIGER, adjacency computed from shared boundary vertices, TIGER county boundaries. US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year. US Census Bureau, County Business Patterns, 2023.
Buncombe County
Flood risk in Buncombe County
- Participation of the county's own NFIP community Buncombe County, unincorporated areasParticipating, community 370031
- Communities in the county in the NFIP Community Status Book7
- Of those, participating in the NFIP7
- NFIP participation rate100.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 8
- Communities carrying a CRS class1
- Radon levels in Buncombe County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The county's own community in the status book, unincorporated Buncombe County (community 370031), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Buncombe County in radon zone 1, a predicted average indoor radon screening level greater than 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. The best Community Rating System class among the county's communities is 8, which carries a flood insurance premium discount for policies written in that community. 100.0 percent of the county's listed communities participate in the National Flood Insurance Program, per Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Traffic counts, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
Feasibility studies
When a Buncombe County site needs a document a lender will accept.
The same data layer behind this page is the one the studies are written from. A study for a Buncombe County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024274,360
- Households101,855
- Average household size2.69
- Median household income$74,436
- Median age42.6
Common questions
Buncombe County questions, answered from the record.
How many people live in Buncombe County, North Carolina?
The Census Bureau estimates 279,210 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 274,360, in 101,855 households, ranking 7th of 100 North Carolina counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Buncombe County's population growing?
The population has grown 3.63 percent since the 2020 census base of 269,425, to 279,210 on July 1, 2024. In 2024 there were 2,421 births against 2,903 deaths, with net migration of 2,888. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Buncombe County?
$74,436. The median owner-occupied home is valued at $391,800, which is 5.3 times income, and median gross rent is $1,362 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Buncombe County?
9,863 establishments, employing 127,409 people with an annual payroll of $6.59 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in Buncombe County?
Health care and social assistance is the largest private sector at 23,432 jobs, 17.2 percent of covered employment. Covered employment averages 136,495 jobs at an average annual pay of $58,785, or $1,130 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Buncombe County?
333 7(a) approvals totaling $218.5 m since FY2020, across 74 lenders, with a median approval of $250,000, plus 81 504 approvals worth $73.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Buncombe County get paid back?
Of the 57 loans that have reached a final outcome, 53 were paid in full and 4 charged off, a charge-off rate of 7.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Buncombe County?
3,613 housing units were authorized by permit in 2024, with a declared construction value of $948.6 m. Multifamily was 61.8 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Buncombe County?
Zone 1, a predicted average indoor radon screening level greater than 4 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Buncombe County come from?
The largest single origin is Henderson County, with 809 households. Arriving households report an average income of $97,832 against $72,282 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Buncombe County on this page?
No. Annual average daily traffic resolves in the platform rather than in this dataset, so no AADT figure is printed here. It is a gap we know about rather than a figure we estimated.
Is zoning published for Buncombe County?
No. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame, to be confirmed locally.
Buncombe County
Cities and places in Buncombe.
13 Census places lie wholly or partly in Buncombe County. All 13 carry enough published place level data for a page of their own and are linked.
| Place | Type | Population | SBA 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Asheville | city | 94,535 | 225 | Wholly in this county |
| Black Mountain | town | 8,513 | 17 | Wholly in this county |
| Woodfin | town | 8,048 | None recorded | Wholly in this county |
| Swannanoa | CDP | 6,901 | 3 | Wholly in this county |
| Weaverville | town | 4,687 | 13 | Wholly in this county |
| Royal Pines | CDP | 4,325 | None recorded | Wholly in this county |
| Avery Creek | CDP | 2,887 | None recorded | Wholly in this county |
| Emma | CDP | 2,657 | None recorded | Wholly in this county |
| Fairview | CDP | 2,298 | 9 | Wholly in this county |
| Biltmore Forest | town | 1,587 | None recorded | Wholly in this county |
| Bent Creek | CDP | 1,384 | None recorded | Wholly in this county |
| Montreat | town | 630 | None recorded | Wholly in this county |
| Barnardsville | CDP | 445 | 1 | Wholly in this county |
A further 65 of the county's 333 SBA 7(a) approvals are to borrowers in cities that match no Census place in Buncombe County, the largest being Arden (33), Candler (20), Leicester (5). Those are postal cities, unincorporated areas and cities outside the county, so no place row claims them; they are counted in the county total above.