Is price per square foot the right way to size up a home in Asheville right now? You are not alone if you have scrolled listings and wondered whether $300 or $450 per square foot is “good.” It is a useful shortcut, but it needs context. In this guide, you will see current Asheville benchmarks, how numbers vary by neighborhood, and how to use $/sf the right way when buying or selling. Let’s dive in.
Current benchmarks at a glance
- Buncombe County’s median listing price per square foot is roughly $332 as of April 2025. That gives you a countywide anchor for comparisons. County series via Trading Economics.
- City metrics differ by source and by “listing” vs “sale.” Listing-based figures often read higher than sale-based figures in cooler months since asking prices adjust faster than closings.
- A practical working range for Asheville area neighborhoods is about $275 to $525 per sq ft, with downtown and historic districts toward the top end. Treat this as a screening range, not a price quote.
Neighborhood and zip code ranges
Numbers move month to month, but recent snapshots from late 2024 through mid 2025 show clear patterns across Asheville:
Downtown, Montford, Kenilworth (28801)
Homes in and around central historic districts often land in the low-to-mid $400s per sq ft, with some listings and recent sales testing higher in select locations. Smaller footprints, walkability, and period architecture support premium $/sf.
West Asheville
West Asheville has posted mid $300s per sq ft in several recent reads. Renovated bungalows and proximity to local shops help hold values in this range.
North Asheville corridors and 28804
Recent snapshots place this area around the low $300s per sq ft, above the county average but typically below downtown’s peak pricing.
South Asheville and nearby 28803 pockets
Figures often show the upper $200s to low $300s per sq ft, depending on age, lot size, and finishes.
Outlying Buncombe zips
Examples in the county outskirts, like Alexander and similar areas, often come in the high $200s per sq ft. Larger lots and more driving distance pull $/sf down even when total prices are similar.
Use these as neighborhood guideposts. For an offer or a list price, you will want a tight set of recent comps on your exact street or micro-market.
Why $/sf differs across Asheville
- Housing mix and size. Smaller homes in prime locations and new high-end construction both push up $/sf. Larger suburban homes can look cheaper per square foot even if the total price is similar. Helpful $/sf overview.
- Location, views, and elevation. Mountain and skyline views, as well as proximity to cultural corridors, add measurable premiums. High-end listings illustrate how views can widen price gaps. Example of premium pricing at the top end.
- Short-term rental influence. Analysts and local reporting note that short-term rentals in Buncombe grew into the thousands, which can tighten long-term supply and support higher prices in popular areas. Local STR context.
- Supply and seasonality. Months of supply and days on market shift during the year, which can nudge $/sf up or down. Regional market updates.
- Population and migration. Buncombe County’s population grew from about 269,000 in 2020 to roughly 279,000 in 2024, supporting steady housing demand. OSBM population estimates.
How to use $/sf like a pro
If you are buying
- Start with a neighborhood median. Anchor to the closest zip or micro-market median you can find, then narrow to recent closed comps within one mile and the same school assignment zones if applicable.
- Adjust for size. Smaller homes usually carry higher $/sf. Do not overpay just because the figure looks lower than a nearby bungalow.
- Read the comments. Look for view premiums, recent remodels, and permitted finished space. Those explain most $/sf gaps.
- Gut check with three to six comps. If your short list sits far above or below the comp range, ask why. A recent cluster of luxury closings can temporarily pull a zip median higher.
If you are selling
- Use $/sf as a sanity check, not the price. Start with nearby closed comps, then weigh condition, days on market, and current inventory. Monthly market notes help.
- Show the value behind the number. If your home has new systems, energy upgrades, or a standout view, highlight them in photos and remarks to justify $/sf.
- Watch timing. Seasonality and mortgage-rate shifts can change buyer traffic week to week. Be ready to adjust if your activity lags.
Data notes to keep your comparisons fair
- Listing vs sale $/sf. Listing metrics reflect asking prices. Sale metrics reflect closings. The two can diverge in a changing market.
- City vs county vs zip. Asheville city boundaries do not cover the entire county. Be clear about which geography you are using.
- What counts as square footage. Price per square foot usually uses finished, heated living area. Garages, porches, and unfinished basements are typically excluded. This is why two similar homes can show very different $/sf. Consumer explainer.
- Sample size matters. Small neighborhoods or luxury segments can swing monthly. Look at multi-month trends instead of one outlier.
The bottom line
In Asheville, price per square foot is a helpful starting point, not the final word. Countywide, about $332 per sq ft is a useful benchmark, with neighborhoods typically ranging roughly $275 to $525 per sq ft depending on location, size, and features. Use neighborhood comps, understand what is included in the square footage, and focus on the story behind the number.
If you want a micro-market read on your street or need help pricing a property, reach out to Heather Scott for a local, data-informed consultation.
FAQs
What is the typical price per square foot in Asheville right now?
- Countywide median listing sits around $332 per sq ft as of April 2025, with many Asheville neighborhoods ranging roughly $275 to $525 per sq ft depending on location and home type.
How do listing and sale price per square foot differ in Asheville?
- Listing $/sf reflects asking prices and can run higher, while sale $/sf reflects closed transactions and can lag changing conditions, so compare like with like when you review comps.
Which Asheville neighborhoods tend to have higher $/sf?
- Central areas such as downtown, Montford, and nearby historic districts often show the highest $/sf, with West Asheville and North Asheville following, and outlying Buncombe County zips usually lower.
Are short-term rentals affecting Asheville home prices?
- Local reporting shows short-term rental counts in Buncombe grew into the thousands, which can tighten long-term supply and support higher prices in sought-after areas.
How should I use $/sf when making an offer in Asheville?
- Use the neighborhood median as a starting point, then adjust for size, condition, views, and permitted finished space using three to six recent closed comps within the same micro-market.
