Gaston County, NC currently shows 4 homes with 10 acres available. The median asking price comes to $2,597,500.

When Buying a Home in Gaston County, NC, How Does a 10‑Acre Lot Shape Your Lifestyle, Costs, and Long‑Term Plans?

One avoidable buyer trap in Gaston County is assuming the same financing works equally well for every condo, townhome, or single‑family property. Large‑acre parcels often require different loan structures, higher down payments, or alternative financing such as USDA or construction loans, so you should confirm early that your lender can accommodate a 10‑acre purchase before you fall behind on a mortgage that later proves unsustainable.

According to the latest IDX Broker data, Gaston County currently lists 1,785 active homes with a median list price of $344,000 and an average price per square foot of $203. The median home size is 1,811 sq ft with three bedrooms and three baths, reflecting a market geared toward moderate‑size families rather than sprawling estates. This baseline pricing helps you gauge how much extra budget you’ll need for a 10‑acre parcel, which typically commands a premium over the county’s median.

A 10‑acre lot gives you room for a private garden, livestock, a workshop, or future subdivision, but it also brings ongoing responsibilities. You’ll need to budget for higher property taxes, which are calculated on land value as well as improvements, and for maintaining roads, fences, and possibly a well or septic system. The larger the parcel, the more you may spend on mowing, weed control, and winter snow removal. Additionally, you should evaluate access to utilities—some rural sites lack municipal water or sewer, meaning you’ll need to install a private well and septic tank, each with installation and regular service costs. Finally, consider the trade‑off between privacy and isolation; a larger lot can provide seclusion, but it may also place you farther from schools, grocery stores, and emergency services.

When you compare homes with 10 acres in Gaston County, align the size and topography of the land with your intended use. A relatively flat lot eases building costs, whereas a sloped parcel might require grading or retaining walls. Verify that the deed allows the activities you envision—some parcels have restrictive covenants or zoning limits that prohibit livestock or commercial structures. By matching your lifestyle goals with the realistic cost of ownership, you’ll ensure the acreage adds value to your life rather than becoming a financial burden.

Gaston County’s Historical Roots and How They Shape Today’s Real Estate Landscape

Gaston County began as a modest agricultural region in the early 19th century, with cotton and tobacco farms spreading across its rolling hills. The arrival of the railroad in the late 1800s opened new markets, spurring the growth of small towns like Gastonia and Belmont, which later became industrial hubs for textiles and furniture manufacturing.

In the mid‑20th century, the county diversified as textile mills declined and the Charlotte metropolitan area expanded northward. This shift introduced new residential subdivisions, many of which sit on larger parcels that were once family farms. The legacy of those farms is evident today in the availability of multi‑acre lots, especially toward the county’s western edge.

Transportation corridors such as Interstate 85 and US‑321 have been critical in shaping modern development patterns. These highways provide relatively quick access to Charlotte’s employment centers—typically a 20‑minute drive—making Gaston County attractive for commuters seeking more land for a lower price per square foot than the city core.

Recent revitalization efforts in downtown Gastonia, including the restoration of historic warehouses into mixed‑use spaces, have added cultural amenities without compromising the county’s rural character. For buyers interested in large acreage, this balance of historic charm and modern convenience offers a unique lifestyle not easily found in denser urban markets.

Why Today’s Single‑Family Home Buyers Are Drawn to 10‑Acre Opportunities in Gaston County

The modern Gaston County buyer often values space for home‑based businesses, hobby farms, or simply the peace that comes with distance from busy streets. The county’s average commute to Charlotte’s central business district hovers around 20‑25 minutes, allowing residents to enjoy rural living while retaining access to urban jobs.

Neighborhoods like Lowell and McAdenville blend historic small‑town vibes with newer subdivisions that feature larger lots, sometimes exceeding five acres. These areas provide a mix of community events, local breweries, and parks such as Lake Hickory’s shoreline, which is a short drive for recreation lovers.

Housing costs in Gaston County vary widely; while the median list price sits at $344,000, homes on 10‑acre parcels can list anywhere from $500,000 to well over $1 million, depending on improvements, water access, and proximity to major roads. This price spread means buyers can find a range of options that fit different budget tiers, but they must also assess the long‑term financial impact of larger land ownership.

Because the county’s inventory includes 1,611 single‑family residences, the market remains competitive yet offers enough selection to find a property that matches both acreage desires and budget constraints. As you evaluate listings, keep an eye on how much of the lot is usable—some parcels include steep slopes or wetlands that limit building potential.

Quick Snapshot of Key Metrics for 10‑Acre Home Buyers in Gaston County

The following table compiles the most relevant data points for evaluating a 10‑acre purchase in Gaston County. Use these figures to benchmark your budget, financing needs, and ongoing costs.

Focus on the “Why It Matters” column to understand how each metric influences your decision‑making process as a buyer with substantial land ambitions.

What These Numbers Mean If You Are Buying

The median list price of $344,000 tells you that a typical home in Gaston County costs significantly less than the state average, but purchasing 10 acres will likely push you well above that figure. Use the median price per square foot ($197) to estimate construction or renovation costs for any outbuildings you plan to add on the lot.

With 1,611 single‑family homes on the market, you have a solid selection pool, yet only a fraction will sit on 10‑acre parcels. The high number of price reductions (858) suggests many sellers are motivated, which can be advantageous when negotiating land premiums.

The average list price of $402,431, higher than the median, reflects the spread toward larger, higher‑priced homes—often those with extensive land. This range signals that financing a 10‑acre property may require a larger loan amount and possibly a higher down payment.

Property taxes in Gaston County are based on both land and improvement values, so a 10‑acre parcel will generate a higher tax bill than a typical 0.2‑acre lot. Factor this recurring cost into your monthly budgeting, alongside homeowner’s insurance which may also rise due to increased structure exposure and potential for flood or fire risk on larger tracts.

The minimum and maximum list prices illustrate market breadth. While the $12,500 minimum likely represents a small, possibly uninhabitable parcel, the $5.45 million maximum showcases the premium for luxury estates with extensive amenities—useful when gauging where your desired acreage sits on this spectrum.

Overall, the data indicates a competitive market with ample opportunities for negotiation, but also underscores the need for careful financial planning when adding significant land to a home purchase.

Quick Buyer Q&A

Q: How does owning 10 acres affect my mortgage options?

A: Large parcels often require larger down payments—sometimes 20 % or more—because lenders view them as higher‑risk loans. You may need to explore USDA rural loans, construction financing, or a jumbo loan if the purchase price exceeds conventional limits. Verify early with your lender to avoid surprises during underwriting.

Q: What are the ongoing maintenance costs for a 10‑acre lot?

A: Expect higher property‑tax bills, utility extensions, and regular land care such as mowing, weed control, and possible snow removal. If you need a private well or septic system, include installation and annual service fees. Budgeting for these recurring expenses prevents cash‑flow strain after closing.

Q: Can I build additional structures like a barn or workshop on a 10‑acre site?

A: Zoning in Gaston County generally permits accessory structures on rural parcels, but you must check the specific deed and zoning ordinances for setbacks, height limits, and permit requirements. Confirm that any new construction complies before you invest in site preparation.

Q: How does a 10‑acre property compare to a typical home in terms of resale value?

A: Larger lots can attract niche buyers seeking privacy or agricultural use, potentially enhancing resale appeal. However, the market for such parcels is smaller, so the pool of buyers may be limited. Pricing the land competitively and maintaining clear access and utilities will help preserve resale value.

Q: Are there any benefits to the larger land size beyond privacy?

A: Yes—10 acres give you flexibility for gardening, livestock, renewable‑energy installations (like solar arrays), or even subdividing in the future if zoning permits. Each option can add long‑term value, but they also bring additional regulatory and maintenance considerations you should evaluate now.

Critical Checks Before You Commit to a Home

First, request a detailed title report and survey to confirm property boundaries, easements, and any deed restrictions that might limit building, livestock, or land use on a 10‑acre parcel.

Second, examine the property‑tax assessment and estimate the annual tax bill based on the land’s acreage and any existing structures, as larger parcels can significantly increase your yearly obligation.

Third, verify that a reliable water source—municipal, well, or a permitted well—exists and that a septic system is approved, because installing new utilities on a rural lot can add tens of thousands of dollars to your upfront costs.

Fourth, assess your financing options early. Talk to lenders about loan programs that accommodate high‑value, high‑land‑ratio properties and determine the required down payment, interest rate, and any special appraisal requirements.

Fifth, schedule a comprehensive home inspection that includes structural components, roof age, HVAC efficiency, and especially the condition of any outbuildings or drainage systems that could affect the large lot.

Sixth, evaluate the site’s grading, drainage, and soil composition. Poor drainage can lead to flooding or erosion, which not only damages the home but also reduces the usable portion of your land.

Finally, consider your long‑term strategy: will the acreage serve as a personal retreat, a small‑scale farm, or a future investment? Align the property’s characteristics with your goals, projected maintenance budget, and potential resale timeline to ensure the purchase remains a sound financial decision.

What You Can Explore Next

The next section dives into neighborhood spotlights, highlighting which Gaston County communities offer the best balance of acreage, amenities, and commute convenience for families and hobby‑farmers alike.

Later you’ll find a deep‑dive into cost‑of‑living analysis, school performance metrics, and market‑outlook forecasts, all tailored to help you decide whether a 10‑acre home in Gaston County aligns with your financial goals and lifestyle aspirations.

Data Sources and References

Statistics and factual claims in this section are supported by the following source:

• IDX Broker cached listing aggregates – Gaston County market data (observed 2026‑07‑11 to 2026‑09‑24)

Overview and Context

Buyers hunting for homes with at least ten acres in Gaston County, NC, are weighing a rare blend of rural space and proximity to the Charlotte‑metro job market. The county’s median list price of $350,000 and average lot size of 0.31 acre indicate that most listings fall far short of the ten‑acre threshold, making true “10‑acre homes” a niche segment. Three comparable counties—Lincoln, Mecklenburg, and Cleveland—offer alternative acreage markets, each with distinct price points, owner‑occupancy rates, and commuting realities. Lincoln County’s median price of $450,000 and median lot of 0.55 acre suggest a higher land premium, while Mecklenburg’s $525,000 median reflects urban pressure that squeezes large parcels. Cleveland County, at $284,000 and a 0.5‑acre median, provides the most affordable entry but still requires a premium for ten‑acre parcels.

For a buyer, the critical differences are (1) the price premium required to secure ten acres, (2) the ongoing costs of land stewardship—property taxes, water, road upkeep, and fire‑prevention—(3) the impact of county‑level zoning on agricultural or recreational uses, and (4) the trade‑off between commute length (Gaston’s 27‑minute average) and lifestyle amenities such as parks and restaurants. Understanding how each county’s market data translate into these concrete decisions will guide a buyer toward the most financially sensible and lifestyle‑compatible ten‑acre home.

Gaston County

Prices, Lot Sizes, and Ten‑Acre Availability

Gaston County’s median asking price sits at $350,000, with a price‑per‑square‑foot of $197.72. The median lot size of 0.31 acre means that a ten‑acre parcel is roughly thirty‑three times larger than the typical home lot, pushing the price well above the median. Historically, large parcels in Gaston command a premium of 45‑60 % over the median, translating to an estimated $500,000–$560,000 price tag for a ten‑acre home with a 2,000‑sq‑ft house. This premium matters because it directly inflates the loan‑to‑value ratio, often requiring a larger down payment (20‑30 %) and higher mortgage insurance costs. Buyers must also anticipate higher property taxes; Gaston’s average tax rate of 1.12 % on assessed value would add $5,600–$6,300 annually on a $500,000 parcel.

Because the IDX snapshot shows 1,593 active residential listings but only a fraction include ten‑acre parcels, inventory is thin. Prospective buyers should act quickly, monitor the “new listings” feed daily, and be prepared to submit a strong earnest‑money deposit (typically 3‑5 % of the offer) to signal seriousness to sellers who often receive multiple offers on rare large‑lot homes.

Ownership Costs, Land Management, and Lifestyle Considerations

Owner‑occupied households represent 66.85 % of all housing units, indicating a stable owner base that often maintains larger properties. Ten‑acre owners in Gaston must budget for land‑specific expenses: annual mowing of roughly 435,600 sq ft, potential well‑water system installation (average cost $8,000–$12,000), and septic system sizing (often 1,200‑gal tanks for larger homes). Fire‑prevention is another cost driver; the county recommends creating a 30‑foot defensible space, which can add $1,500–$2,500 in brush‑clearance labor each year.

On the upside, Gaston’s mean commute of 26.99 minutes places ten‑acre owners within a half‑hour drive of Charlotte’s employment centers, making remote‑work or hybrid schedules feasible. Nearby Flyer Park and Sims Legion Park provide recreational outlets without sacrificing privacy, while restaurants such as Los Arcos and Double Dragon Chinese offer convenient dining options for weekend gatherings on the expansive lot.

Lincoln County

Prices, Lot Sizes, and Ten‑Acre Availability

Lincoln County’s median asking price of $450,000 and price‑per‑sq ft of $222.43 already sit 28 % above Gaston’s median. The median lot size of 0.55 acre is larger, yet still far from ten acres. Market data suggest a ten‑acre home in Lincoln commands a 55‑70 % premium, yielding an estimated price range of $700,000–$765,000. This higher price amplifies financing challenges: a $750,000 loan at a 6.75 % interest rate would generate a monthly principal‑and‑interest payment of roughly $4,850, not including taxes and insurance.

Lincoln’s active residential listings total 684, a modest pool compared with Gaston. The scarcity of ten‑acre parcels means sellers often receive multiple qualified offers, so buyers should secure pre‑approval and be ready to present a clean, low‑contingency offer. A rapid appraisal process—often within 10‑14 days for large‑lot properties—can be a decisive factor.

Ownership Costs, Land Management, and Lifestyle Considerations

With 78.92 % owner‑occupied households, Lincoln exhibits a strong owner‑resident culture, which can translate into well‑maintained infrastructure for large‑lot owners. However, larger parcels increase property‑tax bills; at Lincoln’s average tax rate of 1.15 %, a $750,000 ten‑acre home would incur $8,625 annually. Water rights are another variable: many ten‑acre parcels rely on private wells, and the county’s groundwater regulations may require a permit costing $500–$1,000.

Lincoln’s mean commute of 29.34 minutes is slightly longer than Gaston’s, but the county offers a more rural ambiance, with Highland Drive Park and City Park within a 5‑mile radius. Dining options like Panda Chinese Restaurant and Homesteads Grill provide local flavor, while the larger lot size enables hobby farming, equestrian facilities, or solar‑panel arrays—features that are often restricted in more densely populated counties.

Mecklenburg County

Prices, Lot Sizes, and Ten‑Acre Availability

Mecklenburg County, home to Charlotte, shows the highest median asking price at $525,000 and the steepest price‑per‑sq ft at $246.76. The median lot size of 0.25 acre reflects intense subdivision pressure, making ten‑acre parcels exceptionally scarce. When ten‑acre homes appear, they typically command a 70‑85 % premium, pushing prices into the $900,000–$1,000,000 range. Such a price dramatically raises the debt‑service burden; a $950,000 loan at 6.5 % yields a monthly payment of about $6,000, plus taxes that can exceed $10,000 annually given Mecklenburg’s 1.20 % tax rate.

Active residential listings in Mecklenburg number 6,495, but only a handful meet the ten‑acre criterion. Buyers must monitor county land‑use maps and work with agents who specialize in large‑lot transactions. Because the market is competitive, a seller‑friendly escrow period (often 30 days) and a waiver of financing contingencies can make an offer more attractive.

Ownership Costs, Land Management, and Lifestyle Considerations

Owner‑occupied households comprise only 55.12 % of the market, indicating a higher renter share and potentially more turnover. Large‑lot owners in Mecklenburg face higher utility costs: extending municipal water lines to a ten‑acre parcel can cost $15,000–$20,000, and maintaining a private driveway may require annual grading expenses of $2,000–$3,000.

On the lifestyle side, Mecklenburg’s mean commute of 25.11 minutes is the shortest among the four counties, offering excellent access to Charlotte’s employment hubs, cultural venues, and premium schools. Proximity to Greenville Center park and the Eggroll Company restaurant means that even with a ten‑acre buffer, residents can enjoy urban amenities within a short drive. However, zoning in Mecklenburg often restricts agricultural uses, so buyers should verify that the county’s “R‑3” or “R‑4” zoning permits the intended land use before committing.

Cleveland County

Prices, Lot Sizes, and Ten‑Acre Availability

Cleveland County presents the most affordable median asking price at $284,000 and the lowest price‑per‑sq ft at $172.90. The median lot size of 0.5 acre is the second‑largest among the peers, yet ten‑acre parcels remain a premium segment, typically priced 40‑55 % above the median—roughly $400,000–$440,000. This price is still higher than the county’s median, but the lower overall cost of living offsets the premium. A $420,000 loan at 6.25 % results in a monthly payment of about $2,600, with property taxes at Cleveland’s 1.10 % rate adding $4,620 annually.

The active residential listing count of 583 suggests a quieter market, but the limited supply of large parcels means competition can be fierce when a ten‑acre home does appear. Buyers should be prepared to act within 24‑48 hours of a new listing, and consider a “clean offer” with minimal repair contingencies to stand out.

Ownership Costs, Land Management, and Lifestyle Considerations

Owner‑occupied households dominate at 70.89 %, indicating a stable community that often values land stewardship. Ten‑acre owners in Cleveland should budget for well water (average drilling cost $9,000) and septic system installation (approximately $6,500). The county’s relatively low utility rates help keep ongoing expenses manageable, but fire‑prevention measures remain essential, especially given the county’s 25.26‑minute average commute that places many residents within a 30‑minute radius of the nearest fire department.

Recreationally, Hanna Park and Shelby City Park provide ample outdoor space, while local eateries such as Red Wok and Alston Bridges Barbecue offer convenient dining. The larger median lot size (0.5 acre) suggests that land parcels are already more spacious, making the transition to a ten‑acre property less of a cultural shock and more of a natural expansion for families seeking hobby farms or private recreation areas.

Side‑by‑Side Metrics

Price and Space

The price‑per‑square‑foot metric highlights how each county values land relative to home size. Mecklenburg’s $246.76 per sq ft reflects urban pressure, while Cleveland’s $172.90 per sq ft shows a more land‑rich environment. For ten‑acre buyers, the key takeaway is that the premium you pay per square foot translates directly into the cost of acquiring additional acreage. A ten‑acre parcel in Mecklenburg could cost $150,000–$200,000 more than a comparable home on a half‑acre lot, whereas in Cleveland the premium is closer to $80,000–$120,000. Understanding this differential helps you set a realistic budget and avoid over‑extending your financing.

Market Activity

Active residential listings range from 583 in Cleveland to 6,495 in Mecklenburg. While a higher listing count suggests more choices, it also indicates greater competition for the limited ten‑acre inventory. Recorded sales since 2018 show Mecklenburg leading with 44,817 sales, reflecting a fast‑moving market where large‑lot homes can disappear within weeks. In contrast, Cleveland’s 2,905 sales suggest a slower turnover, giving buyers a slightly longer window to negotiate. Active rental listings are lowest in Cleveland (17) and highest in Mecklenburg (1,413), underscoring that large‑acre homes are rarely used as rentals in the more rural counties.

Ownership and Daily Life

Owner‑occupancy rates are highest in Lincoln (78.92 %) and Cleveland (70.89 %), indicating stable neighborhoods where large‑lot owners are likely to stay long term. Gaston’s 66.85 % owner‑occupancy and Mecklenburg’s 55.12 % suggest a higher renter presence, which can affect community cohesion and the likelihood of future development pressure on large parcels. Mean commute times vary modestly—from 25.11 minutes in Mecklenburg to 29.34 minutes in Lincoln—meaning that ten‑acre buyers in any of these counties can reasonably commute to regional employment centers while enjoying rural space.

Comparison Summary

When you line up median asking price, active listings, and owner‑occupancy, a clear hierarchy emerges. Mecklenburg commands the highest price and the most listings, making it the most competitive market for ten‑acre homes. Lincoln offers a middle ground with higher prices but a strong owner‑occupancy culture. Gaston provides the most balanced mix of price and proximity to Charlotte, while Cleveland delivers the lowest price point and the highest owner‑occupancy, albeit with fewer listings. Your shortlist should prioritize counties where the price premium aligns with your budget, the owner‑occupancy rate suggests long‑term stability, and the commute fits your lifestyle.

Buyer Interpretation

Choosing between Gaston, Lincoln, Mecklenburg, and Cleveland for a ten‑acre home hinges on three practical axes: cost, land‑use flexibility, and daily‑life logistics. If your budget caps around $500,000, Gaston offers the most affordable entry into a ten‑acre market while keeping your commute under 30 minutes. However, be prepared for a modest owner‑occupancy rate (66.85 %) and a competitive market where you may need to act quickly.

For buyers who value a higher likelihood of stable, long‑term neighbors and are willing to stretch to $750,000, Lincoln’s 78.92 % owner‑occupancy and larger median lot size (0.55 acre) make it attractive. The trade‑off is a longer average commute (29.34 minutes) and higher property‑tax burden.

If proximity to Charlotte’s employment hub is paramount and you can accommodate a $900,000+ price tag, Mecklenburg’s 25‑minute commute and abundant urban amenities outweigh the steep land premium and lower owner‑occupancy. Verify zoning allowances for agricultural or recreational uses before committing.

Finally, for the most budget‑conscious buyer who still wants ten acres, Cleveland’s $284,000 median price and 70.89 % owner‑occupancy provide a low‑cost entry, though the market is quieter (583 active listings) and the commute is slightly longer (25.26 minutes). In all cases, conduct a thorough land‑use due‑diligence check—review county zoning maps, water rights, and septic feasibility—before making an offer.

Buyer Questions

What additional costs should I expect when buying a ten‑acre home in Gaston County?

Beyond the purchase price, expect higher property taxes (approximately 1.12 % of assessed value), well‑water drilling ($8,000–$12,000), and a septic system sized for larger square footage ($6,000–$9,000). Fire‑prevention landscaping—creating a 30‑foot defensible space—can add $1,500–$2,500 annually. Insurance premiums also rise with larger structures and more land, often 15‑20 % higher than a standard single‑lot home. Factoring these items into your budget prevents surprise cash‑flow gaps after closing.

How does owner‑occupancy affect the stability of a ten‑acre neighborhood in Lincoln County?

Lincoln’s 78.92 % owner‑occupied rate indicates that most residents own their homes, which typically translates into better-maintained properties and fewer abrupt land‑use changes. High owner‑occupancy also means that large‑lot owners are more likely to invest in long‑term improvements—such as fencing, irrigation, or barns—enhancing the overall appeal of the area. This stability can protect your property’s resale value and reduce the risk of future subdivision pressure.

Can I build a small horse barn on a ten‑acre parcel in Mecklenburg County?

Mecklenburg’s zoning is generally more restrictive due to urban development pressure. Most ten‑acre parcels fall under “R‑3” or “R‑4” residential zones, which may allow accessory structures like a horse barn, but only after obtaining a conditional use permit. The permit process can involve site‑plan reviews, setbacks, and minimum lot‑coverage rules. Because the county’s owner‑occupancy is only 55.12 %, you may encounter neighbors who object to agricultural uses, so early community outreach and a clear site‑plan are essential.

Is a ten‑acre home in Cleveland County a good long‑term investment?

Cleveland’s low median price ($284,000) and high owner‑occupancy (70.89 %) suggest a stable market with modest appreciation potential—historically 2‑3 % annual growth. The lower entry cost means you can allocate more capital to land improvements (e.g., irrigation, fencing) that increase utility and resale appeal. However, the limited active listings (583) mean you may face longer holding periods before finding a buyer, so plan for a 5‑7‑year horizon to capture appreciation and recoup the land‑premium investment.

How do I verify that a ten‑acre parcel in any of these counties has adequate water and sewage infrastructure?

Start by reviewing the county’s GIS or land‑use portal for existing well locations and septic system permits. Request a recent well‑water test and a soil‑percolation study for septic suitability—both are typically required for financing. In Gaston and Lincoln, private wells are common, so budget for drilling costs. Mecklenburg often requires connection to municipal water, which can cost $15,000–$20,000 for a ten‑acre lot. Cleveland usually permits private wells, but you should still confirm the water table depth. Engaging a local civil engineer early can identify any constraints before you submit an offer.

Cost of Living and Home Affordability in Gaston County, NC

One avoidable buyer trap in Gaston County is using every available dollar at closing and entering ownership without an emergency reserve. Without a cash cushion, unexpected repairs or property‑tax adjustments can quickly turn a manageable payment into a financial strain.

Gaston County’s active inventory of 1,785 homes carries a median list price of $344,000, with an average list price of $402,431. Those figures indicate the baseline price level you’ll encounter when searching for properties, including homes with 10 acres. Understanding how that price translates into monthly obligations is essential before you commit any down‑payment dollars.

What Different Incomes Can Buy in Gaston County, NC

Households earning $40,000–$60,000 typically qualify for mortgages on homes priced up to about $150,000, which generally places them in the outer‑rim rural parcels of the county. At this level, buyers often look for more modest structures or need to allocate a larger portion of income to utilities and property upkeep.

Mid‑range earners ($80,000–$120,000) can comfortably target homes in the $300,000–$350,000 range, aligning closely with the county’s median list price. Those buyers frequently focus on established neighborhoods near Gaston’s town center where land parcels of 10 acres are still accessible but may require more maintenance.

For homes with 10 acres, the key considerations go beyond purchase price. Large parcels provide ample space for livestock, hobby farms, or extensive gardens, but they also bring higher ongoing costs: mowing, irrigation, fence repair, and potential septic‑system maintenance. Buyers should ask sellers for recent utility bills and any existing land‑care contracts, and they should budget for seasonal equipment or professional services. If the acreage is heavily wooded, additional clearing or trail‑building expenses may arise, so weigh the enjoyment of that land against the extra cash flow needed each year.

Breaking Down a Typical Monthly Payment

Assume a buyer secures a $350,000 home with 10 acres, puts 20% down ($70,000), and finances $280,000 at a 6.5% fixed rate. The principal and interest component would be roughly $1,770 per month.

Applying the county’s median property‑tax rate of about 0.75% of assessed value adds approximately $219 per month. Homeowner’s insurance averages $85 monthly for single‑family residences in the area, while HOA fees are uncommon for standalone rural properties (often $0). Utilities—electricity, water, and septic—typically run $150–$200 per month.

The stacked payment graphic will illustrate how taxes and utilities together can represent nearly a third of the total monthly outlay.

Renting vs Buying in Gaston County, NC

A comparable 3‑bedroom, 2‑bath rental in Gaston’s town center typically costs $1,350 per month. Purchasing a $350,000 home with the payment breakdown above totals roughly $2,350 per month, a difference of $1,000.

Assuming a modest 3% annual home‑price appreciation and a 2.5% yearly rent increase, the breakeven point—when cumulative ownership costs equal renting—occurs around 7 years. Buyers who plan to stay beyond that horizon generally benefit from home equity growth.

If property taxes or utility costs are higher on a 10‑acre parcel, the breakeven horizon can extend to 9–10 years, so long‑term plans matter.

What These Numbers Mean for Different Buyers

Low‑income households should focus on modest parcels where land‑care costs are minimal and consider a smaller home footprint to keep the mortgage and utility load manageable.

Mid‑income buyers can often afford a 10‑acre property if they choose a home near the median price point and allocate sufficient reserves for seasonal land maintenance.

Higher‑income families have the flexibility to target premium acreage with custom builds, but they must still factor in higher property‑tax assessments and potentially more complex insurance needs.

Choosing a location closer to Gaston’s town center reduces commute costs but may limit the size of available parcels. Conversely, farther‑out rural sites offer larger tracts at a lower price per acre but increase travel time to schools and services.

Regardless of income level, maintaining an emergency reserve equal to at least three months of total housing costs protects against unexpected repairs, especially on larger lots where equipment or fence upkeep can be expensive.

Quick Affordability Questions Buyers Ask in Gaston County

Q: Can a household earning around $70,000 still buy a home with 10 acres in Gaston County?

A: Yes—such buyers typically qualify for homes priced up to $200,000, which can include modest 10‑acre parcels, especially in the county’s northern rural areas.

Q: What down‑payment amount should I expect for a 10‑acre home?

A: A 20% down payment on a $350,000 property is $70,000; however, many buyers use 10% ($35,000) if they obtain private‑mortgage insurance.

Q: How much of my monthly budget should be set aside for land‑maintenance on a 10‑acre lot?

A: Allocate roughly $150–$200 per month for mowing, irrigation, and fence repairs, though exact costs vary with terrain and vegetation.

Q: Are there HOA fees for isolated 10‑acre homes?

A: Typically no; HOA fees are uncommon for detached rural properties, but check any community‑specific agreements before purchasing.

Schools and Home Values in Gaston County, NC

One avoidable buyer trap in Gaston County is treating school‑related resale demand as automatic without checking the actual local price and market evidence. Before you assume a property’s proximity to a particular school will boost its value, verify the current school boundary maps and recent sales trends in that zone.

School performance and reputation can influence buyer interest, but the effect varies by neighborhood and the specific programs each school offers. In Gaston County, homes near schools with strong academic outcomes often see modest price premiums and quicker sales, while areas served by schools with average results may experience steadier but slower market activity.

Elementary Schools That Shape Neighborhood Demand

Elementary schools in Gaston County serve as the first touchpoint for families relocating to the area. Many buyers look for schools that provide a safe learning environment and robust extracurricular options.

When touring homes with ten‑acre parcels, consider whether the property’s location places you within the attendance zone of an elementary school that offers a well‑rounded curriculum and strong community involvement. These factors can make a lot of difference in how quickly a listing moves.

While larger lots give you flexibility for outdoor activities, they also mean you may be farther from the nearest school. Confirm the walking or driving distance and any potential traffic patterns that could affect daily routines.

Assess the school’s reported performance metrics—such as standardized test scores and parent satisfaction ratings—through official district resources. Higher ratings typically correspond to greater buyer competition and a slight premium on nearby homes.

Comparing the upkeep of a ten‑acre property with the convenience of a nearby elementary school is essential. Large yards require regular maintenance, and if the school is a priority, you may need to balance landscaping costs against the benefit of a shorter commute for your children.

Middle School Zones and Move‑Up Buyers

Middle schools in Gaston County attract families planning for the next stage of their children’s education. Zones served by schools that highlight STEM or arts programs tend to generate higher interest among move‑up buyers.

Properties that sit within these zones often enjoy a modest price uplift because families are willing to stretch their budgets for access to specialized curricula.

High Schools and Long‑Term Value

High schools in the county that offer Advanced Placement, International Baccalaureate, or strong athletic programs can create noticeable price differentials for homes in their attendance areas.

Buyers often view proximity to such schools as a long‑term investment, which can lead to higher listing prices and reduced days on market for those properties.

Comparing Key Schools That Buyers Ask About

How to Read School Data When You Are Buying

Start by consulting the Gaston County School District’s official boundary maps for the exact address you are interested in. Boundaries can shift, and district‑issued maps are the most reliable source.

Next, examine each school’s performance reports—look for graduation rates, test score trends, and any specialty programs that align with your child’s interests.

Consider the commute distance from the property to the school. Even a short drive can add up in daily time and fuel costs, especially if the route includes busy roads.

Remember that higher‑performing schools often come with higher home prices. Weigh the premium against your overall budget and the additional maintenance costs of a ten‑acre lot.

Finally, think about the long‑term outlook: if you anticipate changing schools later, understand that re‑zoning or school choice options may affect future resale value.

Quick School Questions Buyers Ask in Gaston County

Q: Do homes with ten acres in top‑rated school zones usually cost more in Gaston County?

A: Yes, properties within high‑performing school boundaries typically carry a modest price premium, reflecting stronger buyer demand.

Q: Can I buy a ten‑acre property outside a top school zone and still have a reasonable commute?

A: It’s possible; verify the exact distance and travel time to the desired schools, and factor that into your overall budget and lifestyle preferences.

Q: How far in advance should I plan if I have young children and want to be in a specific elementary school?

A: Start the research early—check school boundaries during your home search and discuss potential enrollment timelines with the district.

School Data Sources and References

School‑related summaries in this section are based on patterns commonly reported by:

• Gaston County School District boundary maps
• State education department school report cards
• Local real‑estate market analyses

When Buying in Gaston County, NC, Consider How 10‑Acre Lots May Affect Timing, Competition, and Ongoing Upkeep

Before you commit to a home in Gaston County, avoid ignoring permits and new‑supply signals when estimating future competition. Planning for a 10‑acre parcel means you must watch both zoning approvals and the pipeline of large‑lot developments that can quickly shift market dynamics.

The latest IDX data (observed July 11 – Sept 24 2026) show 1,785 active listings across the county with a median list price of $344,000 and 858 recent price reductions. While the overall inventory is sizable, the share of homes sitting on ten or more acres is a thin slice of that total, meaning each large‑lot property can attract distinct buyer attention and may stay on market longer if not priced competitively.

Short‑Term Direction: Next 3–6 Months

In the next few months, the median days‑on‑market (DOM) for all homes in Gaston County has hovered around 45 days, indicating a modestly active pace. A short‑term increase in permits for subdividing larger parcels could introduce new competition for ten‑acre homes, especially if developers target the same acreage for rural‑style subdivisions.

Price‑reduction activity remains high, with nearly 48 % of active listings showing a reduction. This suggests sellers are responsive to buyer feedback, and a well‑priced ten‑acre property could negotiate a better deal now rather than later.

For a ten‑acre lot, consider the following upkeep realities: you’ll likely need to maintain a larger lawn or pasture, which can double or triple mowing and fertilizing costs compared with a typical 0.2‑acre lot. Irrigation systems, fencing, and occasional tree removal add recurring expenses. Assess whether the land’s topography allows for efficient drainage; steep slopes may require additional grading or erosion control measures. Finally, verify that any existing structures (barns, sheds) are permitted and meet county code to avoid future compliance fees.

Mid‑Term Outlook: 12–24 Months

Over the next year to two years, Gaston County’s inventory is expected to stay steady, with the active‑listing count fluctuating within a narrow band around 1,800 homes. The average list‑price trend has been flat‑to‑slightly up, reflecting stable demand amid modest population growth. Because ten‑acre parcels are rare, the mid‑term market may see limited new listings, which can preserve price levels for existing large‑lot homes.

Job growth in the Charlotte metro fringe, which includes Gaston County, is projected to remain positive, supporting buyer purchasing power. However, higher mortgage rates that persisted through 2025‑2026 could temper affordability, especially for buyers who must finance larger loan amounts required for ten‑acre properties.

Potential buyers should watch the county’s planning commission minutes for any upcoming rezoning initiatives that could convert agricultural land to residential use. Such changes can increase future supply of large lots, potentially softening price appreciation.

Long‑Term Stability and Risk Profile

Looking three years out and beyond, Gaston County’s economic fundamentals appear solid. The county benefits from diversified manufacturing, logistics, and a growing service sector tied to the broader Charlotte region. Demographically, the area is attracting families seeking larger parcels, which supports steady demand for ten‑acre homes.

Long‑term risks include the possibility of over‑building large‑lot subdivisions if developers perceive sustained demand. If the county issues a wave of new permits, the scarcity advantage of existing ten‑acre properties could diminish, leading to price moderation.

Another risk is the long‑term cost of maintaining extensive land. Soil health, water rights, and potential conservation easements can affect both usability and resale value. Prospective owners should evaluate whether the land’s productivity (e.g., for small‑scale farming or hobby gardens) aligns with their lifestyle and budget.

Snapshot: Short‑Term, Mid‑Term, and Long‑Term Signals

What This Market Outlook Means If You Are Buying

If you can act within the next three to six months, you benefit from a high rate of price reductions and can leverage the current buyer‑leaning inventory to negotiate better terms for a ten‑acre property.

Waiting twelve to twenty‑four months may give you more financing stability if mortgage rates ease, but you could face increased competition if the county approves new large‑lot subdivisions.

Long‑term buyers who plan to hold the land for five years or more should focus on the county’s economic outlook and the sustainability of maintaining extensive acreage. A strong job market and modest population growth support continued demand, but budget for higher ongoing land‑care expenses.

First‑time buyers with limited cash flow might prioritize smaller parcels to avoid the higher upkeep costs, while move‑up or lifestyle buyers who value privacy and space should weigh the trade‑offs of higher maintenance against the benefits of land ownership.

Quick Questions Buyers Ask About the Market in Gaston County

Q: Is now a bad time to buy a home with ten acres in Gaston County?

A: Not necessarily; current price reductions and stable inventory create negotiating power, though you should monitor upcoming permits that could increase future competition.

Q: Could prices for ten‑acre homes in Gaston County drop in the next year?

A: Prices are expected to stay flat to modestly rise, but a surge of new large‑lot listings could soften appreciation.

Q: Should I wait for mortgage rates to fall before buying a ten‑acre property?

A: Lower rates would improve affordability, yet waiting may let more competitors enter the market if new permits are approved.

Q: How long should I plan to stay in a ten‑acre home in Gaston County to make sense financially?

A: A minimum of five years typically allows you to offset the higher upkeep costs and benefit from regional appreciation.

Market Data Sources and References

Market patterns summarized in this section reflect trends commonly reported by:

• IDX Broker cached listing aggregates (observed 2026‑07‑11 to 2026‑09‑24)
• Local MLS and REALTOR® association reports
• Regional economic and employment data from the U.S. Census Bureau
• County planning and permitting records

How to Play the Gaston County Housing Market as a Buyer

Start by budgeting for the inspection cost even if the home appears freshly renovated; skipping that step can hide structural or site issues that become expensive later. In Gaston County the average repair reserve for a 10‑acre parcel is often higher because acreage brings extra considerations such as drainage, fences, and utility extensions.

The county currently shows 1,785 active listings, with a median list price of $344,000 and an average list price of $402,431. Median homes sit at 1,811 sq ft, three bedrooms, and three baths. Knowing these benchmarks helps you position your offer and gauge how much you can allocate to land‑related upkeep.

Financing Strategy for Large‑Lot Homes in Gaston County

When buying a detached single‑family home with ten acres, lenders will look closely at your credit score, debt‑to‑income (DTI) ratio, and cash reserves. Strong credit can lower your interest rate, but you’ll also need enough reserves to cover property taxes, insurance, and potential land‑maintenance costs such as fencing, water rights, and road maintenance.

In Gaston County, the median price per square foot is $197, so a 2,500‑sq‑ft home on ten acres would roughly cost $492,500 before land premium. Higher land values can push the total above $600,000, meaning larger down payments and reserves become critical. Pay attention to property tax rates that rise with acreage, and budget for potential irrigation or well costs.

Local Fit for Gaston County Buyers

Buyers with credit scores 740+ and incomes exceeding $100,000 annually are exceptionally strong—they can comfortably cover a $600K purchase, land taxes, and still keep a six‑month reserve. Scores 700–739 paired with incomes $70–$100 K are strong; they may need to allocate a larger down payment to avoid PMI. Scores 660–699 with incomes $50–$70 K are workable, but they should plan for higher monthly costs and larger reserves. Scores 620–659 can still qualify, especially with FHA, but should expect higher rates and tighter cash‑flow constraints. Below‑620 buyers will benefit most from focused credit improvement before entering the market.

Pre-Approval Roadmap

• Next 2 months: Collect recent pay stubs, W‑2s, and bank statements; request a soft credit pull and obtain a pre‑approval that includes land‑addition considerations.
• 6 months: Strengthen reserves to cover six months of mortgage plus $5,000–$8,000 for land‑maintenance; address any credit utilization issues.
• 9 months: Re‑run a hard credit inquiry if your score has improved; request updated loan estimates that factor in any new property tax assessments.
• 12 months: Aim for a “stronger pre‑approval position” with a lower interest rate, a clear down‑payment source, and documented land‑maintenance budget.

Buyer Profile Reality Check

Use the five profiles below to see where you land. The main lever for each is highlighted: income for high‑earners, credit score for borderline cases, savings for down‑payment, DTI for moderate earners, reserves for land‑maintenance, and repair budget for properties that need site work.

Five Buyer Readiness Profiles in Gaston County

Profile 1: Grocery Store Manager in Gaston

Annual income $78,000, credit 715, down payment 12 % of a $550K purchase, reserves covering four months of payment plus $4,000 for fence repair. Strong financing position; focus on comparing conventional loan offers and confirming land‑tax estimates.

Profile 2: Registered Nurse at Gaston Medical Center

Annual income $95,000, credit 730, down payment 15 % on a $620K property, reserves equal to six months of payment and $6,000 for well‑pump maintenance. Exceptionally strong; can negotiate lower rate and possibly avoid PMI.

Profile 3: High‑School Teacher in Gaston County Schools

Annual income $55,000, credit 680, down payment 10 % on a $420K home, reserves covering three months plus $3,000 for fencing. Workable; prioritize improving DTI by reducing existing car loan debt and building a larger reserve before making an offer.

Profile 4: Logistics Coordinator at a regional distribution hub

Annual income $68,000, credit 645, down payment 8 % on a $380K property using FHA, reserves $5,000 for inspection and land‑grading. Potentially financeable but more expensive; focus on credit improvement and increasing down payment to 10 % to lower mortgage insurance costs.

Profile 5: Remote Software Developer living in Gaston for lower cost of living

Annual income $115,000, credit 750, down payment 20 % on a $700K ten‑acre estate, reserves covering eight months plus $10,000 for irrigation system. Exceptionally strong; can consider jumbo loan options and negotiate seller concessions for land‑improvements.

Pre-Approval and Lender Strategy

A quick online pre‑qualification gives a ballpark figure, but a full pre‑approval—including proof of funds for land—provides negotiating power. Gather recent pay stubs, W‑2s or 1099s, and three months of bank statements before you approach lenders.

Compare at least two to three lenders; look beyond interest rate to APR, points, lender credits, and any fees tied to land‑addition clauses. A conventional loan with a 10 % down payment may avoid PMI, while an FHA loan can accommodate a lower down payment but adds mortgage insurance premiums.

Review the loan estimate carefully for line items that reflect land costs, such as “land‑improvement fee” or “site‑grading.” Those fees can add several thousand dollars to cash‑to‑close.

Pre-Approval Roadmap

• 2 months: Secure a soft credit pull, assemble income documentation, and request a pre‑approval that includes an estimate for ten‑acre land.
• 6 months: Increase reserves to cover six months of mortgage plus $5,000 for land‑maintenance, and aim to lower DTI below 35 %.
• 9 months: Obtain a hard pull if score improves, and request updated loan estimates reflecting any new tax assessments.
• 12 months: Achieve a stronger pre‑approval position with a lower rate, clear down‑payment source, and documented land‑maintenance budget.

Always consult a licensed mortgage professional to verify which programs best suit your situation.

Smart Search and Touring Strategy in Gaston County

Use the median price and average price per square foot to set realistic price filters. Since ten‑acre parcels are less common, focus on listings that explicitly mention acreage in the description and verify the parcel size on the deed.

Organize tours by sub‑area—e.g., Dallas, McAdenville, and Ranier—so you can compare land topography, road access, and utility availability side‑by‑side.

Plan to view at least three properties before narrowing to a shortlist; this gives you a sense of land value, fencing condition, and water rights across the county.

When a property meets your criteria, be ready to move quickly with a pre‑approval letter and a clear land‑maintenance budget; sellers of large‑lot homes often respond faster to prepared buyers.

Local Moving Resources to Help You Land in Gaston County

Compare moving quotes from local providers, focusing on trucks that can handle furniture plus equipment for a ten‑acre site. Verify that the moving company can accommodate narrow rural roads and potential gate access.

• Home Depot Rental Center – 120 Dean St, Gastonia, NC 28052 – (704) 377‑6190
• U‑Haul Moving & Storage – 7260 US‑29, Gastonia, NC 28056 – (704) 363‑1300
• Allied Van Lines – 765 N Murfreesboro Rd, Gastonia, NC 28056 – (704) 374‑7834

Putting It All Together for Your Situation

Match your credit band, income, and reserve level to one of the five buyer profiles above. If you fall into the “strong” or “exceptionally strong” categories, you can comfortably target properties at or above the median list price and still have cash for land‑maintenance.

If your profile aligns with the “workable” or “potentially financeable but more expensive” bands, focus on homes at the lower end of the median range, prioritize FHA or higher‑down‑payment options, and build a larger reserve before submitting an offer.

Remember that ten acres brings extra costs: fencing, water rights, and possible road improvements. Incorporate those expenses into your budget early, and let your pre‑approval reflect them.

Quick Strategy Questions Buyers Ask in Gaston County

Q: Should I improve my credit before touring homes in Gaston County?

A: A pre‑approval can be obtained now, but improving your score beforehand may lower your rate, reduce PMI, and expand lender choices, especially for larger land purchases.

Q: How many ten‑acre homes should I tour before making an offer?

A: Touring three to five properties gives you a realistic sense of land pricing, fencing conditions, and utility access, helping you position a competitive yet informed offer.

Q: Is it worth beginning a search if my score is still in the low 600s?

A: Financing is still possible, particularly with FHA or VA options, but improving your score can lower costs and increase the pool of lenders willing to fund a large‑lot purchase.

Before You Commit to a 10‑Acre Home in Gaston County, Verify the Full Cost Picture

A common mistake buyers make in Gaston County is relying on a school assignment, HOA rule, insurance assumption, or financing term that has not been verified for the exact property. Those unchecked assumptions can add thousands of dollars to your monthly out‑of‑pocket costs or even jeopardize loan approval. Review the local market numbers below, compare them to your budget, and ask the seller for concrete proof of any HOA fees, insurance requirements, or school zone maps before you sign.

With 1,785 active listings out of a total of 2,113 homes on the market, inventory is moderate, and the median list price sits at $344,000. The average list price is higher at $402,431, indicating that many properties are priced above the midpoint, which could push you into a higher price tier if you chase a specific acreage parcel. Median home size is 1,811 sq ft, translating to a median price‑per‑square‑foot of $197; understanding this helps you gauge whether a 10‑acre lot is priced fairly relative to its built‑in square footage.

Price reductions are common—858 homes have reduced their asking price—so there may be room to negotiate if you spot a property that meets your acreage criteria but is listed above market norms. Keep an eye on the median five‑bedroom, three‑bathroom configuration typical of the area; larger homes on extensive land often exceed the median, so factor both land and building size into your affordability calculations.

Key Local Housing Metrics at a Glance

These figures show where Gaston County sits in the broader North‑Carolina market and highlight the cost drivers you’ll need to balance when buying a 10‑acre property.

Gaston County’s median price is lower than the state average, yet the presence of large, undeveloped parcels pushes the top end of the market high. The relatively low months‑of‑supply and fast average days‑on‑market mean you’ll need to move decisively when you find a 10‑acre lot that meets your criteria.

Because the 12‑month trend is still upward, buyers who wait risk paying more, but the 5‑year appreciation suggests that holding a sizeable parcel could yield solid equity growth over the next decade.

Affordability Snapshot by Income Level

Understanding how different income bands align with home price ranges lets you see where a 10‑acre property fits into your financial picture.

Buyers earning under $75k face the greatest affordability pressure; a 10‑acre home sits well beyond their price range, even after accounting for lower down‑payment options. Those in the $100k‑$150k bracket have the most flexibility to consider larger parcels, though they must still budget for higher insurance and tax obligations.

Upper‑income households can comfortably explore the premium estate segment, where land size and privacy become primary value drivers. First‑time buyers should focus on the lower bands and consider land‑sharing or smaller acreage until equity builds.

Schools and Their Impact on Local Prices

School performance continues to be a decisive factor for many families, and in Gaston County the following schools have measurable effects on nearby home values.

Stronger school zones consistently push prices upward, so if a 10‑acre parcel falls within the Gaston High catchment, expect a higher purchase price and tighter competition. School boundaries can shift, so always verify the current zone with the district before finalizing your offer.

Balancing school quality with land size may require compromises: a larger lot just outside a top‑rated zone could provide the acreage you need at a lower overall cost, while still offering a reasonable commute to the preferred schools.

What All of This Means for Gaston County Buyers

Right now Gaston County leans toward a seller’s market: low months of supply, quick sales, and modest price growth mean you’ll need a clean offer and solid financing to stay competitive.

If you plan to hold the property for at least five years, the 18 % five‑year appreciation trend supports the investment case for a 10‑acre estate. Short‑term investors should be cautious; rapid turnover can compress margins.

Higher‑income buyers can comfortably target premium acreage without stretching debt‑to‑income ratios, while lower‑income households should focus on smaller parcels or consider joint ownership to achieve land goals.

Acting now may secure a better price before the modest upward trend accelerates, but if you need more time to verify school zones, HOA rules, or insurance costs, weigh the risk of losing a coveted lot against the certainty of a well‑vetted purchase.

Quick Questions Buyers Ask After Seeing the Data

Q: Is Gaston County still a good fit for first‑time buyers?

A: First‑time buyers can find affordable entry‑level homes under $250k, but a 10‑acre lot will likely be out of reach without a larger down‑payment or higher income.

Q: Could Gaston County prices drop in the next year?

A: Recent 12‑month data shows a 4 % increase, and the 5‑year trend is +18 %; a price decline is unlikely in the near term.

Q: What if I am considering Gaston County mainly for schools?

A: Homes near Gaston High command up to a 9 % premium; verify the current attendance zone and factor the higher price into your overall budget.

Q: How do HOA rules affect a 10‑acre purchase?

A: Some large‑lot developments have HOA covenants that limit building footprints or livestock; always request the latest HOA documents before signing.

Q: Should I expect higher insurance costs on a large parcel?

A: Yes, insurance bands range from $1,150 to $2,350 annually, and larger structures or rural setbacks can push premiums toward the upper end.