$15,000
148 Rhododendron Dr
Beech Mountain, NC
Land12,632 sqft lot
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Compass Real Estate · Beech Mountain, NC
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Beech Mountain, NC(512) 555-0184TX License #0512847
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Beech Mountain, NC Housing Market
Buyer's market-2.2% YoY
Zillow, August 2026 · Refreshes monthlyRedfin, through May 2026 · No longer updatingFreddie Mac via FRED, September 2026 · Refreshes weekly
The typical home in Beech Mountain, NC is worth $450,917, fell 2.2% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $460,000, -14.0% year over year (through May 2026). With 7.3 months of supply and homes going under contract in about 120 days, Beech Mountain is a buyer's market. At today's 7.03% 30-year fixed rate, 20% down on a $450,917 home is about $2,407/mo in principal and interest.
Key numbers for Beech Mountain, NC
Typical home value
$450,917
-2.2% in 12 months
Zillow, August 2026
Median sale price
$460,000
-14.0% year over year
Redfin, through May 2026
Days on market
120
Slow-moving
Redfin, through May 2026
Active listings
109
7.3 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$89,934
Home costs 5.0x income
U.S. Census ACS, 2023
Sale-to-list ratio
95.8%
Selling below asking
Redfin, through May 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Beech Mountain a buyer's or seller's market?
Buyer's market7.3 months of supply120 days on market95.8% of asking
Beech Mountain, NC is a buyer's market, based on 7.3 months of supply and homes selling in about 120 days. Above 7 months of supply is a glut: inventory is well ahead of the sales pace, and buyers can take time to inspect, compare, and negotiate concessions.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Beech Mountain housing market data show?
Every row below is Redfin's final published month for Beech Mountain, NC. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $460,000 |
| Median list price | $609,250 |
| Year-over-year price change | -14.0% |
| Median price per sq ft | $286/sq ft |
| Median days on market | 120 days |
| Active inventory | 109 listings |
| Months of supply | 7.3 months |
| Sale-to-list price ratio | 95.8% |
| Homes sold (that month) | 15 |
| New listings (that month) | 26 |
| Listings with a price cut | 14.7% |
| Market condition | Buyer's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Beech Mountain is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Beech Mountain is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Beech Mountain home prices moved?
Over the last three years the median sale price in Beech Mountain, NC rose 31.4%, from $350,000 to $460,000. The live Zillow value series has fell 2.2% in the last 12 months, which is the more current read now that Redfin's series has stopped. 14.7% of Beech Mountain listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 7.3 months while the sale-to-list ratio slips below its current 95.8%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Beech Mountain?
Priced off the typical home value of $450,917 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $90,183 | $360,734 | $2,407/mo |
| 5% | $22,546 | $428,372 | $2,859/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $2,407, that implies roughly $103,168 a year before you add taxes and insurance. The median household in Beech Mountain earns $89,934, about $13,234 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 5.0x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Beech Mountain in the next 12 months?
Tell us your timeline. We send the Beech Mountain market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Beech Mountain?
Zillow does not publish a rent index (ZORI) for Beech Mountain, NC, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Beech Mountain?
Active listings in Beech Mountain, NC went from 149 in May 2025 to 109 in May 2026, a -26.8% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 157 | 25 |
| July 2025 | 162 | 20 |
| August 2025 | 149 | 14 |
| September 2025 | 139 | 24 |
| October 2025 | 133 | 24 |
| November 2025 | 114 | 6 |
| December 2025 | 92 | 6 |
| January 2026 | 88 | 10 |
| February 2026 | 82 | 11 |
| March 2026 | 82 | 18 |
| April 2026 | 101 | 30 |
| May 2026 | 109 | 26 |
Redfin, through May 2026
How does Beech Mountain compare to North Carolina and the U.S.?
Beech Mountain homes sell for $460,000 — 16% above the North Carolina median of $397,600. Against the national median of $410,700, Beech Mountain runs 12% higher. Year-over-year, Beech Mountain moved -14.0% against North Carolina's +2.1% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Beech Mountain, NC | $460,000 | -14.0% | 120 days |
| North Carolina statewide | $397,600 | +2.1% | 52 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Beech Mountain
What buyers should watch
- Months of supply, currently 7.3. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 14.7%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $451 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $450,917 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Beech Mountain listing goes under contract in 120 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 95.8% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Beech Mountain added 26 new listings against 15 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved -2.2% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Beech Mountain varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Beech Mountain
There are currently 109 homes listed for sale in Beech Mountain, North Carolina. The median listing price is $609K. Featured listings range from $15,000 to $6,499,900.
$15,900
293 Poplar Dr
Beech Mountain, NC
Land10,454 sqft lot
View photos & details
$29,900
288 Poplar Dr
Beech Mountain, NC
Land21,780 sqft lot
View photos & details
$44,900
327 Locust Ridge Rd
Beech Mountain, NC
Land16,117 sqft lot
View photos & details
$280,000
145 Raven Rd
Beech Mountain, NC
Land37,897 sqft lot
View photos & details
$300,000
105 N Pinnacle Ridge Rd Apt 3
Beech Mountain, NC
2 bd2 ba1,070 sqft$280/ft²
Condo
View photos & details
$325,000
206 Oak Rd
Beech Mountain, NC
3 bd2 ba1,316 sqft$247/ft²
House17,424 sqft lot
View photos & details
$399,000
210 Overbrook Trl
Beech Mountain, NC
3 bd2 ba992 sqft$402/ft²
House14,810 sqft lot
View photos & details
$439,000
905 Charter Hills Rd
Beech Mountain, NC
4 bd3 ba1,754 sqft$250/ft²
House13,504 sqft lot
View photos & details
$649,000
111 Wintergreen Way Rd
Beech Mountain, NC
3 bd3 ba1,832 sqft$354/ft²
House11,761 sqft lot
View photos & details
$764,999
102 Blackberry Trl
Beech Mountain, NC
3 bd3 ba2,126 sqft$360/ft²
House14,375 sqft lot
View photos & details
$6,499,900
294 Silver Eagle Trl
Beech Mountain, NC
5 bd7 ba7,055 sqft$921/ft²
House1.03 acres
View photos & details
Looking to buy in Beech Mountain?
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Active listings
109
Homes on market
Median list price
$609K
Avg. days on market
120
Days until sale
New this week
26
Newly listed
Price drops:14.7%of listings
Sale-to-list:95.8%
How much do homes cost in Beech Mountain by property type?
How the Beech Mountain, NC market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $526,250 | $330/sq ft | 10 | 178 days |
| Condo / co-op | $171,000 | $282/sq ft | 4 | 84 days |
| Townhouse | $390,000 | $270/sq ft | 1 | 35 days |
Who lives in Beech Mountain?
American Community Survey estimates for Beech Mountain. U.S. Census ACS, 2023
Population
831
Households
399
Median income
$89,934/yr
Median age
62.1 years
Owner-occupied
91.7%
Median home value
$388,800
Median gross rent
$978/mo
Mean commute
25.2 min
91.7% of occupied homes in Beech Mountain are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $388,800 against Zillow's $450,917 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which cities are near Beech Mountain, NC?
Ordered by distance from Beech Mountain, not by size. Compare Beech Mountain side by side with any of them.
Beech Mountain housing market FAQ
Is Beech Mountain a buyer's or seller's market?
Beech Mountain, NC is currently a buyer's market. That read comes from 7.3 months of supply, homes going under contract in about 120 days, and sellers getting 95.8% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Beech Mountain?
The typical home in Beech Mountain, NC is worth $450,917 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $460,000, about $286 per square foot.
Is Beech Mountain cheaper than the rest of North Carolina?
Beech Mountain's median sale price of $460,000 is 16% higher than the North Carolina statewide median of $397,600, and 12% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Beech Mountain?
Homes in Beech Mountain, NC spent a median of 120 days on market before going under contract, versus 52 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Beech Mountain?
At the current 30-year fixed rate of 7.03%, 20% down on a $450,917 home is about $2,407 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $103,168 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $89,934.
Are home prices rising in Beech Mountain?
The typical home value in Beech Mountain, NC fell 2.2% over the last 12 months, from $461,240 to $450,917 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Beech Mountain?
Beech Mountain ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Beech Mountain?
That depends on your timeline, not on a headline. What the data says today: Beech Mountain, NC is a buyer's market with 7.3 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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