Name: Biltmore Forest, NC statistics
Creator: Citytistics

Moving to Biltmore Forest

Buncombe County gains about 5.8 residents per 1,000 a year to moves between counties.

Moved in14,867

Moved out13,642

Net+1,225

Where people come from and where they go, top counties

Henderson County, NC1,1701,840−670

Haywood County, NC441766−325

Madison County, NC356590−234

Mecklenburg County, NC413370+43

McDowell County, NC230373−143

Wake County, NC335256+79

Greenville County, SC175271−96

Spartanburg County, SC261

Within North Carolina, other states or abroad

Arrivals

35%64%

Leavers

48%51%

Within North CarolinaOther statesAbroad

Income per tax return

Arrivals$86K

Leavers$69K

People on tax returns who moved between counties, from IRS migration data, 2022 to 2023. Figures are for all of Buncombe County; flows under 20 returns are not published.

Who moves here: 6.9% of residents arrived from another county in the past year, 4.0% from another state. County figure.
Who arrives and who leaves: Households moving into Buncombe County report $85,900 a year in income on average; those leaving, $68,900, so newcomers earn more than leavers.
Income you would need: $54,500 a year to rent the median home at the 30% line. From your city
Rent or buy: Median rent is $1,362 a month; owners with a mortgage pay $4,001 a month including taxes and insurance, on a median home of $1,333,300.
Getting to work: 18 minutes each way on average; 23.6% work from home.
If it is close but not quite: Marblehead, MA matches it on character. Compare the two

Moved from another state1
4.0%
99% above the median place
Net movers per 1,000 people8
5.8
above the median place (median -0.6)
Income of households moving in8
$85,869
22% above the median place

All 5 moving measures

Measure	Biltmore Forest	Vs median
Moved here in the past year1County figure	6.9%	20% above
Moved from another state1County figure	4.0%	99% above
Net movers per 1,000 people8County figure	5.8	above (median -0.6)
Income of households moving in8County figure	$85,869	22% above
Income of households moving out8County figure	$68,891	2% below

What it costs to live here

Homeownership is 97.3%, 47% above the median place.

Biltmore Forest9.7%

Typical place20.4%

Share of the median household income that goes to the median rent. Above 30% is the usual stress line.

Income needed to rent

$54,480

a year, at the 30% line

Rent to income

9.7%

52% below the median place

Home price to income

7.9x

107% above the median place

Could you afford it?

Your household income, before tax

The median rent would take

10%

comfortably under the 30% line

Left after rent, in US prices

$157,100

a year

Vs the typical household here

Same

as the median household

Uses the median rent in Biltmore Forest, $1,362 a month, and local prices for everything else (97.2 against a US average of 100). It runs in your browser and stores nothing.

Moving from somewhere else? Work out the salary you would need in Biltmore Forest.

Sponsored · exampleMoving to Biltmore Forest? Compare quotes from licensed movers. No partner is signed yet. Sponsored offers are always labelled and never change the data.

Homeownership1
97.3%
47% above the median place
Median home value1
$1,333,300
317% above the median place
Vacant homes1
23.7%
236% above the median place

All 16 cost and housing measures

Measure	Biltmore Forest	Vs median
Median gross rent1County figure	$1,362	0% below
Rent to income1	9.7%	52% below
Property tax rate1	0.6%	31% below
Home price to income1	7.9x	107% above
Prices vs US average2Metro figure	96.5	4% below
Fair market rent, 2 bedrooms3County figure	$1,866	16% above
HUD area median income4County figure	$103,200	4% below
Property tax paid (median)1	$8,464	159% above
Median home value1	$1,333,300	317% above
Home prices, 1-year change5County figure	1.2%	63% below
Home prices, 5-year change5County figure	53.8%	4% above
Homeownership1	97.3%	47% above
Renters paying 30%+1County figure	53.9%	7% above
Owner costs with a mortgage1	$4,001	114% above
Vacant homes1	23.7%	236% above
Median year built1	1959	1% below

Work and pay

Commutes by transit is 0.0%, below the median place (median 0.8%).

Commutes by transit1
0.0%
below the median place (median 0.8%)
Poverty rate1
2.0%
81% below the median place
Income per person1
$114,210
185% above the median place

More on work and pay, against the typical place

Median household income$169,167 2.1×

Mean commute18 min −27%

Works from home23.6% +89%

All 10 work and pay measures

Measure	Biltmore Forest	Vs median
Median household income1	$169,167	111% above
Income per person1	$114,210	185% above
Unemployment1County figure	4.3%	12% below
Average annual pay6County figure	$61,596	7% below
Pay growth, 1 year6County figure	4.8%	30% above
Jobs6County figure	134,686	11% below
Poverty rate1	2.0%	81% below
Mean commute1	18 min	27% below
Works from home1	23.6%	89% above
Commutes by transit1	0.0%	below (median 0.8%)

Who lives here

Bachelor's or higher is 87.4%, 173% above the median place.

Bachelor's or higher1
87.4%
173% above the median place
High school or higher1
98.6%
7% above the median place
Median age1
52.6
35% above the median place

More about who lives here, against the typical place

Homes with broadband96.9% +5%

Born abroad2.6% −70%

Household size2.7 +8%

All 9 people measures

Measure	Biltmore Forest	Vs median
Population1	1,587	6646th largest
Population change since 20207	4.8%	322% above
Median age1	52.6	35% above
Bachelor's or higher1	87.4%	173% above
High school or higher1	98.6%	7% above
Household size1	2.7	8% above
Born abroad1	2.6%	70% below
No health insurance1County figure	10.9%	70% above
Homes with broadband1	96.9%	5% above

Life in Biltmore Forest

2 sites are on the National Register of Historic Places, 2 of them National Historic Landmarks.

Gunston Hall listed 1991
Adams, Judge Junius G., House listed 2001

Out the door, against the typical place

Parks per 10k residents12.6 +24%

Playgrounds per 10k0.0 −100%

Grocery stores per 10k0.0 −100%

Restaurants, cafes and bars per 10k0.0 −100%

Libraries per 10k0.0 −100%

Named paths and bike trails0 km −95%

Bus and rail stops per sq mi0.0 −100%

Mapped by volunteers in OpenStreetMap inside the city limits (Census boundaries), so coverage is fuller in some places than others. Map data © OpenStreetMap contributors, ODbL.

Businesses per 10,000 residents (county figures)

Restaurants and bars31.6 +52%

Shops48.1 +59%

Arts, recreation and fitness7.9 +93%

Doctors' offices and clinics36.8 +82%

Child care centers1.7 −26%

Counts businesses with paid staff, so small owner-run shops are not included.

Doctors' offices and clinics per 10k9
36.8
82% above the median place
Restaurants and bars per 10k9
31.6
52% above the median place
Shops per 10k9
48.1
59% above the median place

All 16 schools and local life measures

Measure	Biltmore Forest	Vs median
Public schools13County figure	60	above (median 9)
Public school students13County figure	29,691	above (median 4,897)
Students per teacher13County figure	14.9	3% below
Restaurants and bars per 10k9County figure	31.6	52% above
Shops per 10k9County figure	48.1	59% above
Arts, recreation and fitness per 10k9County figure	7.9	93% above
Doctors' offices and clinics per 10k9County figure	36.8	82% above
Child care centers per 10k9County figure	1.7	26% below
Parks per 10k10	12.6	24% above
Playgrounds per 10k10	0.0	below (median 9.4)
Grocery stores per 10k10	0.0	below (median 2.1)
Restaurants, cafes and bars per 10k10	0.0	below (median 11.2)
Libraries per 10k10	0.0	below (median 0.9)
Named paths and bike trails10	0.1	95% below
Transit stops per sq mi10	0.0	below (median 0.2)
National Register listings11	2	85% below

Safety, weather and risk

Violent crime per 100k is 68, 65% below the median place.

Violent crime per 100k

65% below the median place

Property crime per 100k

744

39% below the median place

Months reported

12 of 12

by the city police department to the FBI

Counts only offenses reported by the city police department. Sheriff, state and campus police are not included, and some departments do not report to the FBI at all, so compare with care.

Heat wave risk15
2.2
98% below the median place
July average high14
82°F
6% below the median place
Annual precipitation14
50.3 in
15% above the median place

All 11 weather and risk measures

Measure	Biltmore Forest	Vs median
July average high14County figure	82°F	6% below
January average low14County figure	26°F	3% above
Average temperature14County figure	54°F	1% below
Annual precipitation14County figure	50.3 in	15% above
Natural hazard risk15County figure	89.3	3% below
Hurricane risk15County figure	68.6	3% below
Tornado risk15County figure	81.3	0% below
Wildfire risk15County figure	80.6	32% above
Heat wave risk15County figure	2.2	98% below
Median air quality index16County figure	40	7% below
Good air days16County figure	73.4%	7% above

How it is changing

Five-year survey estimates, one point per release.

Median gross rent

Up 46.2% from 2019 to 2022.

Median household income

Down 6.4% from 2019 to 2024.

Median home value

Up 46.5% from 2019 to 2024.

Population estimate

Up 4.6% from 2020 to 2025.

Citytistics measures

Paycheck stretch

n/a

No local price data

Pay vs rent

-14.8 pts

a year, rent outrunning pay. Better than 0% of places

Family fit

of 100 on cost, space and class size

Growth

of 100 on population and income growth

Measures only Citytistics publishes, built from the figures on this page. Scores of 100 beat every place we track. Formulas

Biltmore Forest in 2030: where the trends point

If recent trends hold, the median rent will take about 13% of the median income in 2030, up from 11% now.

Citytistics projections to 2030: each figure's own trend, blended with the typical trend across the places we rate, eased toward long-run US growth and carried forward from the latest release. The range is where 80% of places landed when we tested the same method on past releases.

Measure	Latest	2030 projection	Likely range	Avg. per year
Median rent	$1,583/mo (2022)	$2,260/mo	$1,800 to $2,840/mo	+4.5%
Median household income	$169,167 (2024)	$208,500	$176,500 to $247,000	+3.6%
Median home value	$1,333,300 (2024)	$1,892,000	$1,373,000 to $2,606,000	+6.0%
Population	1,469 (2025)	1,510	1,450 to 1,580	+0.6%

The median home would be worth 9.1 years of the median income in 2030, against 7.9 now.

A projection of recent trends, not a prediction of the economy or advice to buy or sell. How we project.

Places like Biltmore Forest

The closest matches on income, rent, home value, education and age, and the places nearby.

Place	Rent	Income
Marblehead, MA	$1,764	$182,132	Compare
Bainbridge Island, WA	$2,194	$172,188	Compare
Incline Village, NV	$1,961	$167,069	Compare
Greenwood Village, CO	$2,123	$149,029	Compare

Nearby

Compare Biltmore Forest with

Common questions

Is Biltmore Forest a good place to live?

It depends on what you need, so here is what the numbers say. Between the 2019 and 2022 surveys, rent rose 13.5% a year while household income rose -1.3%, so rent outran pay by more than in 99% of the 2,476 places under 10,000 people we track. It is the 2nd-highest of 160 North Carolina places. 87% of adults hold a bachelor's degree or higher, a larger share than in 99% of places its size. It is the highest of 161 North Carolina places. On cost, space and class size it scores 93 out of 100 for families. See how it ranks with your own weights.

Is Biltmore Forest expensive to live in?

The median rent takes 9.7% of the median household income, against 20.4% in the typical place we track. Housing is a lighter load here than usual. The median home is valued at $1,333,300.

What salary do you need to live in Biltmore Forest?

To rent the median home without spending more than 30% of income on rent, a household needs about $54,480 a year. Work it out from your current city.

Is Biltmore Forest safe?

There were 68 reported violent crimes per 100,000 residents, against 192 in the typical place.

What places are similar to Biltmore Forest?

On income, rent, home value, education and age, the closest matches are Marblehead, MA, Bainbridge Island, WA, Incline Village, NV and Greenwood Village, CO.

Sources and methods

The small numbers beside each measure point here. Every dataset is public; links go to the publisher.

American Community Survey 5-year estimates · US Census Bureau · 2020 to 2024 estimatesTables B01002, B01003, B05002, B07003, B08013, B08301, B15003, B17001, B19013, B19301, B23025, B25002, B25003, B25010, B25035, B25064, B25070, B25077, B25088, B25103, B28002, S2701
Regional Price Parities · US Bureau of Economic Analysis · Latest release, retrieved 2026-11-14
Fair Market Rents · US Department of Housing and Urban Development · Fiscal year 2027
Income Limits · US Department of Housing and Urban Development · Fiscal year 2026
House Price Index · Federal Housing Finance Agency · Latest release, retrieved 2026-11-14
Quarterly Census of Employment and Wages · US Bureau of Labor Statistics · 2025 annual averages
Population Estimates · US Census Bureau · Vintage 2025
SOI Tax Stats, county-to-county migration · Internal Revenue Service · Tax years 2022 to 2023Counts tax returns and the people on them; flows under 20 returns are suppressed.
County Business Patterns · US Census Bureau · 2023 data
National Register of Historic Places · National Park Service · Listings through 2026-05-22
Crime Data Explorer · Federal Bureau of Investigation · 2025 data
Common Core of Data · National Center for Education Statistics · 2024 release
1991-2020 climate normals · NOAA National Centers for Environmental Information · Series updated 2026-11-05Averages for 1991 to 2020 computed from NOAA's county climate series (nClimDiv).nClimDiv county series
National Risk Index · Federal Emergency Management Agency · Latest release, retrieved 2026-11-14NRI data and maps
Air Quality System, annual AQI by county · US Environmental Protection Agency · 2025 dataAirData download files

Derived by Citytistics from the tables above: rent to income (B25064, B19013); property tax rate (B25103, B25077); home price to income (B25077, B19013).

What stands out compares Biltmore Forest with places of a similar size, using only figures measured for Biltmore Forest itself; county and metro figures never count. Survey figures are estimates with margins of error. Formulas and definitions: methodology. API: /api/v1/places/biltmore-forest-north-carolina

Citytistics. “Biltmore Forest, North Carolina.” Data as of 2026-11-14. https://www.citytistics.com/city/biltmore-forest-north-carolina/

This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.

Biltmore Forest

What stands out about Biltmore Forest