You’re eyeing Black Mountain for a short-term rental because the setting is incredible and demand looks steady. Smart move. The key is knowing exactly how local rules, taxes, and seasonality work before you buy. In this guide, you’ll learn what to verify with the Town and County, how to estimate revenue using real market data, what costs to budget for, and the due-diligence steps to take before you write an offer. Let’s dive in.
Black Mountain vs. Asheville: Know the rules
If you’ve been researching Western North Carolina, you’ve likely noticed Asheville’s strict approach to whole-home short-term rentals. The City of Asheville generally prohibits whole-home STRs in most residential zones and instead permits owner-occupied “homestays.” That is a key reason many buyers look east to Black Mountain or unincorporated Buncombe County for more flexibility.
Black Mountain has been working through a Unified Development Ordinance process to clarify how STRs are handled. Town staff and local discussions have centered on practical standards like safety, noise and trash posting, and occupancy linked to on-site parking, rather than broad bans. Because ordinance language has been evolving through 2024 and 2025, you should always confirm the current, adopted code with the Town’s Planning & Development office before you make an offer.
Permits, safety, and where rules stand
The Town’s UDO discussions have included common regulatory tools you see across North Carolina: registration or zoning permits for STR use, clear safety requirements, and having a 24/7 local contact. Some proposals also connect parking availability to maximum occupancy. If your property sits inside town limits, Town rules apply. If it’s outside town limits, Buncombe County rules govern.
Buncombe County formed an Ad Hoc Short-Term Rental Committee in 2024 to study county-wide options. Work continued with public input, then shifted in 2025 as county priorities changed. If you’re buying in unincorporated areas, treat county policy as a live variable and confirm the latest status directly with the County.
Practical step: call Town of Black Mountain Planning & Development to request a zoning verification letter for any address you’re considering. Ask if STR is a permitted use in that zoning district and whether any registration, inspections, or renewal requirements apply. Town phone: 828-419-9300, ext. 811.
What taxes apply to STRs
Short-term stays in North Carolina are generally subject to state sales tax on accommodations. The state component is 4.75%. Buncombe County also levies a room occupancy tax that has been reported at 6%. Some booking platforms collect and remit certain taxes under marketplace-facilitator rules. Even so, you are responsible for making sure the right taxes are collected and paid.
Your checklist here is simple:
- Confirm which taxes your platform collects on your behalf and which you must register to remit.
- Register with the North Carolina Department of Revenue if needed.
- Confirm local occupancy tax registration and remittance with Buncombe County’s tax office or Tourism Development Authority guidance.
How much can you make in Black Mountain
Use multiple data sources to set expectations. The numbers below are recent snapshots that illustrate the range you might see.
- AirDNA MarketMinder for Black Mountain has shown occupancy around 50% with an average daily rate (ADR) near 270 dollars.
- Alternative providers like Airbtics often show occupancy in the high 50s percent and typical annual host revenue in the 30,000 to 37,000 dollar range, depending on property type and availability.
These differences come from methodology. Some tools use town boundaries, while others pull from ZIP code 28711, which captures a broader area. Data windows, platform coverage, and listing availability assumptions also affect outcomes. Always note the provider and date when you quote figures, and pair the market averages with direct comps for your bedroom count and location.
A quick example revenue model
Here’s a simple way to estimate gross revenue with conservative assumptions:
- Step 1: Choose realistic inputs. Using AirDNA’s snapshot: ADR 270 dollars and occupancy 50 percent.
- Step 2: Calculate RevPAR. ADR × occupancy = 270 × 0.50 = 135 dollars.
- Step 3: Estimate annual revenue. RevPAR × 365 = 135 × 365 ≈ 49,275 dollars.
Why might this be higher than some published “average annual” figures? Many listings block personal-use days, some have seasonal downtime, and most data providers treat cleaning fees and platform fees differently. Your real result depends on availability, pricing strategy, guest fees, and operations.
Seasonality and demand drivers
Black Mountain sees strong peaks and soft shoulders. Expect:
- Peak demand in late September and October for fall foliage.
- Spikes around holidays and conference weekends. Montreat College and the Montreat Conference Center events can lift weekend stays.
- Busy craft and art festival weekends in June and October.
- Softer demand in winter months, with February often the low point.
A pricing calendar that leans into peak weekends, strong fall rates, and solid summer weeks helps smooth returns.
Costs to budget for
Build a clear operating budget before you buy. Typical line items include:
- Property management: about 15 to 25 percent of rental revenue for many local boutique managers. National full-service options commonly range from 20 to 30 percent.
- Cleaning and turnover: roughly 60 to 200 dollars per stay, depending on size and amenities. Hot tubs and pets increase cost.
- Utilities, supplies, Wi-Fi: variable by season and usage.
- Maintenance and reserves: budget 5 to 10 percent of gross revenue for repairs and periodic furniture and equipment replacement.
- Taxes and remittances: state sales tax, Buncombe occupancy tax, property tax, and income tax.
Local managers active in Black Mountain, including well-known firms like Greybeard Rentals and national companies, can also help with compliance and local tax remittance. Ask prospective managers for a sample homeowner statement so you can see real fee impacts.
Before you write an offer: the STR due-diligence checklist
Use this list to gather answers and documents up front. It saves time and reduces surprises.
A. Legal, zoning, and municipal checks
- Confirm if the property sits inside Black Mountain town limits or in unincorporated Buncombe County.
- Request a zoning verification letter from the Town or County. Ask if STR is permitted in that zone and whether the property would be considered nonconforming under any new rules.
- Ask about any open code violations, nuisance complaints, or enforcement actions tied to the address.
B. Permit, registration, and inspections
- Request copies of any STR permit, registration, or renewal from the seller.
- Ask for proof of required safety inspections and permits for any recent renovations.
C. HOA rules and covenants
- Obtain the full HOA or CCR package. Confirm if short-term rentals are allowed, minimum stay requirements, any rental caps, and enforcement procedures.
- Request written confirmation of current HOA policy and any amendments under consideration.
D. On-site capacity and infrastructure
- Septic and well: get septic permit and design documents that list approved bedrooms. Legal occupancy is often tied to that number. If on sewer, verify the connection record.
- Parking: count off-street spaces. Proposed town approaches have tied occupancy to available parking.
- Access: evaluate driveway grade, width, and year-round maintenance for guest safety and emergency access.
E. Insurance and financials
- Ask for a 12- to 24-month P&L showing gross revenue, platform fees, cleaning, management, and operating expenses.
- Request booking calendar exports for the past 12 months and the year ahead.
- Verify your insurance policy covers STR operations. Many standard homeowner policies exclude this use.
F. Platform performance and reviews
- Request listing calendar screenshots or exports from Airbnb/VRBO that show rates and stays.
- Review guest feedback for themes that could require upgrades or operational changes.
G. Neighborhood and practical risk checks
- Ask the seller about any noise, parking, or neighbor concerns.
- Note proximity to downtown Black Mountain, Montreat, Lake Tomahawk, and the Blue Ridge Parkway. Location influences ADR and seasonality.
H. Closing and financing items
- Confirm your lender allows STR use and whether any seasoning or occupancy rules apply.
- Verify property tax classification and watch for policy discussions that could change STR valuation.
Documents to collect: zoning verification letter, any STR permit or registration, booking calendars, prior-year P&L, septic or sewer records, HOA CCRs plus a written HOA statement on rentals, proof of STR-capable insurance, and any code or police reports related to the property.
How we help tailor your STR search
You do not need to figure this out alone. We can assemble a custom list of Black Mountain and nearby properties filtered by the details that matter for STR success:
- Inside or outside town limits
- Known STR status or path to compliance
- Bedroom count and approved septic capacity
- Off-street parking spaces
- Proximity to downtown Black Mountain or Montreat
As part of your request, we will seek a zoning verification letter and HOA CCRs from the listing side so you are not guessing about rules. We can also introduce you to reputable local managers and vendors to build a realistic pro forma before you offer.
Next steps
- Start with a consult. We’ll map your budget to the submarkets that fit your goals and timeline.
- Run the numbers. We’ll pair market data with your property’s comps to model ADR, occupancy, and cash flow.
- Verify compliance. Before you offer, we’ll help request the zoning letter, HOA confirmations, and key documents so you can move forward with confidence.
Ready to explore Black Mountain STR opportunities with a clear plan? Connect with Joellen Maurer to get your custom property list and due-diligence checklist.
FAQs
What are the current short-term rental rules in Black Mountain?
- Black Mountain has been refining its Unified Development Ordinance and has discussed safety posting, occupancy tied to parking, and registration-type approaches; always call Town Planning at 828-419-9300 ext. 811 for the latest adopted rules before you buy.
How do Asheville’s STR rules differ from Black Mountain?
- The City of Asheville generally prohibits whole-home STRs in most residential areas and permits owner-occupied homestays, which is stricter than Black Mountain and unincorporated Buncombe County.
Which taxes will I owe on a Black Mountain short-term rental?
- Expect North Carolina’s 4.75 percent sales tax on accommodations plus Buncombe County’s 6 percent occupancy tax; confirm whether your platform collects these or if you must register and remit.
How much revenue can a typical STR earn in Black Mountain?
- Recent snapshots show AirDNA near 50 percent occupancy with a 270 dollar ADR and Airbtics reporting high-50s occupancy and 30,000 to 37,000 dollar annual revenue, with results dependent on size, location, availability, and pricing.
Do I need a property manager for a Black Mountain STR?
- Many owners hire local managers at about 15 to 25 percent of revenue or national firms at 20 to 30 percent for full service; managers can assist with compliance, pricing, guest services, and tax remittance to protect your time and returns.
