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City Report · NC

Sylva

Pop. 2,646·91st most expensive in North Carolina·Rental market data updated monthly for Sylva, NC
Median rent (all units)
$1,544/mo
Year-over-Year
Stable
Month-over-Month
-9.0%
vs US Median
-$421
Falling (Monthly)
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Most AffordableMost Expensive
Sylva · $1,544
More affordable than 73% of US cities · National median $1,965/mo
Affordability
42% of income
STRETCHED
0%30% benchmark60%+

At $1,544/mo, rent takes about 42% of the local median household income, well above the 30% benchmark.

Income to afford
$62,000/yr
Local median income
$44,086/yr
Based on the 30%-of-income rule using Sylva's median rent and household income. See the full affordability breakdown →
Medians by bedroom

Rent by unit size

Studio
$970
1 BR
$1,000
2 BR
$1,120
3 BR
$1,350
4 BR+
$1,530
Research median
$1,120/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: July 20, 2026

Annual cost
$18,528/yr
At $1,544/mo median
Rent Market Meter
Strong Renter's Market
Renter's MarketBalancedLandlord's Market
Rents are down 0.0% year-over-year. Push hard on price, concessions, and lease terms.
Based on rent-price momentum (+0.0% YoY, -9.0% MoM), not inventory.
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Demographics

Who lives here

Sylva, NC is roughly split between renters and owners, has a large share of families with children, has a median income below the national average, 30.7% of residents hold a bachelor's degree or higher.

Population
2,646
Median income
$44,086
Median age
31.4
Renters
54.7%
Age distribution
28.4%
25.9%
23.5%
14.6%
Under 1828.4%
18–3425.9%
35–5423.5%
55–647.7%
65+14.6%
Gender
49.9%
50.1%
Male49.9%
Female50.1%
Race & ethnicity
69.5%
16.6%
White69.5%
Black3.6%
Hispanic16.6%
Asian0.8%
Other9.6%
Education (25+)
20.8%
32.4%
16%
30.7%
No HS diploma20.8%
HS diploma32.4%
Some college16%
Bachelor's+30.7%
Housing tenure
45.3%
54.7%
Owner45.3%
Renter54.7%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How Sylva, NC has changed in 5 years

Income
$38,881 → $44,086
up 13.4%
Population
2,611 → 2,646
up 1.3%
Renter share
59.2% → 54.7%
-4.5 pts
Bachelor's+
36.7% → 30.7%
-6.0 pts
Median age
30.3 → 31.4
+1.1 yrs

On the earnings side, the typical household in Sylva, NC now reports about $44,086, up from $38,881 in 2021. Headcount in the area went from 2,611 to 2,646 between 2021 and 2024, a 1.3% change. About 54.7% of households rent today, against 59.2% in 2021. Educational attainment has shifted as well, with the share of adults holding a bachelor's degree or higher slipped from 36.7% to 30.7%.

Community

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View Sylva rent history (2015–2026) →
Salary vs rent

Can you afford rent in Sylva on your salary?

At $1,544/mo, how Sylva rent compares to typical pay (30% rule).

By apartment size

Sylva rent by bedroom count

Median rent for each apartment size in Sylva. Click any size for full breakdown.

Local insights

Tips for renters in Sylva

About renting in Sylva, NC

Last updated: July 20, 2026

The median rent in Sylva is $1,544/mo as of July 2026. A studio apartment averages $970/mo while a 2-bedroom runs $1,120/mo. One-bedroom apartments average $1,000/mo and 3-bedroom units go for $1,350/mo.

At 42% of local median household income ($44,086/yr), Sylva ranks as moderate compared to the national benchmark of 30%. Rent prices have stayed steady over the past year.

FAQ

Frequently asked questions

Is Sylva an affordable city for renters?

Sylva is considered stretched for renters. At $1,544/mo, rent takes approximately 42% of the local median household income ($44,086/yr). The standard benchmark is 30%. Sylva significantly exceeds that threshold, making it challenging for many renters.

How much income do you need to rent in Sylva?

To keep rent at or below 30% of gross income, you would need to earn at least $62,000/year (~$30/hour full-time) to afford the median rent of $1,544/mo in Sylva. The local median household income is $44,086/yr, meaning the typical Sylva household falls short of that threshold.

Is rent going up or down in Sylva?

Rent in Sylva has been relatively stable over the past year, with a 0.0% change year over year as of July 2026.

How does Sylva rent compare to other cities in North Carolina?

Sylva is one of the more affordable cities in North Carolina for rent, ranking #91 out of 126 tracked cities at $1,544/mo.

Which nearby cities are cheaper to rent in than Sylva?

Cullowhee is nearby and more affordable at $1,171/mo, which is $373 less than Sylva.

What percentage of Sylva residents rent vs. own?

According to Census data, approximately 54.7% of Sylva households are renters, while 45.3% are owner-occupied. With a majority renter population, Sylva has a strong rental market.

How does Sylva rent compare to the national average?

Sylva's median rent of $1,544/mo is $421 (21%) below the US national median of $1,965/mo. Within North Carolina, it ranks #91 out of 126 tracked cities.
Income Affordability
42%
STRETCHED

At $1,544/mo, rent takes ~42% of Sylva's median household income ($44,086/yr). The standard benchmark is 30%.

Sylva 42%Benchmark 30%
State income tax4.5%
Run the Sylva affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Sylva, NC

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