Summary (updated 2/16/26): On February 17, Buncombe County Commissioners will receive an update on the 2026 property reappraisal process and discuss other tax and housing-related matters. According to the staff report, property values remain well above 2021 levels, and increases are expected. When property values rise, tax bills often rise too. That can make it harder for long-time residents to stay in their homes.

The County is also exploring new funding strategies for land conservation and affordable housing. These decisions affect land values and housing costs. Without a coordinated anti-displacement policy, rising values and public investments can increase pressure on residents rather than protect them.

There are encouraging signs that some Commissioners are open to developing such a policy. Now is the time to turn that openness into action.

(If you want to see the earlier versions of this issue report, you can do so here.)

The Facts (Updated 2/16/26): At the February 17th County Briefing, County staff will present an update on the 2026 reappraisal. A reappraisal is the process of reassessing property values across the county to reflect current market conditions. Staff are reporting that residential property sales prices remain well above 2021 values, and they anticipate significant increases in assessed values compared to the last cycle. Updated property values will be used to calculate tax bills mailed in August 2026. The County will offer clinics and outreach to help property owners appeal and challenge incorrect valuations if they are too high.

At the February 17th County Regular Meeting, one of the consent agenda items is the approval of an engagement letter with The Trust for Public Land to conduct a feasibility study to explore new funding strategies for land conservation and affordable housing. The study will include an assessment of the feasibility of various funding mechanisms available to the county.

Our Assessment (Updated 2/16/26): Buncombe County is making significant structural decisions that affect property values, taxation, and housing investment. The 2026 reappraisal will likely result in substantial valuation increases across the county. While reappraisal is intended to ensure fairness in taxation, large increases can place real financial strain on long-time homeowners, particularly seniors, working-class families, and residents recovering from storm impacts.

Offering property owners exemptions and clinics regarding how to appeal their re-appraised property value are important tools, but they are reactive. They do not address the broader structural reality that rising land values and public investment can contribute to displacement pressures if not paired with proactive safeguards.

We have no objection to the County’s planned engagement with The Trust for Public Land – it’s important that we develop strategies for funding land conservation and affordable housing. But once again, we see gaps here. The engagement letter, which calls for research and recommendations, does not indicate proactive measures to mitigate any impact on residents. It does not make a priority of any of the following important conditions: anti-displacement protections, preservation of existing naturally occurring affordable housing (NOAH), protections for renters, or geographic targeting for high-displacement-risk areas.

In a nutshell: if we are studying land conservation and affordable housing funding without an anti-displacement framework, we risk funding projects that could actually increase land values and accelerate displacement. What is missing right now is a comprehensive anti-displacement framework that connects these efforts and ensures that rising values, tax policy, and public investment are guided by a clear strategy to prevent involuntary displacement.

There are encouraging signs of leadership openness. Commissioners Drew Ball and Jennifer Horton have expressed interest in exploring next steps and have requested that staff present possibilities for moving forward. Because development of an anti-displacement policy is a significant undertaking, we are asking that this be made a formal priority, with a defined timeline, cross-department coordination, and a community-informed process.

Buncombe County has an opportunity to act before reappraisal increases for property values and continued market pressures further destabilize vulnerable residents. A comprehensive anti-displacement policy would provide the guardrails necessary to ensure that growth, recovery, and reinvestment strengthen – rather than displace – our communities.

Our Proposal (Updated 2/2/26): We are calling on Buncombe County to adopt a clear anti-displacement policy that applies whenever County actions are likely to affect land values, housing costs, or neighborhood stability. The policy we are proposing has four core components, each designed to make displacement prevention a routine part of public decision-making rather than an afterthought. You can read our full proposed policy here.

1. Clear Triggers for When the Policy Applies
   The policy should apply to County actions that are known to increase displacement risk, including major infrastructure investments, economic development incentives, financing programs, rezonings, land-use changes, and recovery or resiliency initiatives. The goal is to ensure that displacement risk is assessed before decisions are made, not after harm has already occurred.
2. Required Displacement Impact Analysis
   When a policy trigger is met, staff should be required to analyze who may be affected and how. This includes identifying populations at heightened risk of displacement–such as low-income residents, renters, seniors, and communities of color–and assessing potential impacts on housing stability, commercial affordability, and neighborhood continuity. This analysis should be clearly presented to the Commission and the public as part of the decision-making process.
3. Concrete Mitigation Strategies
   When displacement risks are identified, the policy should require the use of specific mitigation tools rather than relying on general intentions. These may include affordability requirements, tenant protections, support for small businesses and nonprofits, property tax relief mechanisms, right-to-return commitments, or targeted housing investments. The appropriate tools will vary by action, but mitigation should be expected–not optional.
4. Accountability and Transparency
   Finally, the policy should ensure accountability by documenting how displacement risks were addressed and by making this information publicly accessible. Decision-makers and residents alike should be able to see whether mitigation commitments were made, what strategies were chosen, and how the County will track outcomes over time.

Taken together, these four components create a practical, workable framework. They do not stop investment or recovery efforts–they ensure that public action strengthens communities without pushing long-time residents out.

Our full proposed policy is here.

Things to Do (updated 2/16/26): We invite you to join us in calling on the Buncombe County Commission to commit to the development of an anti-displacement policy as a top priority for this year, with a defined timeline, cross-department coordination, and a community-informed process.

Email Template (Updated 2/16/26): You can send an email to the Buncombe County Commission by filling out the form below. Our email tool will send an individually addressed email to the recipients, and enable us to track how many emails were sent overall in the campaign. If you prefer to write your own email, you can copy and paste (and adapt) our template text – please cc: or bcc: info@gapavl.org on your individualized email, so we can better track how many emails were sent.

To: alfred.whitesides@buncombecounty.org, amanda.edwards@buncombecounty.org, drew.ball@buncombecounty.org, jennifer.horton@buncombecounty.org, martin.moore@buncombecounty.org, parker.sloan@buncombecounty.org, terri.wells@buncombecounty.org

CC: or BCC: info@gapavl.org

Subject: Will the County commit to a comprehensive Anti-Displacement Policy?

Dear Chair Edwards and Members of the Buncombe County Commission,

At this week’s briefing, staff are presenting updates on the 2026 reappraisal, noting that residential property values remain well above 2021 levels and significant valuation increases are expected. While reappraisal ensures equity in taxation, large valuation increases can also significantly raise property tax bills, creating challenges for long-time homeowners, seniors, and working families.

At the same time, the County is exploring new funding strategies for land conservation and affordable housing, which is a positive step, but which highlights the need for a comprehensive anti-displacement policy to ensure that rising values and public investments do not unintentionally push residents out of their homes.

I understand that Commissioners Drew Ball and Jennifer Horton have expressed interest in exploring how the County could move forward on such a policy and have requested that staff present possible next steps. I urge the Commission to make development of a comprehensive anti-displacement policy a formal priority, using a process where government staff and local organizations work together to craft solutions with community members at the table.

You can review a draft recommended policy proposal at GAPavl.org – http://gapavl.org/anti-displacement-policy-proposal-for-asheville-and-buncombe-county/

Buncombe County has the opportunity to proactively protect its residents before displacement pressures intensify further. Please commit to moving this policy forward.

Sincerely,

[Your Name]

Report Back

On February 13th the GAP Strategy Team met with County Commissioners Jennifer Horton and Drew Ball. Both expressed interest in the development of a community-led process for developing an anti-displacement policy. They have already asked staff to present on this issue at an upcoming County Briefing.

Total GAP Supporter Actions Taken: 32

Recipients and Responses:

Buncombe County Commission

• County Commission Chair Amanda Edwards: No response
• County Commissioner Al Whitesides: No response
• County Commissioner Drew Ball: Met with GAP Strategy Team on February 13
• County Commissioner Jennifer Horton: Met with GAP Strategy Team on February 13
• County Commissioner Martin Moore: No response
• County Commissioner Parker Sloane: No response
• County Commissioner Terri Wells: No response