Arden 28704

Asheville, NC · Buncombe County, NC · 247 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

44affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
34%
stretched
Days on market
73
daily
Price cuts
23.6%
of active
Valuation
+67.4%
vs assessor
Look up an address
29
/100
weak
cooling · balanced · prices easing year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

62/ 100SellerBalancedBuyer
Negotiate Hard
Needs 11.8% correction for affordability
DOM: 122d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)25
Supply & Demand (20%)100
Buy vs Rent (15%)75
Cancellation Rate (10%)75
Days on Market (5%)100

Moderate buyer leverage in 28704. Room to negotiate 5-10% below list. Payment burden: 34.0% of median income. Median days on market: 122. Renting is approximately 98% cheaper than buying (price-to-rent ratio: 23.8).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.
COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 3.7% YoY.

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Market snapshoteach number, once

Median price
$443,207
▾ 3.7% YoY
Days on market
73
daily · zip_data
Median rent
$1,554
ZORI
Investor score
32/100
cash-flow lens
Active listings
185
90-day

Valuation3 lenses, different anchors

vs assessor
+67.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$742,000
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+56.8%
County-wide market — the widest, slowest signal.
Henderson+56.8%
Mecklenburg+79.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$365
Price-to-income5.6×

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How 28704 ranks in NC
percentile vs all NC ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

12SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply20.6 mo
Days on Market73d
Inv vs History+24.2%
Listing Density22.5/1k
Market dynamics
Price cut %23.6%
Momentumcooling
LeverageBALANCED
Months of supply20.6
Sales (90d)0
Investment analysis
Median rent$1,554
Price-to-rent23.8
Est. cap rate2.7%
Buy vs rentfavors renting

Livability

Walk score2
Transit score1
Bike score—

Historical trends

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Buncombe County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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Nearby ZIP codes

28801
Asheville
$561,291
-2.2%
28806
Asheville
$408,205
-4.3%
Asheville Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Buncombe County