Population 1,489 · Census ACS 2020–24
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Population and households in Biltmore Forest
Household size in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | 2.36 | 2.53 | 2.68 |
| 2010–14 | 2.45 | 2.58 | 2.73 |
| 2015–19 | 2.40 | 2.56 | 2.71 |
| 2020–24 | 2.70 | 2.52 | 2.65 |
| Change | +0.33 | −0.01 | −0.03 |
At 2.70 people per household, Biltmore Forest sits close to the national average of 2.65. The typical household here is bigger than in North Carolina overall, where it has 2.52 people. Since 2006–10, household size has climbed from 2.36, but in a place this small, survey estimates can swing a lot from one release to the next.
Household size: the average number of people living in each occupied home. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25010).
Median age in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | 52.5 | 37.9 | 37.7 |
| 2010–14 | 52.4 | 38.9 | 38.6 |
| 2015–19 | 54.2 | 40.2 | 39.6 |
| 2020–24 | 50.5 | 40.3 | 40.1 |
| Change | −2.0 | +2.3 | +2.3 |
With a median age of 50.5, Biltmore Forest is noticeably older than the country as a whole (40.1), an age mix that tilts toward empty nesters and retirees.
Median age: the age that splits residents into two equal halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B01002).
Single-parent households in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | 6.5% | 12.3% | 12.3% |
| 2010–14 | 2.3% | 12.5% | 12.3% |
| 2015–19 | 2.9% | 11.6% | 11.6% |
| 2020–24 | 2.2% | 11.4% | 11.6% |
| Change | −4.2 pts | −1.0 pts | −0.6 pts |
Single-parent households are relatively rare in Biltmore Forest: 2.2% of households, against 11.6% nationally.
Single-parent households: households where one adult with no spouse present lives with children under 18. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B11003).
Housing in Biltmore Forest
Renters in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | 6.5% | 31.9% | 33.3% |
| 2010–14 | 8.6% | 34.2% | 35.6% |
| 2015–19 | 15.7% | 34.8% | 36.0% |
| 2020–24 | 5.8% | 33.4% | 34.8% |
| Change | −0.6 pts | +1.4 pts | +1.5 pts |
Only 5.8% of households in Biltmore Forest rent their homes, far below the national share of 34.8%, so most residents are owners who tend to stay put. Among homeowners, 50.9% have no mortgage at all, well above the national share of 39.8%.
Renters: occupied homes that are rented rather than owned. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25003).
Vacant homes in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | 12.2% | 12.8% | 11.4% |
| 2010–14 | 14.4% | 12.8% | 11.4% |
| 2015–19 | 15.9% | 12.5% | 11.1% |
| 2020–24 | 24.4% | 11.4% | 9.6% |
| Change | +12.2 pts | −1.5 pts | −1.8 pts |
Vacancy is high in Biltmore Forest: 24.4% of homes are empty, far above the national rate of 9.6%. In resort and lake areas that usually means seasonal and vacation homes; elsewhere it can point to weak demand.
Vacant homes: homes with no one living in them, including vacation homes and homes for sale or rent. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25002).
Age of homes in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | 1960 | 1983 | 1974 |
| 2010–14 | 1960 | 1985 | 1975 |
| 2015–19 | 1959 | 1986 | 1977 |
| 2020–24 | 1960 | 1990 | 1980 |
| Change | −0 | +7 | +6 |
Biltmore Forest is a place of older homes: half were built before 1960, while the national median is 1980. That means established neighborhoods, and more houses that may need updating.
Age of homes: the year that splits the housing stock into older and newer halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25035).
Rent in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | $1,946 | $789 | $965 |
| 2010–14 | $1,950 | $868 | $1,040 |
| 2015–19 | $1,089 | $981 | $1,213 |
| 2020–24 | $1,564 | $1,317 | $1,571 |
| Change | −$382 | +$528 | +$606 |
The median renter in Biltmore Forest pays $1,564 a month for rent and utilities, close to the national median of $1,571. Rents here are higher than in North Carolina overall ($1,317). The typical renter here spends 33.9% of household income on rent, well over the 30% mark often used to define affordable rent, so many renters here are stretched.
Rent: monthly rent plus the utilities renters pay themselves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25064).
Education in Biltmore Forest
Bachelor's degrees in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | 71.6% | 27.8% | 28.4% |
| 2010–14 | 77.9% | 29.0% | 29.6% |
| 2015–19 | 79.5% | 32.0% | 32.1% |
| 2020–24 | 87.2% | 36.2% | 35.6% |
| Change | +15.6 pts | +8.4 pts | +7.2 pts |
College graduates are unusually common in Biltmore Forest: 87.2% of adults 25 and older have a bachelor's degree or higher, against 35.6% nationally. Education tends to track local incomes and the kinds of jobs nearby.
Bachelor's degrees: adults 25 and older with a bachelor's degree or higher. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
High school graduates in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | 98.9% | 84.5% | 84.9% |
| 2010–14 | 99.0% | 86.0% | 86.1% |
| 2015–19 | 99.0% | 88.1% | 87.7% |
| 2020–24 | 98.2% | 90.2% | 89.3% |
| Change | −0.7 pts | +5.7 pts | +4.3 pts |
Finishing high school is nearly universal in Biltmore Forest: 98.2% of adults 25 and older have a diploma or equivalent, well above the national rate of 89.3%.
High school graduates: adults 25 and older with a high school diploma, GED or more. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
Jobs in Biltmore Forest
| Period | Biltmore Forest | North Carolina | U.S. |
|---|---|---|---|
| 2006–10 | 3.8% | 8.8% | 8.1% |
| 2010–14 | 4.7% | 10.6% | 9.4% |
| 2015–19 | 1.0% | 5.7% | 5.6% |
| 2020–24 | 2.7% | 4.8% | 5.4% |
| Change | −1.1 pts | −4.0 pts | −2.7 pts |
Unemployment in Biltmore Forest has been low: just 2.7% of the labor force was out of work and looking, well below the national rate of 5.4%. Because the Census pools five years of responses (2020–24), these rates smooth over short swings and lag the current job market.
Unemployment: people looking for work as a share of everyone working or looking. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B23025).
Biltmore Forest compared with nearby cities
| City | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| Biltmore Forest | 2.70 | 50.5 | 2.2% | 5.8% | 24.4% | 1960 | $1,564 | 87.2% | 98.2% | 2.7% |
| Oak Forest | 2.69 | 50.2 | 3.8% | 35.9% | 24.8% | 2003 | $1,959 | 82.3% | 98.4% | 6.0% |
| Asheville | 2.56 | 42.6 | 8.5% | 41.2% | 24.1% | 1982 | $1,365 | 52.3% | 93.9% | 4.1% |
| Arden | 2.79 | 40.6 | 12.0% | 42.0% | 26.0% | 1998 | $1,349 | 39.3% | 91.0% | 5.7% |
| Avery Creek | 2.19 | 46.2 | 7.0% | 38.9% | 18.4% | 1987 | $1,747 | 45.1% | 92.2% | 8.1% |
| Fletcher | 2.60 | 44.0 | 10.8% | 19.7% | 12.6% | 1999 | $1,343 | 42.8% | 93.1% | 2.7% |
| Fairview | 2.68 | 47.8 | 10.3% | 15.8% | 24.0% | 1996 | $1,241 | 50.2% | 97.3% | 2.0% |
| Woodfin | 2.80 | 42.3 | 8.7% | 38.4% | 25.5% | 1989 | $1,434 | 48.8% | 92.5% | 3.5% |
| Candler | 2.84 | 42.1 | 12.0% | 27.1% | 19.0% | 1994 | $1,262 | 29.5% | 92.4% | 4.1% |
| Swannanoa | 3.07 | 43.2 | 9.0% | 24.4% | 20.0% | 1986 | $936 | 36.8% | 85.9% | 5.2% |
| Hoopers Creek | 2.33 | 45.1 | 7.3% | 19.2% | 12.5% | 1994 | $1,036 | 25.2% | 90.0% | 3.3% |
All figures 2020–24.
Cities with similar populations: Velva, ND · Loughman, FL · Lodge Grass, MT · Tar Heel, NC · Thayer, KS · Steinhatchee, FL · Lake Park, IA · Cloverdale, OH · Three Springs, PA · Tison, GA
About these numbers
Every figure on this page is a BestNeighborhood calculation from the Census Bureau's American Community Survey (ACS), built up from the Census block groups that make up Biltmore Forest. Each ACS 5-year release pools five years of responses; this page shows the last 15 releases, 2006–10 through 2020–24. Neighboring releases share four of their five years, so they move gradually and small changes between them are within the survey's margin of error; in small places the lines can jump from one release to the next for the same reason. The maps show the same measures for each neighborhood, ranked against the whole country.
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