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Featured local agent — Sylva, NC
Sarah Mitchell
Compass Real Estate · Sylva, NC
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Sylva, NC Housing Market
The typical home in Sylva, NC is worth $330,281, fell 1.6% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $307,000 (through May 2026). With 11.0 months of supply and homes going under contract in about 56 days, Sylva is a buyer's market. At today's 7.03% 30-year fixed rate, 20% down on a $330,281 home is about $1,763/mo in principal and interest.
Key numbers for Sylva, NC
Typical home value
$330,281
-1.6% in 12 months
Zillow, August 2026
Typical asking rent
$1,525/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$307,000
Last published period
Redfin, through May 2026
Days on market
56
Average pace
Redfin, through May 2026
Active listings
11
11.0 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
$41,926
Home costs 7.9x income
U.S. Census ACS, 2023
Sale-to-list ratio
87.7%
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 Sylva a buyer's or seller's market?
Sylva, NC is a buyer's market, based on 11.0 months of supply and homes selling in about 56 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 Sylva housing market data show?
Every row below is Redfin's final published month for Sylva, NC. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $307,000 |
| Median list price | $550,000 |
| Median price per sq ft | $258/sq ft |
| Median days on market | 56 days |
| Active inventory | 11 listings |
| Months of supply | 11.0 months |
| Sale-to-list price ratio | 87.7% |
| Homes sold (that month) | 1 |
| New listings (that month) | 4 |
| Listings with a price cut | 9.1% |
| 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 Sylva is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Sylva 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 Sylva home prices moved?
Over the last three years the median sale price in Sylva, NC rose 54.3%, from $199,000 to $307,000. The live Zillow value series has fell 1.6% in the last 12 months, which is the more current read now that Redfin's series has stopped. 9.1% of Sylva 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 11.0 months while the sale-to-list ratio slips below its current 87.7%. 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 Sylva?
Priced off the typical home value of $330,281 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% | $66,056 | $264,225 | $1,763/mo |
| 5% | $16,514 | $313,767 | $2,094/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 $1,763, that implies roughly $75,567 a year before you add taxes and insurance. The median household in Sylva earns $41,926, about $33,641 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 7.9x — 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 Sylva in the next 12 months?
Tell us your timeline. We send the Sylva 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 Sylva?
Typical asking rent in Sylva, NC is $1,525/mo, against a typical home value of $330,281. That is a price-to-rent ratio of 18.0x, which means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Compared head to head, 20% down puts principal and interest at $1,763 a month — $238 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, August 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Sylva?
Active listings in Sylva, NC went from 12 in March 2025 to 11 in May 2026, a -8.3% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| April 2025 | 12 | 1 |
| May 2025 | 20 | 7 |
| June 2025 | 18 | 4 |
| July 2025 | 15 | 1 |
| August 2025 | 13 | not published |
| October 2025 | 13 | 2 |
| November 2025 | 14 | 3 |
| December 2025 | 11 | 1 |
| January 2026 | 10 | 2 |
| March 2026 | 13 | 3 |
| April 2026 | 10 | 2 |
| May 2026 | 11 | 4 |
Redfin, through May 2026
How does Sylva compare to North Carolina and the U.S.?
Sylva homes sell for $307,000 — 23% below the North Carolina median of $397,600. Against the national median of $410,700, Sylva runs 25% lower.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Sylva, NC | $307,000 | not published | 56 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 Sylva
What buyers should watch
- Months of supply, currently 11.0. 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 9.1%. 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 $331 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 $330,281 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 Sylva listing goes under contract in 56 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 87.7% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Sylva added 4 new listings against 1 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved -1.6% 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 Sylva varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Sylva
There are currently 11 homes listed for sale in Sylva, North Carolina. The median listing price is $550K.
Active listings
11
Homes on market
Median list price
$550K
Avg. days on market
56
Days until sale
New this week
4
Newly listed
How much do homes cost in Sylva by property type?
How the Sylva, 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 | $307,000 | $258/sq ft | 1 | 56 days |
Who lives in Sylva?
American Community Survey estimates for Sylva. U.S. Census ACS, 2023
Population
2,600
Households
1,043
Median income
$41,926/yr
Median age
30.3 years
Owner-occupied
40.3%
Median home value
$195,500
Median gross rent
$768/mo
Mean commute
24.6 min
40.3% of occupied homes in Sylva 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 $195,500 against Zillow's $330,281 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $768/mo, below Zillow's $1,525/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Sylva?
6 schools tracked · 2,355 students
The largest public schools serving Sylva, NC by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Smoky Mountain High School
Grades 9-12 · 899 students
Fairview School
Grades PK-8 · 781 students
Scotts Creek School
Grades PK-8 · 438 students
Jackson Co Early College
Grade range n/a · 109 students
Jackson Community School
Grades 5-12 · 69 students
Catamount School
Grades 6-8 · 59 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Sylva, NC?
Ordered by distance from Sylva, not by size. Compare Sylva side by side with any of them.
Sylva housing market FAQ
Is Sylva a buyer's or seller's market?
Sylva, NC is currently a buyer's market. That read comes from 11.0 months of supply, homes going under contract in about 56 days, and sellers getting 87.7% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Sylva?
The typical home in Sylva, NC is worth $330,281 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $307,000, about $258 per square foot.
Is Sylva cheaper than the rest of North Carolina?
Sylva's median sale price of $307,000 is 23% lower than the North Carolina statewide median of $397,600, and 25% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Sylva?
Homes in Sylva, NC spent a median of 56 days on market before going under contract, versus 52 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Sylva?
At the current 30-year fixed rate of 7.03%, 20% down on a $330,281 home is about $1,763 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $75,567 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $41,926.
Are home prices rising in Sylva?
The typical home value in Sylva, NC fell 1.6% over the last 12 months, from $335,787 to $330,281 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Sylva?
Sylva 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 Sylva?
That depends on your timeline, not on a headline. What the data says today: Sylva, NC is a buyer's market with 11.0 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 18.0x means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Properties Incorporated publishes the data; it does not give financial advice.
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